River Valley Apartments rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 400 River Valley Road River Valley Apartments Singapore 248296
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Apartment, Non-Landed Properties 30 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about River Valley Apartments
River Valley Apartments is a freehold apartment in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 29 rentals and 1 sales.
- Typical rent is $3,800 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,970,000, with median sale PSF at $1,695 psf and total recorded sale value of $2.0M.
- Rent is down 1.3% over the last 3 months. Sale PSF is flat over the last 3 months.
River Valley Apartments Market Position
How this project compares with the wider D10 market before you read the detailed tables.
Rent vs D10 -39.7%
Rents below district median
River Valley Apartments's median rent is $3,800 compared with the D10 median of $6,300. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D10 -32.5%
Sale PSF below district median
River Valley Apartments's median sale PSF is $1,695 psf versus the D10 median of $2,511 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.31%
Rent support below district screen
Gross yield is roughly 2.31% versus a D10 screen of 2.82%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 45.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -12.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare River Valley Apartments against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
River Valley Apartments Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,800
Is the asking rent fair?
$3,600 to $4,000 is the first fair-rent band to check. Above $4,000 should have a visible reason.
Median sale PSF $1,695 psf
Is the purchase price fair?
$1,910,000 to $2,030,000 and $1,640 to $1,750 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,800
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 45.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -12.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run River Valley Apartments numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,800/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $1,695 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
River Valley Apartments Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 1 resale transaction
Total sold value $2.0M
River Valley Apartments Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 29 Aug 2021 to Jan 2026
Sale transactions 1 Jan 2024 to Jan 2024
Rent trend -1.3% Last 3 months
Sale PSF trend 0.0% Last 3 months
River Valley Apartments Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
GREAT WORLD MRT STATION (TE15) 0.55 km away
ORCHARD MRT STATION (TE14) 0.9 km away
HAVELOCK MRT STATION (TE16) 0.92 km away
Schools nearby
ALEXANDRA PRIMARY SCHOOL 0.67 km away
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.74 km away
RIVER VALLEY PRIMARY SCHOOL 0.77 km away
ZHANGDE PRIMARY SCHOOL 1.28 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 1.19 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.39 km away
ALEXANDRA PARK CONNECTOR Park / green link · 0.6 km away
MARKET & HAWKER CENTRE (BLK 115 BUKIT MERAH VIEW) Food centre · 1.35 km away
River Valley Apartments Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,800 23 rentals in view
Latest median sale PSF $1,695 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jan 2026 1 $3,800 0 - -
Oct 2025 1 $4,150 0 - -
Aug 2025 1 $3,900 0 - -
Jul 2025 1 $3,800 0 - -
Jun 2025 2 $3,950 0 - -
Feb 2025 1 $4,400 0 - -
Oct 2024 2 $4,300 0 - -
Jun 2024 1 $4,200 0 - -
Jan 2024 0 - 1 $1,695 psf $1,970,000
Dec 2023 1 $4,000 0 - -
Nov 2023 1 $2,600 0 - -
Oct 2023 2 $4,300 0 - -
Projects Similar to River Valley Apartments
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1994 Tanglin Regency 1.4 km away 294 transactions
- Median rent
- $4,200
- Median sale PSF
- $1,638 psf
- Median rent
- $3,700
- Median sale PSF
- $1,787 psf
- Median rent
- $3,600
- Median sale PSF
- $1,766 psf
- Median rent
- $4,000
- Median sale PSF
- $1,586 psf
- Median rent
- $4,100
- Median sale PSF
- $1,867 psf
- Median rent
- $4,000
- Median sale PSF
- $1,793 psf
River Valley Apartments Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $3,800 $3,526 29
River Valley Apartments Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,500 $3,500 1
900 to 1,000 sqft $2,800 $3,136 7
1,000 to 1,100 sqft $4,300 $3,889 9
1,100 to 1,200 sqft $3,800 $3,280 5
1,200 to 1,300 sqft $3,900 $3,629 7
River Valley Apartments Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,970,000 $1,695 psf 1
River Valley Apartments Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
River Valley Apartments shows a typical monthly rent of $3,800 across 29 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,800
Rentals 29
Rent signal Moderate
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at River Valley Apartments point to a typical sale price of $1,970,000 and $1,695 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,970,000
Median PSF $1,695 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. River Valley Apartments has 1 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $2.0M
Latest record Jan 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D10 to compare River Valley Apartments against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
River Valley Apartments FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at River Valley Apartments?
River Valley Apartments has a median monthly rent of $3,800 across 29 rentals.
What is the typical sale price at River Valley Apartments?
The median sale price for River Valley Apartments is $1,970,000, based on 1 sales on this page.
What is the median sale PSF at River Valley Apartments?
The median sale price per square foot for River Valley Apartments is $1,695 psf. The average sale PSF is $1,695 psf.
Is River Valley Apartments freehold or leasehold?
River Valley Apartments is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is River Valley Apartments located?
River Valley Apartments is located at 400 River Valley Road River Valley Apartments Singapore 248296 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the River Valley Apartments transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.