Rent vs D10 -15.4%
Rents below district median
Valley Park's latest 12-month median rent is $5,500 compared with the D10 median of $6,500 for the same period. Use this district check before narrowing by bedroom and area band.
Valley Park rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 477 River Valley Road Valley Park Singapore 248362
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Quick summary about Valley Park
Valley Park is a 999-year leasehold condominium in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 1,335 rentals and 85 sales. Valley Park is near GREAT WORLD MRT STATION (TE15), about 0.49 km away.
For rent checks, start with the latest 12-month median of $5,500 per month and compare it with the full-history size-band range of $3,800 to $14,800. For sale checks, start with the latest 12-month median sale price of $2,740,000 and median sale PSF of $2,253 psf, then compare full-history floor-band evidence from $2,550,000 to $3,450,000 and PSF from $2,096 psf to $2,179 psf.
- Latest 12M median rent is $5,500 per month from 243 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,740,000, with median sale PSF at $2,253 psf from 21 sales.
- Rent is up 3.7% over the last 3 months. Sale PSF is up 7.5% over the last 3 months.
Valley Park Market Brief
Compare the project with D10 across rent, sale PSF, tenure and transaction activity.
Compared with D10
Sale PSF vs D10 -17.7%
Sale PSF below district median
Valley Park's latest 12-month median sale PSF is $2,253 psf versus the D10 median of $2,739 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.41%
Rent support near district screen
Gross yield is roughly 2.41% versus a D10 screen of 2.71%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 19.3% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -30.8%
Activity is lighter
101 recent transactions versus 146 in the prior 6-month view.
Tenure lens 999-year leasehold
Leasehold comparison needed
999-year leasehold from 1877 matters most on sale price. Compare Valley Park against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,500
Is the asking rent fair?
$5,250 to $5,800 is the first fair-rent band to check. Above $5,800 should have a visible reason.
Latest 12M median sale PSF $2,253 psf
Is the purchase price fair?
$2,660,000 to $2,820,000 and $2,190 to $2,320 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $5,300
Are similar units renting for more?
2 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 19.3% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -30.8%
Is activity rising?
Activity is lighter. 101 recent transactions versus 146 in the prior 6-month view.
Valley Park Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1877
Property type Condominium, Non-Landed Properties
Sales 85 resale transactions
Total sold value $247.2M
Valley Park Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,335 Jun 2021 to Jun 2026
Sale transactions 85 Jun 2021 to Jul 2026
Rent trend 3.7% Last 3 months
Sale PSF trend 7.5% Last 3 months
Valley Park 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) 0.49 km away
HAVELOCK MRT STATION (TE16) 0.75 km away
TIONG BAHRU MRT STATION 0.88 km away
Schools nearby
ALEXANDRA PRIMARY SCHOOL 0.61 km away
RIVER VALLEY PRIMARY SCHOOL 0.72 km away
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.91 km away
ZHANGDE PRIMARY SCHOOL 1.13 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 1.37 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.45 km away
ALEXANDRA PARK CONNECTOR Park / green link · 0.55 km away
MARKET & HAWKER CENTRE (BLK 115 BUKIT MERAH VIEW) Food centre · 1.24 km away
Valley Park Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,600 351 rentals in view
Latest median sale PSF $2,384 psf 29 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $2,384 psf $2,900,000
Jun 2026 21 $5,600 0 - -
May 2026 12 $5,650 3 $2,440 psf $4,150,000
Apr 2026 29 $5,200 4 $2,164 psf $2,925,000
Mar 2026 16 $5,200 1 $2,055 psf $2,500,000
Feb 2026 12 $5,700 2 $2,219 psf $2,429,444
Jan 2026 19 $5,400 0 - -
Dec 2025 25 $4,750 3 $2,253 psf $2,740,000
Nov 2025 23 $5,500 5 $2,255 psf $2,600,000
Oct 2025 23 $5,450 0 - -
Sept 2025 18 $5,450 2 $2,190 psf $3,194,000
Aug 2025 26 $5,400 2 $2,180 psf $3,344,000
Projects Similar to Valley Park
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold The Tessarina 6.1 km away 508 transactions
- Median rent
- $5,200
- Median sale PSF
- $2,153 psf
- Median rent
- $5,500
- Median sale PSF
- $2,106 psf
- Median rent
- $5,200
- Median sale PSF
- $2,354 psf
- Median rent
- $4,200
- Median sale PSF
- $2,019 psf
- Median rent
- $5,500
- Median sale PSF
- $1,897 psf
- Median rent
- $5,500
- Median sale PSF
- $2,069 psf
Valley Park Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,800 $3,679 323
2 bed $5,300 $5,233 707
3 bed $7,200 $7,141 296
4 bed $14,800 $13,828 9
Valley Park Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,700 $3,584 191
800 to 900 sqft $3,800 $3,793 127
900 to 1,000 sqft $4,400 $4,417 3
1,000 to 1,100 sqft $4,400 $4,400 2
1,100 to 1,200 sqft $5,000 $4,845 115
1,200 to 1,300 sqft $5,300 $5,178 432
1,300 to 1,400 sqft $5,800 $5,655 155
1,400 to 1,500 sqft $6,000 $5,800 5
Valley Park Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,600,000 $2,101 psf 26
06 to 10 $2,550,000 $2,096 psf 23
11 to 15 $2,680,000 $2,179 psf 17
16 to 20 $3,450,000 $2,138 psf 19
Valley Park 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
Valley Park shows a latest 12-month median monthly rent of $5,500 across 243 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,500
Rentals in period 243
Rent signal Strong
- 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
Latest 12M sales at Valley Park show a median price of $2,740,000 and $2,253 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,740,000
Latest 12M median PSF $2,253 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1877 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. Valley Park has 85 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $247.2M
Latest record Jul 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.
Run Valley Park numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,500/mo Test gross and net yield against typical rent. Buy vs rent $2.7M Compare ownership cost against renting. Mortgage $2.7M Estimate monthly payment from the sale price. Stamp duty $2,253 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D10 to compare Valley Park 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.
Valley Park FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Valley Park?
Valley Park has a latest 12-month median monthly rent of $5,500 across 243 rentals in that period.
What is the typical sale price at Valley Park?
The latest 12-month median sale price for Valley Park is $2,740,000, based on 21 sales in that period.
What is the median sale PSF at Valley Park?
The latest 12-month median sale price per square foot for Valley Park is $2,253 psf. The average for the same period is $2,246 psf.
Is Valley Park freehold or leasehold?
Valley Park is listed as 999-year leasehold from 1877. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Valley Park located?
Valley Park is located at 477 River Valley Road Valley Park Singapore 248362 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the Valley Park 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.