Valley Point is the rare River Valley launch with no land tender behind it. Frasers already owned the site, so there is no record land bid to set a price floor, and that cuts both ways for buyers: more room for sensible pricing, and no public number to test the price against.
Short answer: Frasers Property and Mitsubishi Estate plan to turn Valley Point and Fraser Suites at 491 River Valley Road into about 407 homes and sky villas, a 184-unit Fraser Suites and shops, on a 999-year lease in District 10. Launch is planned for 2027 and completion for 2031. Prices are not out. My working range is $3,000 to $3,500 psf, set against nearby launches, not confirmed by the developer.
What is confirmed so far
The plan firmed up in three steps. On 25 June 2026, Frasers said that taking full ownership of Fraser Suites Singapore would let it redevelop the entire Valley Point site. On 30 September 2026, Frasers (51%) and Mitsubishi Estate (49%) announced the joint redevelopment, the same pairing that won the Kallang Close land tender in April 2026. Earlier market talk of around 622 homes turned out to be too high.
| Item | What is on record |
|---|---|
| Address | 491 and 491B River Valley Road, District 10 |
| Tenure | 999-year leasehold |
| Site and floor area | 144,656 sq ft site; up to 584,577 sq ft of floor area |
| What gets built | About 407 homes and sky villas, a 184-unit Fraser Suites, dining and retail |
| Design (URA planning records) | Four main blocks, tallest residential block 26 storeys, commercial podium, two basement car parks, pool and communal facilities |
| Timeline | Current buildings close 31 March 2027; launch 2027; completion 2031 |
| Sales gallery | Temporary showflat at 21A Leonie Hill Road for River Valley Tower Pte Ltd, due Q3 2026 (the showflat date, not the project's) |
Not yet released: the project name, preview date, prices and floor plans.
What the neighbours sold at
Without a land bid, the best guide to Valley Point's price is what buyers have recently paid nearby.
| Project | Tenure | Price evidence | Sales |
|---|---|---|---|
| The Robertson Opus (D9) | 999-year | Launched at $3,149 to $3,360 psf average (2025) | 56% sold |
| River Green | 99-year | $3,130 psf average (Aug 2025) | 88% on launch weekend |
| River Modern | 99-year | $3,266 psf average (Feb 2026) | 90%+ on launch day |
| Union Square Residences (D1) | 99-year | Selected units listed from $2,823 psf (2 Oct 2026) | 247 of 366 sold |
Sources: EdgeProp; developer price guides. The only other 999-year launch on this stretch, The Robertson Opus, sits at $3,149 to $3,360 psf. The 99-year launches next door cleared $3,130 to $3,266 psf. That is why I use $3,000 to $3,500 psf as a working range for Valley Point: below $3,200 psf, it would price under The Robertson Opus on the same tenure; above $3,400 psf, it is asking buyers to pay a clear premium for a newer product.
Valley Point or River Valley Green Parcel C?
They are the two big River Valley launches still to come, and they sit near the same MRT station, but they are different products.
| Valley Point | River Valley Green Parcel C | |
|---|---|---|
| Tenure | 999-year | 99-year |
| Homes | About 407, plus a 184-unit Fraser Suites and shops | About 470 |
| Land cost | No tender; Frasers already owned the site | $1,730 psf ppr (June 2026) |
| My working price range | $3,000 to $3,500 psf | $3,500 to $3,800 psf |
| Nearest MRT | Great World (about 500m), Havelock (about 600m) | Great World, next to the site |
| Development type | Mixed: homes, serviced residence, retail | Residential |
Both price ranges are my estimates before any price list. Parcel C's land cost points to the higher figure despite its shorter lease; Valley Point's case rests on tenure, and its mixed-use structure is the thing to check. The full Parcel C analysis is in River Valley Green Parcel C.
Why 999 years matters, and where it stops mattering
A 999-year lease takes lease decay out of any realistic plan. That matters most for two groups: buyers holding 20 years or more, and families thinking about passing a home on. It also keeps the pool of future buyers wide, because banks and CPF rules never start to bite on remaining lease.
What 999 years does not do is make any price fair. The tenure advantage is worth paying for only up to a point. If Valley Point launches well above The Robertson Opus, the extra is buying a newer building and better MRT access, not the tenure, which both projects share.
Location: two TEL stations and River Valley Primary
Great World (TE15) is about 500m away and Havelock (TE16) about 600m, both on the Thomson-East Coast Line, with Tiong Bahru on the East-West Line about 900m away. The TEL runs north through Orchard, Stevens and Caldecott to the Thomson corridor and south to Marina Bay, which supports rental demand from CBD professionals. River Valley Primary, Alexandra Primary and Zhangde Primary are within 1km, and Great World City and the Robertson Quay riverfront are walkable.
The part the brochure will not cover: one site, three owners' interests
This is a mixed development: homes, a serviced residence and shops on one site. In my managing agent work, this is where long-term costs get decided. Mixed developments often run a main management corporation for shared items, the structure, basements, lifts and driveways, plus a subsidiary one for each part. Homeowners then pay into two layers: their own subsidiary MCST and a share of the main one.
Three questions are worth asking before you commit:
- How are shared costs split between the homes, the serviced residence and the shops, and by what share value?
- Which facilities are exclusive to residents, and which are shared with serviced-apartment guests or the public?
- Who controls decisions on the shared structure, and can the commercial owner outvote residents on major works?
Those answers decide your monthly fees and sinking fund for decades, and they are set in the documents before the first owner moves in.
Provisional scorecard
James's professional assessment, not investment advice. Provisional until prices and floor plans are out.
| Category (weight) | Score | Why |
|---|---|---|
| Schools (15%) | 4 / 5 | River Valley Primary and two other primaries within 1km |
| Transport (35%) | 4.5 / 5 | Two TEL stations within 600m, East-West Line under 1km |
| Amenities (20%) | 4.5 / 5 | Great World City, Robertson Quay, Fort Canning, on-site retail |
| Returns (30%) | 3.5 / 5 | 999-year tenure supports value, but yields at this price are likely under 3.2% gross and the price is unknown |
| Total | 83 / 100 | Strong, pending price |
Who this suits, and who should skip it
- Suits: owner-occupiers and long-term holders who value 999-year tenure in a central location, families planning a transfer to the next generation, and buyers who want TEL access to the CBD.
- Probably not a fit: buyers who need rental yield, since gross yields at $3,000 to $3,500 psf are likely around 2.8% to 3.2%; buyers who cannot wait for a 2031 completion; and foreign buyers, for whom 60% ABSD on a $2.5 million unit adds $1.5 million in duty.
For context on the area, see River Valley's four new launches, the Union Square and CanningHill Piers comparison and the units still selling on Price Check.
Questions readers ask
When does Valley Point launch?Frasers and Mitsubishi Estate plan to launch in 2027, after Valley Point and the current Fraser Suites close on 31 March 2027, with completion in 2031. A temporary showflat at 21A Leonie Hill Road was due in Q3 2026. No preview date or price list has been announced.
How many homes will Valley Point have?About 407 homes and sky villas, plus a 184-unit Fraser Suites serviced residence, dining and retail, according to the 30 September 2026 announcement. URA planning records describe four main blocks, the tallest residential block at 26 storeys. Final numbers depend on approvals and launch documents.
Is Valley Point freehold?No. It is a 999-year lease, which works like freehold for any practical holding period because the lease will not run down in your or your children's lifetime. The Robertson Opus nearby is the only other recent 999-year launch on this stretch of the river.
What price should I expect?Prices are not out. My working range is $3,000 to $3,500 psf, based on The Robertson Opus ($3,149 to $3,360 psf average) and River Green and River Modern ($3,130 and $3,266 psf). Treat it as a benchmark to test the real price list against, not a forecast.
What should I check because it is a mixed development?Ask how shared costs are split between the homes, serviced residence and shops, which facilities are residents-only, and how decisions on shared areas are made. Mixed developments can have a main management corporation plus separate ones for each part, and that structure drives your fees for decades.
Your situation is different. Get it in writing.
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Frasers Property and Mitsubishi Estate joint release, 30 September 2026; Frasers Property news release, 25 June 2026; EdgeProp Singapore (Valley Point redevelopment, 30 September 2026; The Robertson Opus and River Green launch data); URA planning records; on-site project board, September 2026; developer price guide, Union Square Residences, 2 October 2026; LTA station locations.
This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd
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