D9 River Valley 2-bedders near Great World MRT currently rent for $5,500–$6,500/month. At $3,500+ psf entry, gross yield is 2.6–3.1% and net yield falls to 1.8–2.3%. This is not a yield play.
MCST not yet constituted — constituted at TOP (~2029). DLP 12 months. Sinking fund seed TBC. Five governance questions every Amberwood buyer should ask before signing, and what the first 24 months post-TOP determine about the building's 10-year condition.
Price floor, floor plan, pricing test, yield, corridor spine, and exit — the full Buy Right numbers for Lentor Gardens Residences after launch, in one analysis.
Sim Lian paid $1,432 psf/ppr — 22% above the next bidder — for Plot 1 of 8 in the Holland Plain precinct. 212 units, 3BR–5BR only, freehold CCR, preview Sep 2026. Full 7-layer analysis: price floor, floor plan, psf test, yield, corridor, exit, MCST.
River Valley's four new launches are 90%+ sold. Fewer than 380 units remain across all four projects combined. The last land parcel just bid at S$1,730 psf ppr — 21.8% above River Modern's land cost. Here is the honest read on what that means if you are still deciding.
Bala's Table shows exactly how much value your leasehold property loses each year — and the loss accelerates. Here's the table, what the decay costs in psf terms, and the financing-cliff signal that marks a sensible window to plan your exit.
