Vivace
TONG WATT ROAD · D09
Median PSF · 12m
S$1,980
Median price · 12m
S$895K
Latest sale
S$895K
Dec 2025
1-year change
-8.2%
Sales · 12m
1
13 all time
Gross yield
4.39%
45 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +4.0%
- Annualised
- +1.6%
- Transactions
- 13
- 1 year
- -8.2%
- 3 years p.a.
- -3.2%
- 5 years p.a.
- —
- Median size
- 441 sqft
Against the neighbourhood
How it compares within D09
Orchard, Cairnhill, River Valley. All figures are medians over the last 12 months for private homes in this district.
| Measure | Vivace | D09 median | Difference |
|---|---|---|---|
| Median PSF | S$1,980 | S$2,346 | -15.6% |
| Median price | S$895K | S$2.65M | -66.2% |
| Gross rental yield | 4.39% | 3.99% | +0.4 pts |
| 1-year price change | -8.2% | +3.6% | -11.8 pts |
This development trades about 16% below the D09 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,400
Contracts · 12m
45
Implied annual rent
S$41K
Gross yield
4.39%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 31 | S$3,300 |
| 2 bedroom | 14 | S$3,950 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
56/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%88
Gross yield against every other development in its segment.
- Valuationweight 22%75
How its median price per square foot compares with its own district.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%52
Distance to the nearest rail station, plus schools within 1 km. Nearest is River Valley MRT at 440 m.
- Supply riskweight 10%37
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%10
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- River Valley MRT440 m
- Fort Canning MRT460 m
- Great World MRT800 m
- Somerset MRT830 m
Schools within 2 km
- River Valley Primary Schoolprimary510 m
- School Of The Arts, Singaporemixed level (s1-jc2)1.2 km
- St. Margaret'S School (Primary)primary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ASPEN LINQOptimus Hill Pte Ltd18 units270 m
- THE AVENIRCarmel Development Pte Ltd376 units390 m
- CANNINGHILL PIERSDBS Trustee Limited/Legend Commercial Trustee Pte Ltd/Legend Quay Pte Ltd696 units510 m
- Canninghill PiersDBS Trustee Limited/Legend Commercial Trustee Pte Ltd/Legend Quay Pte Ltd696 units560 m
- Zyon GrandCDL-MFA Altair Property Pte Ltd/CDL-MFA Vega Property Pte Ltd1,079 units780 m
- ORCHARD SOPHIAOrchard Sophia Pte Ltd78 units1.3 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Dec 2025 | Apartment | S$895,000 | 452 sqft | S$1,980 | 06-10 | — |
| Oct 2025 | Apartment | S$1,230,000 | 570 sqft | S$2,156 | 06-10 | — |
| Jul 2025 | Apartment | S$860,000 | 452 sqft | S$1,902 | 01-05 | — |
| May 2025 | Apartment | S$878,000 | 398 sqft | S$2,205 | 06-10 | — |
| Mar 2025 | Apartment | S$888,888 | 398 sqft | S$2,232 | 01-05 | — |
| Jan 2025 | Apartment | S$1,275,000 | 807 sqft | S$1,579 | 01-05 | — |
| Dec 2024 | Apartment | S$858,000 | 398 sqft | S$2,154 | 01-05 | — |
| Aug 2024 | Apartment | S$1,350,000 | 635 sqft | S$2,126 | 06-10 | — |
| Mar 2024 | Apartment | S$902,888 | 420 sqft | S$2,151 | 01-05 | — |
| Feb 2023 | Apartment | S$870,000 | 398 sqft | S$2,184 | 06-10 | — |
| Dec 2022 | Apartment | S$984,000 | 452 sqft | S$2,177 | 06-10 | — |
| Sep 2022 | Apartment | S$870,000 | 420 sqft | S$2,072 | 01-05 | — |
| Aug 2022 | Apartment | S$841,000 | 441 sqft | S$1,906 | 06-10 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Wharf Residence
S$2,618
+8.5%1 sales4.6% yield
Robertson Edge
S$2,165
+12.0%2 sales4.4% yield
The Pier At Robertson
S$2,326
-3.2%4 sales4.5% yield
Oleanas Residence
S$2,053
-2.7%1 sales3.2% yield
Apartments, Kim Yam Road
S$1,512
—1 sales
Gambier Court
S$1,811
+8.1%1 sales3.9% yield
The Iveria
S$2,599
-1.6%1 sales3.1% yield
Attitude At Kim Yam
S$2,035
-3.1%2 sales4.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.