BricksBlueprint.HELPING YOU MOVE SMARTERA riverfront address.
A considered
next chapter.
Explore the upcoming Valley Point redevelopment through the things that matter: your lifestyle, your layout and your longer-term plans.
Independent project research · Reviewed 31 October 2026
City energy.
Riverside rhythm.
A new chapter for
a familiar river address.
The planned redevelopment of Valley Point and Fraser Suites Singapore brings homes, hospitality and everyday lifestyle uses together in District 10.
A place to live.
A precinct to enjoy.
Frasers Property and Mitsubishi Estate have announced a mixed-use redevelopment with residences, a separate serviced residence, and dining and retail uses.
Read the developer announcementStart with what we know.
- Setting
- Former Valley Point / Fraser Suites Singapore site
- Development
- Private residential within a mixed-use scheme · Not an EC
- Partners
- Frasers Property & Mitsubishi Estate
- Tenure
- 999-year leasehold
- Sales details
- Final plans, prices & preview arrangements awaiting confirmation
Project name and home categories are reported in public marketing coverage. Confirm final sales particulars with the developer’s released documents.
Look beyond the headline tenure. Compare the actual layout, total purchase cost, daily journeys and completion timeline against the homes you would otherwise buy.
Begin with the way
you want to live.
Explore the reported home categories and preliminary size breakdown below. Approved floor plans and stack positions will be added when verified sales materials are available.
Official floor plans
awaiting release.
No speculative layouts.
Your preference is a useful starting point.
3 bedrooms
Space for everyday family life
Compare bedroom privacy, kitchen configuration and useful storage.
- Layout & usable space
- Stack orientation & surrounding uses
- Total price & ongoing costs
Approved site plans, facility positions and stack orientations are not yet verified. Request the release update before shortlisting specific units.
More detail. A clearer shortlist.
A preliminary mix of 377 Legacy homes and 30 Sky Villas. Final types, dimensions and counts remain subject to the developer’s documents.
| Home type | Size · sq ft | Homes | Share of 407 |
|---|---|---|---|
| 1-bedroom + studyLegacy Collection | 530 | 19 | 4.7% |
| 2-bedroom compactLegacy Collection | 615 | 19 | 4.7% |
| 2-bedroom premiumLegacy Collection | 690–730 | 127 | 31.2% |
| 2-bedroom + studyLegacy Collection | 780–810 | 51 | 12.5% |
| 3-bedroomLegacy Collection | 900–950 | 76 | 18.7% |
| 3-bedroom + studyLegacy Collection | 1,070–1,090 | 34 | 8.4% |
| 4-bedroomLegacy Collection | 1,370–1,480 | 34 | 8.4% |
| 4-bedroom premiumLegacy Collection | 1,630 | 17 | 4.2% |
| Sky Villa · 3-bedroom premium + studySky Villa Collection | 1,330 | 6 | 1.5% |
| Sky Villa · 4-bedroom premiumSky Villa Collection | 1,630–1,680 | 12 | 2.9% |
| Sky Villa · 5-bedroomSky Villa Collection | 2,350–2,550 | 12 | 2.9% |
| All collections | Reported total | 407 | 100.0% |
Source: preliminary unit mix attributed to the 15 October 2026 deck by PropertyInsider ↗. The original deck has not been independently authenticated. This is a reported mix, not live availability. Prices are discussed against the released price list during consultation.
Two-bedroom configurations account for about 48% of the reported mix; three-bedroom and larger homes account for about 47%. Buyers should compare the different two-bedroom formats carefully rather than treating every two-bedroom home as interchangeable.
From your front door
to your everyday places.
Explore selected schools, transport, malls, food and everyday amenities within 500 m, 1 km and 2 km of the existing Valley Point site reference.
Radius = approximate straight-line distance.
Not walking distance or an MOE admissions boundary.
Markers use approximate map points, which can differ from the official home–school measurement. A school appearing inside our circle does not establish eligibility or guarantee admission.
Check OneMap School Query ↗ · MOE registration rules ↗Bus-stop codes are map references, not live service or arrival information. Entrances, crossings and future project access can change the real walk. No bus interchange is claimed on the site.
Check LTA transport information ↗Curated map-point snapshot reviewed 31 October 2026; not an exhaustive amenity inventory. Coordinates: OpenStreetMap contributors, ODbL ↗. Distances calculated from the existing Valley Point map reference ↗, not the future entrance. Existing Valley Point retail is not counted as a continuing amenity because redevelopment is planned. External map providers receive technical requests when this map loads.
How does River Opus
earn its place on your shortlist?
The case rests on the combination of tenure, a renewed mixed-use setting and the home you actually choose. It still has to compete on price, space and convenience.
A distinctive proposition.
Its value depends on the eventual entry price.
The long lease and new-build proposition differentiate River Opus from many newer 99-year neighbours. But Valley Park and RV Residences also offer long-leasehold alternatives, and One Jervois offers freehold. Tenure alone does not establish a resale premium.
Tenure & long-term appeal
THE POTENTIAL APPEALA 999-year tenure may appeal to buyers who value a long remaining lease alongside a new building.
THE COMPARISON TO MAKECompare against Valley Park, RV Residences and freehold One Jervois, not only newer 99-year launches.
Lifestyle & daily access
THE POTENTIAL APPEALThe announced mix of homes, hospitality and retail could support an active everyday setting.
THE COMPARISON TO MAKEThe final retail mix, residential privacy and operating arrangements are still to be confirmed. Test the actual walk to transport.
Space & total commitment
THE POTENTIAL APPEALThe reported mix offers several two-bedroom formats and a substantial family-home component.
THE COMPARISON TO MAKEOlder resale homes can offer more space at the same total budget. Compare usable rooms, renovation and maintenance.
Newness & moving timeline
THE POTENTIAL APPEALA new development may suit buyers willing to wait for a fresh building and released specifications.
THE COMPARISON TO MAKEBuyers needing to move sooner may prefer completed alternatives. Target completion is not a guaranteed key date.
What nearby new-home buyers paid.
Use the same time window where possible. A project-wide PSF average is a starting point, not a valuation of a particular layout or floor.
| Development | Launch avg PSF | Reported 6-month avg PSF | Reported PSF range | Reported sold at snapshot |
|---|---|---|---|---|
| River ModernLaunch: Mar 2026 | S$3,266 | S$3,246 | S$2,877–3,833 | 94.1% |
| River GreenLaunch: Aug 2025 | S$3,130 | S$3,142 | S$2,761–3,682 | 94.5% |
| Zyon GrandLaunch: Oct 2025 | S$3,050 | S$3,056 | S$2,678–3,907 | 90.1% |
| UpperhouseLaunch: Jul 2025 | S$3,350 | S$3,340 | S$2,943–3,876 | 82.1% |
| Promenade PeakLaunch: Aug 2025 | S$3,343 | S$2,986 | S$2,681–3,567 | 72.2% |
| The Robertson OpusLaunch: Jul 2025 | S$3,360 | S$3,365 | S$3,018–3,634 | 60.3% |
Source: PropertyInsider research snapshot ↗. Launch averages are reported developer launch-weekend results; subsequent averages and take-up are different measures. Rows have not been independently reconciled against individual URA caveats. These are dated historical figures, not live stock or River Opus guide prices.
The reported six-month averages span roughly S$2,986–S$3,365 psf. River Opus has no verified launch price in this edition, so we cannot yet call it a discount or a premium. Compare equivalent bedroom counts, sizes, floors and tenure when the actual price list is released.
There is no River Opus GLS winning bid.
This is the redevelopment of an existing Valley Point site. A nearby land-tender figure should not be relabelled as its acquisition cost or breakeven.
Existing privately held site. The primary announcement describes redevelopment, not a new Government Land Sales award. A current project land-cost basis has not been established here.
99-year residential site
27 Jun 2024
99-year residential / commercial-at-first-storey scheme
13 Feb 2025
Includes a minimum long-stay serviced-apartment GFA component
Tender closed 4 Apr 2024
Land rates are per square foot of permissible gross floor area (psf per plot ratio), not home saleable-area PSF. Construction, finance, taxes, use mix and developer margin are additional considerations. Zion Road Parcel A’s serviced-apartment requirement limits comparability. No project selling-price forecast is derived from these tenders.
An exit strategy starts
with your competition.
When you eventually sell, your buyer will compare your home with other available properties. The important question is what will justify their total purchase commitment.
River Opus may appeal to a future buyer seeking newer long-leasehold stock in River Valley. The pressure test is whether its layout, condition, location and asking price remain convincing against both older spacious homes and newer 99-year developments.
| Resale alternative | Tenure / completed | Median resale PSF | Matched sales in price sample | What your future buyer may compare |
|---|---|---|---|---|
| RV Residences | 999-year2015 | S$2,323 | 11 | Smaller modern long-leasehold alternative; compare usable space and total quantum. |
| Valley Park | 999-year1997 | S$2,246 | 16 | Established larger homes. Compare renovation, facilities and age against the new-build premium. |
| One Jervois | Freehold2009 | S$2,332 | 8 | A freehold alternative competing for buyers who prioritise tenure and family space. |
| Irwell Hill Residences | 99-year2024 | S$3,023 | 20 | A recent-completion comparator for buyers prioritising newer facilities and nearer-term occupation. |
| Rivière | 99-year2023 | S$2,842 | 8 | A newer river-precinct alternative. Compare actual stack views and remaining lease. |
Source: PropertyInsider research table ↗, which attributes the figures to compiled URA caveats. These samples have not been independently recreated. Small samples and differences in unit mix can materially affect medians. Historical profitable-sale percentages and annual gains are not used to forecast a River Opus return.
Why might a buyer choose the alternative?
Established larger homes. Compare renovation, facilities and age against the new-build premium.
Ask for a like-for-like comparison using actual units: total price, internal layout, floor, condition, remaining tenure and ongoing costs. A newer building must offer enough practical benefit to support the premium a buyer is being asked to pay.
Buy for a recognisable next buyer
Choose a layout with a clear use case: a couple needing work space, a growing household or a family needing more bedrooms. Avoid paying for a feature your likely resale audience may not value.
Keep the entry premium defensible
Compare the actual unit with both nearby resale and newer projects. Price the improvements in usable space and everyday convenience, rather than assuming tenure or branding will carry the exit.
Plan for supply and your holding period
Review competing completions and resale listings nearer your sale date. For purchases from 4 July 2025, current SSD applies for up to four years; construction time is not a separate reset of that acquisition clock.
Define success after all costs
Review purchase duties, finance, holding expenses, selling fees and any SSD during consultation. Gross price appreciation is not the same as net profit or cash proceeds after loan and CPF settlement.
A useful exit plan includes a base case and a downside case. No target resale value or return is promised.
SSD context: MOF, 3 July 2025 ↗. Confirm exact acquisition / disposal dates, exemptions and rules applicable at the time of sale. Analysis is a comparison framework, not a prediction.
A good decision
has a point of comparison.
Build a research shortlist. Compare actual available units and total costs with BricksBlueprint; asking prices and inventory change.
The Robertson Opus
Compare tenure, river precinct, layout and total purchase price.
River Modern
Compare transport access, available home types and moving timeline.
Nearby resale homes
Compare ready-to-view space, renovation, age and ongoing costs.
What matters most: price, usable space, location or moving sooner?
Research suggestions, not equivalent offers or current availability claims. No unsupported PSF forecasts or sales counts.
The next dates.
Without the guesswork.
Keep plans flexible until the developer confirms the sales schedule. A preview update request is not a booking or priority allocation.
Redevelopment announced
PUBLIC ANNOUNCEMENTThe partners set out their plans for the Valley Point site.
Target launch year
DEVELOPER TARGETA specific preview and booking date has not been confirmed in the announcement.
Plans, prices & preview
TO BE CONFIRMEDRequest an update on verified plans and appointment arrangements.
Target completion
DEVELOPER TARGETA target year, not a confirmed handover date.
Something useful
to take with you.
A considered guide to the project, the questions worth asking and your next steps. Request a copy from BricksBlueprint on WhatsApp.
THE LAUNCH COLLECTION / 01
The
River Opus
A considered
next chapter.
PUBLIC-INFORMATION EDITION · OCT 2026
Your guide.
A more personal next step.
Tell BricksBlueprint where you are in your research.
Before you take the next step.
Is this the official developer website?
No. This is an independent research and enquiry microsite by BricksBlueprint. It does not claim developer appointment, endorsement, priority allocation or exclusive prices.
Is The River Opus an executive condominium?
The announced Valley Point redevelopment is a private residential mixed-use scheme, not an EC. EC-specific eligibility and financing assumptions should not be applied.
Are prices and floor plans available?
This edition does not present unverified floor plans, unit prices or live stock. Request the verified release and a unit-specific review when materials become available.
Is a February 2027 preview confirmed?
Public marketing coverage mentions a February target. The primary developer announcement gives 2027 without confirming a specific preview date. We use the broader developer target here.
Can I book a showroom visit now?
You can ask about preview arrangements. A visit is confirmed only after BricksBlueprint has checked the released schedule and contacted you with an appointment.
What does 999-year tenure mean?
It is a long leasehold tenure, not freehold and not a new 999-year grant starting today. Check the title, lease commencement and remaining term in the sales documents.