*This research article has been updated with the following
- 17 Sep 2025 – Latest Floor Plan and Unit Size Release from Developer
- 10 Oct 2025 – Latest Developer’s “Starting From” Launch Prices
It will be continually updated with latest insignts as more information is being released by Developer.
Introduction
From our experience assisting clients with property research, consulting, and managing our own investments, one recurring truth stands out. It is often easier to buy into a new launch condo than to sell it after it achieves TOP.
This dislocation stems from the fact that new launch buyers and resale buyers evaluate a development through very different lenses. At launch, investors are persuaded by curated narratives, slick brochures, and artist impressions crafted by architects and marketed by agents incentivised to sell. Once the project is completed, resale buyers walk the grounds themselves. They experience the true site density, the actual façade and facilities, the surrounding neighbourhood ambience, and details like road noise. All these being factors that are impossible to fully capture in a sales gallery.
The comparison sets also differ. A new launch investor typically benchmarks pricing against a smaller subset of new launch projects launched within the same cycle. In contrast, a resale buyer weighs the condo against the entire spectrum of available resale developments.
This context is critical as we evaluate the Zyon Grand. Unlike earlier River Valley launches such as River Green, assessing Zyon Grand’s investment potential is inherently more complex. As the third out of four consecutive new launches in the River Valley precinct, it enters a market segment facing substantial competing supply. To provide meaningful insights, our review of Zyon Grand will adopt a different analytical lens, one seek to compare Zyon Grand against both the new launch and resale comparables in River Valley.
Due to the influx of questions coming in from our readers regarding Zyon Grand. We have extended our research into a 3 part series, with each part answering a specfic concern pertaining to Zyon Grand.
- Core investment thesis for Zyon Grand and the River Valley oversupply issue – covered in Part 1: Here
- Consideration of whether Zyon Grand can outcompete Promenade Peak – covered in Part 2: Zyon Grand vs Promenade Peak Analysis
- Whether the service apartment component within Zyon Grand will affect its future resale value – which we address in Part 3 : Will Zyon Grand Service Apartment Impact Its Future Resale Value ?
- Zyon Grand vs Penrith – should you consider Zyon Grand if you missed out on Penrith ?
Key Questions Before Deciding on Zyon Grand
Rather than structuring this review in the typical way, by front-loading readers with every possible detail about the project. We believe Zyon Grand requires a more deliberate approach.
For most new launches, a conventional breakdown of location, pricing, and facilities is sufficient. But for Zyon Grand, the investment case is more nuanced.
To arrive at a sound investment decision, we anchor this Zyon Grand Review on a set of critical questions:
- Who are the exit buyers for River Valley condos?
- What attributes have historically appealed most to these buyers?
- How does Zyon Grand compare against other River Valley new launches?
- How does Zyon Grand compare against established River Valley resale condos?
- Will River Valley face an oversupply situation in the near term?
- What is the potential impact of Zyon Grand’s serviced apartment component on investment value?
Our analysis will be structured around these questions, tackling them one by one. At the end of this review, we will revisit each question – consolidating our findings into a clear, investor-focused conclusion.
Gaining a competitive edge when buying a new launch – Decoupling Expertise
Think about it, what does buying a new launch condo entails ? You are essentially sealing a multi million dollar purchase by relying on a developer’s floor plan, a showroom and some assurance from your property agent.
The only way to ensure you place your money in the best development is do your prep work, lots of prep work, lots of research.
Objectively parsing through facts and numbers to decide if the new launch condo development …
- Is it priced fairly ?
- Are there any upcoming price catalyst ?
- Does it possess fundamental attributes that buyers desire. I.e school, affordability ?
If research is not your cup of tea, the smarter way is to outsource it to someone who enjoys doing it.
Basic Project Information
Before diving into the investment analysis, let’s establish a quick primer on Zyon Grand to align on the fundamentals.
| Development Name | Zyon Grand |
| Developer | CDL-MFA Altair Property Pte Ltd (Joint Venture with Mitsui Fudosan) |
| Location | Zion Road, Singapore |
| District | District 3 (Alexandra / Commonwealth) |
| Neighbourhood | River Valley / Bukit Merah |
| No. of Units | 706 |
| No. of Blocks | Two 62-storey residential towers + one 36-storey serviced-apartment tower |
| Tenure | 99-year leasehold commencing from 15 July 2024 |
| Nearest MRT | Havelock MRT (Thomson–East Coast Line) |
| Nearest School(s) | River Valley Primary School, Alexandra Primary School, Zhangde Primary School |
| Expected TOP | 2030 |
| Site (sqm) | ~15,277 sqm |
Understanding Who the Exit Buyers Are for Zyon Grand
As investors, it’s crucial to begin with the end in mind. The ultimate goal of purchasing a new launch condo is to resell it to a future buyer. Identifying who these buyers are and what drives their decisions.
HDB Upgraders vs Private Condo Upgraders
A useful proxy is to examine the resale transactions of comparable resale developments in River Valley that have recently achieved TOP, such as Irwell Hill Residences and Martin Modern.
- The resale caveats show a clear concentration of buyers who previously owned private condos, with far fewer coming from HDB addresses.
- This highlights an important truth: the River Valley resale market is largely driven by condo upgraders, often families moving up to a larger or newer unit.
- The idea that River Valley can reliably attract large numbers of HDB upgraders remains unproven.
Irwell Hill Residences – Resale Buyer Address Split
| Resale Buyer Profile | % of Total Transaction |
| HDB Upgrader | 24% |
| Private Condo | 76% |
Martin Modern – Resale Buyer Address Split
| Resale Buyer Profile | % of Total Transaction |
| HDB Upgrader | 12% |
| Private Condo | 88% |
Home Stay vs Investment Buyers
Breaking down the resale buyer profile further by unit type gives additional insights into intent:
- Two-bedroom units: Strong resale demand points to a mix of investors seeking rental yield and affluent couples without children buying for own stay.
- Three-bedroom units: At Martin Modern, healthy transaction volumes suggest a strong base of owner-occupiers with families.
Implication for Zyon Grand Investors
In short, the primary exit buyers for Zyon Grand are private condo upgraders, not first-time HDB upgraders. Investors should focus on the unit types and layouts that best appeal to this segment – mainly two-bedders targeting affluent couples without kids, second property investors and three-bedders for homestay families.
Irwell Hill Residences – Resale Unit Type Sales Composition
| Unit Type | Resale Count | % of Total Sale |
| 1 | 4 | 18% |
| 2 | 14 | 64% |
| 3 | 2 | 9% |
| 4 | 1 | 5% |
| 5 | 1 | 5% |
| Total | 22 | 100% |
Irwell Hill Residences – Size, Purchase Price and Quantum Breakdown
| Unit Type | Average Size (sqft) | Average Purchase Price (psf) | Average Purchase Quantum ($) |
| 1 | 484 | 2,849 | 1,380,750 |
| 2 | 654 | 2,921 | 1,914,063 |
| 3 | 861 | 3,031 | 2,610,000 |
| 4 | 2,228 | 2,491 | 5,550,000 |
| 5 | 2,605 | 2,994 | 7,800,000 |
Martin Modern – Resale Unit Type Sales Composition
| Unit Type | Resale Count | % of Total Sale |
| 2 | 32 | 43% |
| 3 | 34 | 45% |
| 4 | 9 | 12% |
| Total | 75 | 100% |
Martin Modern – Size, Purchase Price and Quantum Breakdown
| Unit Type | Average Size (sqft) | Average Purchase Price (psf) | Average Purchase Quantum ($) |
| 2 | 824 | 2,640 | 2,176,433 |
| 3 | 1,151 | 2,740 | 3,147,135 |
| 4 | 1,374 | 2,773 | 3,816,111 |
What Attributes Have Proven Successful with River Valley Buyers?
Now that we have established the buyer profile for River Valley, the next step is to identify what truly appeals to them. A review of recent resale performance provides important clues and reveals why some projects outshine others.
Martin Modern vs Irwell Hill Residences
When we compare Martin Modern against Irwell Hill Residences, a clear divergence emerges:
- Martin Modern has outperformed in the resale market. Its strength lies in being a low-density development with generous landscaping and green spaces, creating an environment that feels both private and luxurious.
- Irwell Hill Residences, despite being newer, has underperformed. Its higher density and pricing seem to have held back resale appetite among affluent buyers.
Key Insight: Different Criteria from OCR Buyers
From these patterns, reinforced by on-the-ground experience – it becomes evident that River Valley exit buyers evaluate projects differently from OCR buyers. While OCR buyers may place a premium on affordability, layout efficiency, and functional space, River Valley’s buyer base is more affluent and lifestyle-driven.
What River Valley Buyers Value Most
- Luxurious Living Environment: Landscaping, greenery, and curated communal spaces matter more than practical considerations like maintenance fee and maximal affordability .
- Exclusivity and Privacy: A factor that is less prioritised amongst OCR buyers, River Valley buyers tend to show a greater consideration for premium finishing, privacy of the development and the exclusivity of the address.
- Beyond Quantum Efficiency: These buyers are not purely optimizing for purchase price or layout efficiency; they are willing to pay for a premium for development that enhances lifestyle and prestige.
Implication for Zyon Grand Investors
Any assessment of Zyon Grand must therefore weigh whether the development is designed to appeal to this affluent, lifestyle-driven segment. A project that overemphasizes unit affordability and maximising density may struggle on the resale market. While one that delivers a balanced luxurious and exclusive living environment with reasonable pricing, will likely align better with River Valley buyer expectations.
| Project Name | Tenure | Completion | No of units | Annualised Capital Gain (%) |
| Irwell Hill Residences | 99 yrs FROM 2020 | 2024 | 540 | 2 |
| THE AVENIR | Freehold | 2024 | 376 | -2.3 |
| RIVIERE | 99 yrs FROM 2018 | 2023 | 455 | 0.4 |
| Martin Modern | 99 yrs FROM 2016 | 2021 | 450 | 2.6 |
| MARTIN PLACE RESIDENCES | Freehold | 2011 | 302 | 2.8 |
| RIVERGATE | Freehold | 2009 | 545 | 5 |
| RIVER PLACE | 99 yrs FROM 1995 | 1999 | 509 | 1.4 |
| ASPEN HEIGHTS | 999 yrs FROM 1841 | 1998 | 606 | 2.7 |
| VALLEY PARK | 999 yrs FROM 1877 | 1997 | 728 | 3.3 |
| SPRING GROVE | 99 yrs FROM 1991 | 1996 | 325 | 2 |
How Does Zyon Grand Compare with Other River Valley New Launches?
When considering Zyon Grand as an investment, it’s critical to weigh it against other comparable new launches in River Valley. With three other GLS plots in the pipeline, two of which (River Green and Promenade Peak) have already launched . Buyers need to carefully assess where Zyon Grand stands in terms of land cost, pricing strategy, and overall value proposition.
This article that we recently publish which deep dives into Zyon Grand vs Promenade Peak as a part 2 to this article, will be very useful for investors looking to truly understand the key pros and cons of Zyon Grand vs Promenade Peak.
Land Bid Price Comparison: Zyon Grand vs River Green & Promenade Peak
Land bid price sets the foundation for launch pricing. Developers with lower land costs enjoy more flexibility to price competitively while retaining profitability.
- Zyon Grand: Secured at the lowest land bid price of $1,202 psf ppr.
- Promenade Peak: Land bid at $1,304 psf ppr (directly adjacent to Zyon Grand).
- River Green: Highest land bid at $1,325 psf ppr.
On paper, Zyon Grand’s lower land cost looks like a clear advantage. However, this came with a caveat. The obligation to integrate a long-stay serviced apartment component. Developers factored this into their bids due to the uncertainty around how it may affect the privacy, positioning, and resale appeal of the residential units.
Still, Zyon Grand’s lower land price provides headroom for its developer to launch units at a more competitive price than both River Green and Promenade Peak.
| Development | Developer | Land Price (psf ppr) |
| Zyon Grand | CDL & Mitsui Fudosan | $1,202 |
| Promenade Peak | Allgreen Properties | $1,304 |
| River Green | WingTai Holdings | $1,325 |
Latest “Starting From” Launch Price Released by Developer – 7 Oct 2025 Update
Reference the table for the latest “Starting From” Launch prices released by Developer. Note there is a marketing element in play for “Starting From” prices, they are normally prices for limited units at the lower floors or less premium facing stacks. But nonetheless, it provides a relieable benchmark for us to build our estimated launch prices.
With this, we revised our initial estimated launch price from $3,000 psf – $3,200 psf range to the new revised $2,800 psf – $3,200 psf range.
| Bedroom Type | Size (Sqft) | Purchase Quantum ($) | Price ($ psf) |
| 1BR + Study | 474 | 1,298,000 | 2,738 |
| 2BR (1 Bath) | 538 | 1,468,000 | 2,729 |
| 2BR Premium | 646 | 1,758,000 | 2,721 |
| 2BR Premium + Study | 721 | 1,938,000 | 2,688 |
| 3BR | 818 | 2,200,000 | 2,689 |
| 3BR Premium + Study | 1,055 – 1,076 | 2,938,000 | 2,785 |
| 4BR Premium (Private Lift) | 1,421 | 3,968,000 | 2,792 |
| 4BR Supreme (Private Lift) | 1,518 | 4,168,000 | 2,746 |
| 4BR Supreme + Study (Private Lift) (Starting from Level 44) | 1,615 | 5,368,000 | 3,324 |
| 5BR Supreme (Private Lift) (Starting from Level 44) | 1,819 | 5,988,000 | 3,292 |
Zyon Grand Launch Price Benchmark
| New Launch Development | Launch Psf |
| River Green | 3,117 |
| Promenade Peak | 2,967 |
| Zyon Grand | |
| Under Value | Below 2,900 |
| Fair Value | 3,000 -3,200 |
| Over Value | Above 3,200 |
Zyon Grand Estimated Launch Quantum
Based on Zyon’s Grand’s Latest Starting From Prices, we created a estimated price quantum matrix for Zyon Grand, benchmarking its estimated launch quantum against River Green and Promenade Peak.
Price quantum highlighted in biege indicates River Green’s average transacted quantum for each unit type. Price quantum highlighted in red indicates Promenade Peak average transacted quantum.
Buying within the psf range and purchase quantum range highlighted in beige indicates a value entry comparable to River Green Price Range, outcompeting Promenade Peak in terms of affordability.
Judging from Zyon Grands “starting from” Price release, there is a high chance it is going to outcompete Promenade Peak in terms of affordability and fall within the value entry proposition similiar to River Green
Price & Quantum Benchmark vs River Green & Promenade Peak
River Green Average PSF and Quantum
| Bedrooms | Area (sqft) | Average Price (S$ psf) | Average Quantum (S$) |
| 1 | 420 | 3,021 | 1,268,371 |
| 452 | 3,056 | 1,381,591 | |
| 2 | 527 | 3,056 | 1,611,726 |
| 603 | 3,069 | 1,850,096 | |
| 657 | 3,272 | 2,148,679 | |
| 3 | 786 | 3,106 | 2,440,774 |
| 872 | 3,179 | 2,771,814 | |
| 883 | 3,123 | 2,756,111 | |
| 4 | 980 | 3,203 | 3,137,815 |
Promenade Peak Average PSF and Quantum
| Bedrooms | Area (sqft) | Average Price (S$ psf) | Average Quantum (S$) |
| 1 | 527 | 2,822 | 1,488,143 |
| 2 | 657 | 2,946 | 1,933,920 |
| 667 | 2,876 | 1,919,610 | |
| 678 | 2,881 | 1,953,661 | |
| 689 | 2,724 | 1,876,675 | |
| 764 | 2,915 | 2,228,067 | |
| 786 | 2,978 | 2,339,993 | |
| 797 | 2,871 | 2,286,467 | |
| 3 | 1,033 | 2,836 | 2,930,695 |
| 1,076 | 2,926 | 3,148,963 | |
| 1,163 | 3,218 | 3,741,118 | |
| 1,195 | 3,288 | 3,927,969 | |
| 4 | 1,421 | 3,354 | 4,765,368 |
| 1,582 | 3,420 | 5,411,867 | |
| 5 | 1,884 | 3,496 | 6,584,600 |
Need help working on price comparison for different unit types eg. 1 Bedroom, 2 Bedroom or for a different development. Drop us a whatsapp text.
How Does Zyon Grand Compare with Other River Valley Resale Condos?
To complete the picture, we also need to evaluate how Zyon Grand stacks up against established resale condos in River Valley. Resale units are often the most immediate competition for new launches once the projects achieve TOP.
Price & Purchase Quantum Benchmarks – Resale Developments
Recent resale transactions provide the following benchmarks:
- 1-Bedroom: Around $1.38M (Irwell Hill Residences)
- 2-Bedroom: $1.94M (Irwell Hill Residences) → $2.24M (Martin Modern)
- 3-Bedroom: $2.61M (Irwell Hill Residences) → $3.25M (Martin Modern)
Key Observations
- Compact sizing advantage for new launches: Developers of 2025 launches (including Zyon Grand) are building with more compact layouts. This helps keep the quantum relatively accessible, even if psf prices sit at a premium over resale.
- Irwell Hill Residences positioned awkwardly: With an average psf of ~$2,900, Irwell Hill is priced almost on par with current new launches. This erodes its competitiveness, leaving buyers little incentive to pick resale over a brand-new project.
- Martin Modern as a standout: Despite higher quantums, Martin Modern continues to hold its ground thanks to its low-density design, striking façade, and impressive landscaping. Its success demonstrates that in River Valley, luxury attributes can outweigh pricing considerations.
Implication for Zyon Grand
Against this backdrop, Zyon Grand enters the market from a position of relative strength. With compact unit sizing and competitive pricing around the $3,000 psf range, it will likely appear attractive compared to resale options, especially Irwell Hill Residences. However, for lifestyle-driven buyers, the bar set by Martin Modern’s environment and design highlights the importance of whether Zyon Grand can deliver a comparable sense of exclusivity and luxury.
Irwell Hill Residences
| Unit Type | Average Size (sqft) | Average Price (psf) | Average Quantum ($) |
| 1 | 484 | 2,849 | 1,379,628 |
| 2 | 657 | 2,953 | 1,940,600 |
| 3 | 861 | 3,031 | 2,609,691 |
Martin Modern
| Unit Type | Average Size (sqft) | Average Price (psf) | Average Quantum ($) |
| 2 | 846 | 2,650 | 2,240,758 |
| 3 | 1194 | 2,722 | 3,250,600 |
| 4 | 1421 | 2,727 | 3,874,494 |
Will There Be an Oversupply Situation in River Valley?
Beyond comparing Zyon Grand against its new launch and resale peers, investors must also consider the bigger picture: will River Valley face an oversupply risk? This is a key factor that can influence both resale performance and rental yields in the years after TOP.
Supply Outlook in River Valley
Looking at upcoming launches and recent completions:
- New Launches: 4 GLS sites (including Zyon Grand) are adding 2,420 new units to the pipeline.
- Recently Completed Projects: Developments such as Irwell Hill Residences and Riviere contribute another 1,821 units.
- Total Supply: This brings the total count of new and recent units in River Valley to ~4,241 units.
Demand Benchmark
To proxy demand, we review historical sales volumes in Districts 3 and 9:
- Resale Transactions: ~809 units per year
- Subsale Transactions: ~41 units per year
- Total Annual Demand: ~850 units per year
Supply vs Demand Balance
Stacking these numbers against each other highlights a potential imbalance. With over 4,200 units entering the market and historical demand averaging only 850 units per year, there is a risk of supply exceeding demand in the near term.
Implications for Zyon Grand Investors
- Short-Term Pressure: Investors should be mindful that in the immediate years post-launch, resale prices and rental yields may face headwinds from elevated supply.
- Holding Horizon: A 5–6 year holding period may be necessary to ensure optimal capital gain.
- More Rigor Required When Selecting Units: Within an oversupplied market, units with the right combination of layout, view, and liveability factors are more likely to outperform, even amidst competition.
Supply of New Launch Units in Rivervalley
| Development | Units |
| Zion Road (Parcel A) – Zyon Grand | 706 |
| Zion Road (Parcel B) – Promenade Peak | 610 |
| River Valley (Parcel A) – River Green | 524 |
| River Valley (Parcel B) | 580 |
| Total | 2,420 |
Supply of Recently Completed
| Development | Units |
| Avenir (TOP 2025) | 376 |
| Irwell Hill Residences (TOP 2025) | 540 |
| Rivière (TOP 2023) | 455 |
| Martin Modern (TOP 2021) | 450 |
| Total | 1,821 |
Demand for District 3 Havelock and District 9 River Valley
Resale Sales Volume – District 3 and District 9
Subsale Sales Volume – District 3 and District 9
Potential Impact of the Service Apartment Component on Zyon Grand
One unique factor that sets Zyon Grand apart from other River Valley launches is its obligation to incorporate a long-stay serviced apartment component within the development. It introduces a factor of uncertainty.
Privacy & Integration Considerations
The key issue lies in how the serviced apartments are integrated into the site plan:
- If the serviced apartments share common facilities, access routes, this could raise concerns over privacy, security, and exclusivity for residential buyers.
- If they are compartmentalised and clearly segregated, the impact on day-to-day living may be minimal. Reviewing the detailed site plan will be critical in assessing this risk.
Lifestyle & Mixed-Use Upside
On the positive side, Zyon Grand is positioned as a mixed development, with:
- Commercial shops and F&B outlets at ground level
- A childcare centre within the project
These components can add convenience and lifestyle appeal for both residents and tenants, making the project more attractive for families and investors targeting rental demand.
Implications for Investors
The serviced apartment component is a double-edged sword. While it could limit the sense of exclusivity compared to projects like Martin Modern. Zyon Grand as a mixed development also brings the advantage of convenience that enhances liveability. Ultimately, its impact will depend on execution , whether the developer can balance integration with separation to preserve privacy and exclusivity.
Adding on to this section, we understand that this could be a area of concern for many readers, hence we did a actual on-ground research deep diving into the impact of service residence component on Zyon Grand’s resale value.
Need Clarity Before Committing to a New Launch Condo?
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Book your New Launch Research Consultation now to make a confident and well-informed decision.
Investment Thesis: Zyon Grand Review
Bringing together the insights from our analysis, here is the consolidated investment thesis for Zyon Grand.
Investment Case For Zyon Grand
- Competitive Launch Pricing
Backed by the lowest land bid price among the River Valley GLS plots ($1,202 psf ppr), Zyon Grand has room to be priced more competitively than River Green and Promenade Peak, giving investors an attractive entry point. - Edge Against Resale Condos
With compact layouts keeping quantums accessible, Zyon Grand holds an advantage over resale developments such as Irwell Hill Residences, where psf pricing is already close to new launch levels (~$2,900 psf). This narrows the pricing gap and strengthens Zyon Grand’s relative appeal. - Potential Appeal Beyond CCR Buyers
If priced near RCR benchmarks (e.g., Orie at Toa Payoh: $2,731 psf; The Elta at Clementi: $2,548 psf), Zyon Grand could draw interest from non-CCR upgraders seeking River Valley prestige at near-RCR entry prices. - Proven Rental Strength in River Valley
The district continues to command healthy rental demand, providing investors with strong yields and the ability to rent out units while waiting for capital appreciation.
Investment Case Against Zyon Grand
- Oversupply Risk in River Valley
With ~4,241 new and recently completed units entering the market, short-term demand may not keep pace. Investors must be prepared for a 5–6 year holding horizon to realise gains. - Uncertainty from Serviced Apartment Component
The integration of long-stay serviced apartments could impact residential privacy and exclusivity. Until detailed site plans are reviewed, this remains an investment variable to watch closely.
Final Take
Zyon Grand positions itself strongly on pricing competitiveness and rental fundamentals, with potential to attract both CCR and opportunistic RCR buyers. However, success will ultimately hinge on how well it navigates the twin challenges of oversupply and serviced apartment integration. For investors with a mid- to long-term horizon, Zyon Grand offers a compelling entry point into the River Valley precinct – provided the risk of oversupply in River Vally and the uncertainty of resale buyer acceptable of the service apartment component are factored into the decision.
Floor Plan Analysis
1 Bedroom Unit Floor Plan Comparison
Overall Size & Quantum
At 474 sqft, Zyon Grand’s 1-Bedroom is larger than Promenade Peak’s 527 sqft equivalent, but it falls short against River Green’s 420 sqft unit, which is more space-efficient despite being smaller. This efficiency translates into a lower overall purchase quantum for River Green. That said, Zyon Grand’s larger footprint positions it more competitively than Promenade Peak, especially if launched at a reasonable psf price.
Unique Features
Zyon Grand distinguishes itself from River Green by incorporating a compact study area, a rare addition in 1-Bedroom layouts. This provides homeowners with a more compartmentalised living arrangement, appealing to buyers who value dedicated functional spaces.
Kitchen Layout Trade-Off
Both Zyon Grand and Promenade Peak fall behind River Green in one key respect, neither offers an enclosed kitchen. For buyers who prioritise cooking space and ventilation, River Green’s layout retains the edge.
2 Bedroom Unit Floor Plan Comparison
Overall Size & Quantum
Zyon Grand’s 2-Bedroom (538 sqft) outperforms Promenade Peak’s 678 sqft layout in terms of efficiency, suggesting that the developer has adopted River Green’s strategy of offering compact, affordable quantum units that appeal to upgrader and investor demand.
Layout Considerations
The main drawback is the elongated walkway leading from the entrance to the open kitchen. Such a design can make the unit feel more narrow than it actually is.
Kitchen Design
River Green retains a key advantage with its enclosed kitchen, a feature particularly valued in 2-Bedroom units, as it provides practicality for families and frequent cooks, something Zyon Grand and Promenade Peak lack.
Balcony vs Livable Space
Unlike many layouts, Zyon Grand’s 2-Bedroom does not include a balcony. This could be viewed as an advantage since it reallocates floor area into usable interior space, increasing functional living capacity within the compact footprint.
3 Bedroom Deluxe Unit Floor Plan Comparison
Overall Size & Layout Efficiency
The Zyon Grand 3-Bedroom Deluxe at 861 sqft strikes a strong balance between size and efficiency. When compared to the compact 3-Bedroom types at Promenade Peak (1,033 sqft) and River Green (872 sqft), Zyon Grand’s layout comes across as more optimised — achieving a competitive size while maintaining practicality.
Key Features
Despite being smaller than Promenade Peak, the unit manages to incorporate both an enclosed kitchen and a balcony, features that buyers typically prioritise in larger family-oriented layouts. This combination enhances livability and positions the 3-Bedroom Deluxe as a superior offering within its category.
Due to the multiple layout permutation available we are only covering the main layouts that most investors will be looking at. If there is a layout that you would like us to have a 2nd look into drop us a text.
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Frequently Asked Questions (FAQ)
Is Zyon Grand a good investment?
Zyon Grand can be considered a solid investment opportunity, especially with its competitive launch pricing supported by a lower land bid cost. It enjoys strong rental demand in River Valley and holds an edge over resale projects like Irwell Hill Residences in terms of affordability and quantum. That said, investors need to factor in potential oversupply in the district as well as uncertainties surrounding the serviced apartment component.
How does Zyon Grand compare to other River Valley new launches?
Zyon Grand secured the lowest land bid price among the four River Valley GLS sites, which allows its developer greater flexibility to price competitively. Compared to River Green and Promenade Peak, Zyon Grand may offer buyers more attractive entry points, and with its compact unit sizes, overall purchase quantum remains accessible.
Will Zyon Grand face competition from resale condos?
Yes, but it is generally well positioned. While Martin Modern continues to command strong resale demand because of its luxury landscaping and exclusivity, Irwell Hill Residences is priced around $2,900 psf, leaving little room to compete with new launches. This dynamic places Zyon Grand in a relatively stronger position for buyers looking for value.
Who are the likely exit buyers for Zyon Grand?
Most exit demand in River Valley comes from private condo upgraders rather than HDB upgraders. Resale caveats for comparable projects show that two-bedroom units often attract investors and couples without children, while three-bedroom units appeal mainly to affluent families seeking a central homestay address.
What are the risks of buying Zyon Grand?
The two key risks investors must consider are the potential oversupply in River Valley, with more than 4,200 new and recently completed units competing for demand, and the uncertain impact of the long-stay serviced apartment component, which may affect privacy and exclusivity depending on how it is integrated within the development.
What type of buyer will Zyon Grand appeal to most?
Zyon Grand is best suited for mid- to long-term investors who value strong rental demand and are prepared to hold for 5 to 6 years before reselling. It also appeals to affluent upgraders who want the prestige and convenience of River Valley but are priced out of the highest-tier CCR developments.
