Unit Types and Layouts
Zyon Grand offers a diverse range of residential units from 1-bedroom + study apartments to expansive penthouses, catering to both individual buyers and ample residents. All 706 condominium units are designed with efficient layouts and top-tier finishes for stylish living. The unit mix is as follows:1-Bedroom + Study: ~468 sq ft (59 units). Compact yet functional layout with an additional study alcove, ideal for singles or couples who need a home office space.
2-Bedroom Series: 2-Bedroom, 2-Bedroom (luxury), and 2-Bedroom + Study units ranging 533 – 715 sq ft (236 units). These units maximize space with efficient living and dining areas; some top-tier layouts include an extra utility room or bathroom, while +Study variants provide a small home office.
3-Bedroom Series: 3-Bedroom, 3-Bedroom (Deluxe), and 3-Bedroom (luxury) + Study units ranging 813 – 1,070 sq ft (293 units). Designed for families, these come with spacious living areas and in some cases a study room or private lift lobby (for exclusive units). Bedrooms are generously sized, and deluxe/exclusive models may include additional storage or ensuite bathrooms.
4-Bedroom Series: 4-Bedroom luxury, 4-Bedroom Suite, and 4-Bedroom Suite + Study units with private lifts (approximately in the 1,300+ sq ft range; 98 units). These larger apartments offer exclusive touches such as a private elevator foyer, en-suite bathrooms for most bedrooms, a dedicated study or family area in some layouts, and exclusive kitchen appliances.
5-Bedroom Suites: ~1,814 sq ft (18 units). large and modern, 5BR units come with a private lift, expansive living and dining areas, and are ideal for multi-generational living. Expect top-of-the-line finishes, a dry and wet kitchen configuration, and panoramic views from full-height windows.
Penthouses: 2 exclusive penthouse units at ~2,653 sq ft and 2,761 sq ft. These crown the development with the most ample layouts – likely 4 or 5 bedrooms – and feature bespoke high-end touches. High ceilings, private roof terraces or jacuzzis, and unobstructed views of the city skyline and Singapore River are key highlights of these penthouses.
Floor plans for each unit type will be available in the official brochure (to be released at launch). Prospective buyers can register for the e-brochure to see detailed floor plan drawings and unit specifications.
Each unit in Zyon Grand is thoughtfully designed to maximize natural light and ventilation. Notably, all residential towers have a North–South orientation, minimizing direct west sun and offering vistas toward Sentosa, the CBD, and Marina Bay on higher floors. The efficient layouts and inclusion of study rooms in smaller units reflect the development team’s attention to emerging lifestyle needs (e.g. work-from-home), while larger units with private lift lobbies and multiple en-suite bedrooms underscore the premium positioning of the project. High-quality built-in cabinetry and kitchen appliances (e.g. refrigerator and oven) are provided in-unit, and smart home benefits (digital locksets, smart air-conditioning controls, etc.) are expected, given similar recent CDL projects and the mention of refined “Smart Home capabilities” in marketing materials.
pricing and Availability
As of July 2025, indicative pricing for Zyon Grand suggests an average of around S$2,800–$3,000 per square foot (psf). Guide prices provided by marketing agents put the launch cost range roughly from S$2.14 million to S$3.0 million for typical units. This translates to about S$2,705 to S$2,992 psf depending on unit type and level. For example, smaller 2-bedroom units (~700 sq ft) might start around the low-$2 million mark, while a larger 3-bedroom (~1,070 sq ft) could be around $3 million at these psf rates. A PropertyGuru preliminary listing quotes a 2-bedroom unit (668 sq ft) starting from S$1.928M (about S$2,887 psf). One-bedroom + study units (468 sq ft) are likely to be in the mid-$1 million range (approximately $1.3–$1.5M based on the psf guidance), although official valuation lists are not yet released.
Prices will be finalized on the official launch day (the joint venture is currently collecting Expressions of Interest). The launch date is anticipated in Q4 2025 (target: 31 Oct 2025), with a public sales gallery opening likely a few weeks prior. Early registrants may get preview valuation. It’s noted that the land bid price was $1,202 psf ppr, and analysts estimate a break-even valuation around $2,400–$2,800 psf, so launch prices “above $2,900 psf” were expected. Indeed, the indicative ~$2.8–$3k psf cost positions Zyon Grand competitively among new city-fringe launches.
Availability: All 706 units are 99-year leasehold (from 2024) and will be for sale. The development also includes 290 serviced apartments which are for rental only, not for sale. As of now (pre-launch), no units have been sold; the project is in the registration/preview phase. Buyers can likely expect a booking day in late 2025 where initial units will be released. Given CDL’s track record and the strong location, demand is anticipated to be healthy. Nearby launches in the River Valley area have seen good take-up – for instance, Irwell Hill Residences (launched 2021) moved 278 units on its first weekend at ~$2,700 psf. By comparison, Zyon Grand’s price is higher, reflecting its integrated development status and MRT link. Still, it remains attractively priced relative to some fully prime District 9 projects (launch prices at The Avenir averaged ~$3,200+ psf).
Buyers should budget for around $1.3M–$1.5M for a 1+Study, $1.9M–$2.5M for 2-Bedders, $2.4M–$3.2M for 3-Bedders, and larger 4/5-bedroom units likely above $3.5M (exact price to be released). Penthouses will command a significant luxury, potentially in the $7–$8M range given their size and rarity. These figures are inferred from the psf range and may be adjusted by the developer at launch. All prices are subject to change, and promotional discounts (e.g. early-bird or VIP discounts) might apply during launch weekend.
Developers and Project Timeline
developer Joint Venture: Zyon Grand is being developed by a joint venture between City Developments Limited (CDL) and Mitsui Fudosan. The development entities are listed as CDL-MFA Vega Pte. Ltd. and CDL-MFA Altair Pte. Ltd., reflecting the partnership (MFA likely refers to Mitsui Fudosan Asia).
City Developments Limited (CDL) is one of Singapore’s largest and most established real estate developers. With over 55 years in the industry, CDL has a portfolio of iconic projects both locally and globally, ranging from exclusive condos (e.g. New Futura, South Beach Residences) to mixed-use developments. CDL is known for quality construction and sustainable building practices. Notably, CDL was also behind Irwell Hill Residences nearby and co-developed CanningHill Piers. Buyers can expect a high standard of finish and reliable delivery, given CDL’s reputation.
Mitsui Fudosan is a leading Japanese real estate builder (part of the Mitsui conglomerate). Mitsui Fudosan has developed numerous high-profile projects in Japan (like Tokyo Midtown and Nihonbashi redevelopment) and has been expanding internationally. In Singapore, Mitsui Fudosan has partnered on projects such as Tembusu Grand (East Coast) with CDL, and now Zyon Grand. Their involvement brings international design expertise and a focus on creating high-quality, community-centric developments. The CDL–Mitsui partnership leverages CDL’s local market knowledge with Mitsui’s international experience, which should ensure high construction standards and innovative offerings for Zyon Grand.
Project Timeline: The site at Zion Road (Parcel A) was part of the Government Land Sales (GLS) program. The tender closed on 4 April 2024 with CDL–Mitsui as the sole bidder, and the site was awarded on 16 April 2024 for S$1.107 billion. This works out to a land rate of $1,202 per square foot per plot ratio (psf ppr). The JV’s bid was slightly below expectations (the only other nearby GLS in recent memory was Jiak Kim Street in 2017 at $1,733 psf ppr for what became Riviere). The lower land valuation could give the developers flexibility in price the units competitively.
Planning and design took place in late 2024 into 2025. The project’s architects are the acclaimed Nikken Sekkei (Japan) in collaboration with local firm ADDP Architects. Nikken Sekkei’s involvement signals a sleek, contemporary design (they are known for skyscraper designs and were involved in projects like Singapore’s DBS Tower makeover and Marina Bay’s skyline projects). ADDP is an experienced local firm ensuring compliance and efficient layouts. The architectural plan comprises two residential towers of 62 storeys each and one separate 36-storey tower of serviced apartments, all atop a retail podium. This striking height of 62 storeys means Zyon Grand’s towers will be among the tallest purely residential buildings in Singapore, potentially offering unparalleled views.
Construction is expected to commence by late 2025 (shortly after launch). The joint venture’s tentative schedule targets a Temporary Occupation Permit (TOP) in 2028 or early 2029. In fact, marketing materials list an expected TOP by Jan 2029, which suggests a roughly 4-year construction timeline. The main construction contract has not been officially announced yet, but CDL often works with reputable builders (such as Dragages or Woh Hup). Given the scale (three high-rise towers), construction will likely be in phases, with the podium and lower floors completed first.
CDL and Mitsui will also pilot Singapore’s first long-stay serviced apartments within Zyon Grand. About 290 units in the 36-storey tower are intended as serviced apartments with a minimum stay of 3 months. This concept, supported by URA, is meant to address demand for interim housing (expats on short stints, households waiting for home completions, medical tourists, etc.). It’s a separate component from the condo units, though all integrated in one development. The serviced residences may be managed by an established operator (to be announced) or by the developers’ hospitality arm. Importantly, this means Zyon Grand is a mixed-use integrated development with residential, rental, and commercial components.
Construction Timeline Summary: Land award (Apr 2024) → Sales Launch (late 2025) → Foundation and main construction (2026–2028) → Target TOP (2028/29) → Legal Completion by 2030. Buyers must note that under GLS conditions, developers must sell all units within 5 years of land award to avoid Additional Buyer’s Stamp Duty (ABSD) penalties – for Zyon Grand, that implies selling 90% of units by April 2029. This provides confidence that the project will be completed on schedule and unsold inventory (if any) may see promotions as that deadline approaches.
Location Advantages
Map of the Zion Road area, showing Parcel A (site of Zyon Grand) adjacent to Havelock MRT and near Great World City. Zyon Grand occupies a prime location along Zion Road in the River Valley locale, within District 3 (Bukit Merah) on the fringe of the city. It sits right next to the Thomson-East Coast Line (TEL) Havelock MRT station (TE16) – in fact, the development will have direct integration with Havelock MRT, providing a covered linkway to the station concourse. For residents, this means unparalleled convenience: Havelock station is literally a 1–2 minute walk from their door. From Havelock MRT, it’s one stop to Outram Park interchange (connecting to East–West and North–East Lines) and two stops to Orchard Boulevard, making most of Singapore easily convenient. In addition, Zyon Grand is roughly equidistant (about a 5-minute walk) to Great World MRT station (TEL) in the other direction, and a planned underground link is expected to connect the development through adjoining sites to Great World station as well. Few condos can boast two MRT stations within 5 minutes’ walk.
For those driving, connectivity is excellent. The development is near the intersection of Zion Road, Havelock Road, and River Valley Road. The Central Expressway (CTE) entrance is a short drive away, enabling quick trips to various parts of the island. Driving time to the CBD (Raffles Place) is under 10 minutes via Zion Road → Havelock Road → Eu Tong Sen St. The prime Orchard Road shopping belt is about a 5-minute drive via Paterson Road. In short, whether by MRT, bus (there is a bus stop right in front of the project serving routes 5, 16, 75, 175, 195, 970), or car, the location is truly city-central and connected.
Beyond connectivity, Zyon Grand’s location offers numerous benefits in its immediate vicinity:Shopping & Dining: The development is a mere 200m from Great World City mall – a 6-minute walk. Great World City is a full-scale shopping centre with supermarkets (Cold Storage and Meidi-Ya), fashion and retail stores, restaurants, a food court, cinemas, and services. Being able to walk to a major mall is a huge plus for groceries and entertainment. Additionally, Zion Grand will have its own retail podium (with shops and F&B outlets) on the ground floor for daily conveniences (more on this in the features section). For more lifestyle options, the Robertson Quay enclave and Clarke Quay are a short distance away, offering trendy riverside restaurants, cafes, and nightlife. Also within 10 minutes’ drive are Orchard Road malls (ION Orchard, Takashimaya, etc.).
Food Centres: For local hawker fare, Zion Riverside Food Centre (known for its Char Kway Teow and satay) and Havelock Road Cooked Food Centre are within 5–7 minutes’ walk. Slightly further, the famous Tiong Bahru Market & Food Centre is about 5 minutes drive or one MRT stop away, offering a plethora of hawker delights. Having both upscale dining and affordable local food nearby gives residents the best of both worlds.
Parks & Recreation: The project is located along the Singapore River. There are pleasant pedestrian paths and park connectors by the river – occupants can jog or cycle along the riverfront towards Robertson Quay, Clarke Quay, and all the way to Marina Bay. For parks, Tiong Bahru Park is ~1 km away, offering greenery, a jogging track and a children’s playground. Slightly further are Fort Canning Park and Pearl’s Hill City Park, providing more green spaces within an urban setting. In essence, Zyon Grand offers a riverside lifestyle with scenic views of the water and city; higher-floor units will enjoy vistas over the low-rise conservation houses along the river.
Schools: The location is attractive for residents with school-going children. River Valley Primary School, one of Singapore’s top primary schools, is within 1 km (in fact, just across the river) – this is a huge draw due to the primary one admission priority for nearby occupants. Other primary schools within 1 km include Alexandra Primary and Zhangde Primary. Within 2 km are additional well-regarded schools like Gan Eng Seng Primary, CHIJ (Kellock), Cantonment Primary, Radin Mas Primary, and St. Margaret’s Primary. For secondary and higher education, the River Valley area is near international schools and institutions: e.g. School of the Arts (SOTA) and LASALLE in the arts district, and a manageable commute to ISS International School or Overseas Family School for expatriate residents. Tertiary institutions like NUS and SMU are central via MRT. The presence of a childcare centre on-site (see facilities) also benefits households with young kids.
Medical offerings: Singapore General Hospital (SGH) and the adjacent healthcare hub at Outram are a short drive (5 minutes by car, or one MRT stop) from Zyon Grand. This is accessible for medical needs and for medical professionals who may reside in the area. Being near SGH and upcoming health campuses could also attract medical expatriates or those seeking treatment, feeding into rental demand for both the condos and serviced apartments.
Overall, Zyon Grand’s location is a key selling point – it combines central city proximity with the charm of a riverside residential enclave. households will enjoy quick connectivity to business districts and entertainment zones, while having daily necessities at their doorstep. The site’s immediate adjacency to an MRT station on a new line and integration with retail space truly make it a transit-oriented, integrated development, rare in the River Valley area. Despite being in the central region, the environment around Zion Road is relatively tranquil (lined with some older flats and the riverfront); this means a nice balance of serenity and urban convenience for future households.
benefits and facilities
Zyon Grand is a fully integrated mixed-use development, offering not just residences but also on-site retail and service amenities that enhance convenience for households. Here’s a breakdown of the facilities and amenities:In-Unit Finishes: Each apartment at Zyon Grand is fitted with exclusive finishes and appliances. While specifics will be confirmed upon launch, zion road river valley buyers can expect top-tier-brand kitchen appliances (built-in oven, hob, hood, fridge) and high-quality sanitary wares, given the builder’s track record. Units come partially furnished with built-in wardrobes in bedrooms and cabinets in kitchens. The joint venture has highlighted “premium finishes” and thoughtfully planned layouts, suggesting materials like engineered marble or quartz countertops, porcelain or marble flooring in living areas, and quality timber flooring in bedrooms. Smart home technology is likely incorporated – CDL projects often include digital locksets, smart air-con controls, and intercom systems central via smartphone. These in-unit features ensure that families enjoy a refined, move-in-ready top-tier home experience.
Condominium offerings: As a large development (over 700 units), Zyon Grand will boast a full suite of condo facilities. The plans include a resort-style swimming pool (likely a 50m lap pool) for relaxation and exercise, children’s pools and play areas, and jacuzzi or hydrotherapy pools. There will be a fully equipped gymnasium for residents, and possibly fitness corners or outdoor exercise areas. A clubhouse or function rooms will be provided for social gatherings and co-working needs – expect elegantly designed spaces that can be booked for parties or business meetings. Lush landscaped gardens and relaxation corners are a key feature; given the project’s size, landscaping by a professional designer will create an oasis of greenery amid the towers. There may also be thematic sky terraces or roof gardens – e.g. at certain heights for households to enjoy panoramic views (many stylish tall condos include sky decks or observation lounges).
Notably, early information from marketing suggests the inclusion of tennis courts on the premises. It is somewhat rare for city-centre condos to have tennis courts, but generous developments like this can accommodate at least one – for instance, CDL’s Irwell Hill (540 units) nearby managed to include a tennis court, and The Avenir (376 units) also has one. We can reasonably expect 1 full-size tennis court at Zyon Grand, likely on a podium deck. Other possible benefits include a yoga deck, BBQ pits, karaoke or entertainment rooms, reading lounges, and a tennis or multi-purpose court, ensuring a comprehensive lifestyle offering. Security is of course provided with 24-hour guards and card access for residents.
Retail & Integrated features: One major advantage of Zyon Grand is its integrated retail podium on the ground floor. Spanning ~25,834 sq ft of commercial space, this podium will house a variety of shops and amenities for the public and households. Confirmed so far is a 6,458 sq ft childcare centre (Early Childhood Development Centre) within the development – this is a boon for young households, as they can have daycare and preschool services on-site. Additionally, the development is expected to include a supermarket (often in such mixed developments, a mid-sized supermarket like FairPrice Finest or Cold Storage is an anchor tenant) and food & beverage outlets. Marketing materials explicitly mention “Restaurants, Supermarket and ECDC (childcare)” as part of the project. This means families can do grocery shopping and grab meals without leaving the building – an extremely accessible feature. The retail podium will likely connect directly to the MRT entrance as well, driving footfall. All these align Zyon Grand with the concept of a self-contained “vertical village”, where one can live, work (from home), shop, and relax all within one development.
Serviced Apartment Component: As discussed, one of Zyon Grand’s unique benefits is the inclusion of long-stay serviced apartments in a separate tower. While these apartments are not for sale, their presence adds value to the overall development. They may offer hotel-like services (housekeeping, concierge) and could share some offerings with the condo (for instance, serviced apartment guests might have access to a subset of amenities or their own features). For condo families, having a serviced residence tower could mean access to certain à la carte services – e.g. residents might be able to book housekeeping, laundry, or catering services from the serviced suites operator for convenience. It also implies the development will be maintained to a high hospitality standard. The serviced apartments will have a separate entrance/lobby for privacy, but the coherent development means a vibrant, 24/7 lively environment with a mix of visitors and residents.
Architectural and Design amenities: Zyon Grand’s design is being handled by Nikken Sekkei and ADDP, aiming for a landmark look on the skyline. Early images show sleek glass-clad towers with modern facades that likely incorporate some crown feature or illumination at night. An artist’s impression of Zyon Grand’s twin residential towers, soaring 62 storeys above the River Valley district. The design features sleek vertical lines and a stylish silhouette, set atop a multi-level podium. The architecture emphasizes elegance and symmetry, and with two towers of equal height, Zyon Grand will stand out prominently. The towers are oriented for optimal views and wind flow (N-S orientation), and there may be sky gardens or breaches at intervals to create community spaces at height (a technique often used to add greenery in tall buildings). The podium’s design will integrate with street level to provide easy public access to shops and the MRT. Landscaping is likely not just at ground but also possibly elevated (e.g. a garden deck on the podium roof with the pool and amenities, creating an “urban oasis” shielded from the city buzz). The developers highlight that the project “combines residential, commercial, and serviced apartments” in a “rare mixed-use development” in this area, so we can expect thoughtful separation of private and public zones through design (e.g. private residential drop-off vs. retail frontage).
Residential Services: A subtle high-end feature mentioned is the provision of “Premier Residential Services”. This likely refers to concierge services for occupants – for example, a 24-hour concierge desk at the lobby to assist with taxi bookings, parcel receipt, and other hospitality-style help. top-tier CDL projects sometimes offer club lounges or on-demand services (like booking private chefs or coordinating home maintenance). While details are sparse, Zyon Grand’s scale and positioning hint at a semi-hotel-like living experience. The presence of Mitsui’s hospitality influence might also introduce Japanese-inspired service touches (such as impeccable security, cleanliness, etc.).
In summary, Zyon Grand’s facilities are comprehensive: occupants will enjoy leisure benefits on par with a high-end resort, daily conveniences of an integrated mall (grocery, childcare, dining), and the comfort of well-designed, high-tech homes. The combination of these elements – condo facilities, retail, MRT access, serviced apartments – makes it a true integrated development, relatively unique for a largely residential neighborhood. This self-contained environment caters to a live-work-play lifestyle and will be a strong draw for owner-occupiers and tenants alike.
investment Analysis
Zyon Grand is positioned as a blue-chip profit potential in the core city fringe area, and several factors contribute to its appeal and potential performance:returns Potential: Given the prime location (city fringe, near MRT and amenities), rental demand for Zyon Grand is expected to be strong. The Thomson-East Coast MRT line now links the area directly to the downtown and future eastern employment hubs, making it attractive to expatriates and professionals. With 1+Study and 2-bedroom units making up a spacious portion of the mix, the development is well-suited for investors targeting rental income. At indicative cost (~$2,800–$3,000 psf), and considering current high rental rates in River Valley, gross rental yields around 3% (or even up to ~4%) could be achievable. For instance, a 2-bed unit of 700 sq ft might rent for around S$5,000–$6,000 per month in today’s market, which on a $2.1M valuation is ~3.0% yield. One-bedroom units (468 sq ft) renting perhaps at ~$4k would yield slightly above 3.5%. These are attractive yields for Singapore’s prime segment (Orchard/River Valley average yields have historically been ~2.5–3%, but recently climbed to ~3.5–4% due to a rental surge). The presence of the serviced apartments signals confidence in rental demand: URA’s pilot of long-stay rentals here suggests this area can attract a steady stream of tenants (e.g. overseas professionals on 3-12 month stints, academics, medical visitors to SGH, or occupants waiting for new homes). In the longer term (by 2029 when Zyon TOPs), rents may normalize, but a well-located integrated development should still command top-tier rents, keeping yields resilient around the 3% range.
Capital Appreciation and Market Outlook: Zyon Grand’s launch comes at a time when the property market has seen consecutive cooling measures, yet demand for city-fringe and integrated projects remains robust. The land was acquired at a relatively moderate price (compared to earlier GLS in the area), allowing the developers to valuation competitively. If initial selling prices are indeed ~$2,9xx psf, there could be upside potential for appreciation. For comparison, nearby freehold project The Avenir (launched 2020) has seen units transacting at $3,300–$3,700 psf recently, and even 99-year Riviere (launched 2019) saw prices cross $3,100+ psf for some units in the resale market. Zyon Grand, being brand new and integrated with MRT and retail, may bridge the gap between 99-year and freehold values in the area. Over a 5-10 year horizon, as the River Valley precinct undergoes further development (several new projects will be completed, and the full TEL MRT line will be operational to Gardens by the Bay and East Coast), the desirability of living here should rise, supporting valuation appreciation. Furthermore, integrated developments tend to have a “scarcity exclusive” – there are limited sites that offer MRT + mall + ample-scale condo together. We’ve seen projects like CanningHill Piers (integrated with Clarke Quay) or Marina One Residences (integrated in Marina Bay) generally maintain strong demand and cost even in softer markets.
Resale Value and Exit Strategy: Investors should consider the future resale demand. Zyon Grand will appeal to both owner-occupiers (for its convenience) and investors/landlords (for its rentability). The spacious number of units (706) means a healthy resale market with ample transactions for cost benchmarking. One possible consideration is the competition from other new launches in the vicinity over the next few years – as of 2025, there are multiple GLS sites in the River Valley area: e.g. the adjacent Parcel B (to be developed by Allgreen as “Promenade Peak” with ~600 units), and the River Valley Green plots (Wing Tai and GuocoLand, which could add several hundred more units down the line). An influx of new condos could somewhat cap rapid price growth in the short term as buyers have more choices. However, Zyon Grand has first-mover advantage (likely launching earlier than these) and unique integrated features, so it differentiates itself. Once all these are completed, the entire neighborhood will be rejuvenated, potentially making Zion Road a vibrant residential cluster – this agglomeration effect could actually bolster property values for all, much like how the Kim Seng/Leonie Hill enclave has many high-end condos coexisting.
Comparative Positioning: In terms of price positioning, Zyon Grand as a leasehold new launch around $2.9k psf sits between the older resale in the area and the ultra-luxury freeholds. If we consider Riviere (99-year, TOP 2023) is fully sold and was last averaging ~$2,800–$2,900 psf, early buyers of Zyon Grand are buying into a brand-new project at roughly similar levels with the benefit of MRT integration – which suggests a fair value entry point. Compared to freehold The Avenir where units are transacting above $3,300 psf, Zyon Grand offers a significant discount for a trade-off in tenure. Another aspect is unit size; Zyon Grand has generally more compact units (to achieve 706 units from its GFA, average sizes ~ 95 sqm or 1,020 sq ft) whereas older premium projects had larger formats. This means the quantum (total pricing) for units here is kept more palatable, broadening the buyer pool (e.g. a 3-bedroom can be had for $2.5–$3M at Zyon, versus easily $4M for a large 3BR in some nearby freeholds). This lower quantum, high rental demand formula often results in better liquidity and steady resale interest.
Development Risk & Timeline: One should note that the project completion is a few years out (TOP ~2028). Macro-economic factors (interest rates, government policies) in the interim could affect prices. However, CDL’s strong financial standing and construction management track record reduce development risk – buyers can be confident the project will be delivered on time. Additionally, by buying at launch, one locks in today’s price; historically, well-located projects see price uplifts upon TOP (due to risk falling away and immediate occupation availability). Zyon Grand’s integrated status and sheer scale may make it something of a landmark – this branding could further help resale value retention (much like how Marina Bay Sands integrated resort lifted all surrounding property values).
In conclusion, Zyon Grand is poised as a solid long-term rental yield with an attractive rentability profile and potential for capital appreciation. It is backed by reputable developers (reducing execution risk) and aligns with urban trends (transit-oriented development, mixed-use living). While the supply of new homes in River Valley will increase, Zyon Grand’s unique selling points (MRT, retail, serviced apt concept) give it a competitive edge. Barring any major market downturns, units in Zyon Grand should enjoy healthy demand from both tenants and future owner-occupiers, underpinning their value. Savvy investors will also compare it against other upcoming launches – as the first integrated project in the immediate area, it may set the benchmark for pricing that later projects (like Promenade Peak) will follow or exceed, potentially giving early Zyon Grand buyers a valuation advantage.
Competitor Comparison
To put Zyon Grand in context, here’s a comparison with several recent or nearby high-end developments in the River Valley and prime District 9/3 vicinity:Notes: Zyon Grand distinguishes itself by being the only integrated development among these, with direct MRT connectivity and on-site retail facilities. Its pricing (leasehold ~$2.9k psf) is lower than the ultra-high-end freehold (The Avenir) but on par or slightly above recent 99-year projects (Riviere, Irwell Hill) which lack integration. In terms of scale, Zyon’s 706 units are the most, indicating a “mini-town” concept but also meaning more transactions for liquidity. Its tall 62-storey towers will also literally tower over the others (Riviere/Irwell ~36 storeys, Avenir 36). Views from Zyon Grand’s high floors could surpass competitors – for instance, offering panoramic city skyline or southern sea views that shorter buildings can’t.
Another competitor to watch will be Promenade Peak (Parcel B by Allgreen, expected launch 2025/26) with ~600 units, but since it’s not launched yet, we haven’t included it in the table. Promenade Peak will be right next door to Zyon Grand, likely without the serviced apartments but possibly with its own retail component. It’s expected to launch at similar or slightly higher prices (land valuation for Parcel B was $1,304 psf ppr, about 8% higher than CDL’s Parcel A). Zyon Grand thus has a first-mover advantage in cost and marketing in this new enclave.
From an rental yield perspective, comparing these projects: Riviere has proven rental demand (one-bedroom units launched around $1.5M and leased well, benefiting from proximity to the river and MRT) – its average selling pricing was about $2,891 psf. Irwell Hill Residences offered smaller units and a reputable developer at a slightly more affordable entry, and is almost fully taken up, indicating strong demand for prime district new condos around the $2.7k–$3k psf range. The Avenir, while freehold and pricey, showed that larger units in River Valley have their own niche of buyers (mostly owner-occupiers); its success at >$3k psf underscores the area’s appeal to top-tier buyers.
Zyon Grand is well-positioned between these: it captures investors and owners who want the convenience and refined amenities (like those in Irwell/Riviere) but with added integration and future-forward concepts (like the serviced apartments and direct MRT) – without paying the high-end of a freehold ultra-top-tier like Avenir. It essentially offers a “new launch upgrade” to the locale: taller towers, integrated facilities, and modern live-work-play environment. Therefore, it is likely to attract strong interest from both upgraders (e.g. those living in older River Valley condos who value the MRT link) and investors looking for rental and capital upside.
In summary, Zyon Grand compares very favorably with its competitors, often exceeding them in convenience and scale, while being in line in terms of cost. Its success will be watched as a bellwether for the River Valley GLS sites revival. Buyers evaluating it against nearby options should consider their priorities: if MRT connectivity and on-site features are top priority, Zyon Grand leads the pack; if freehold tenure or ultra-low density is a must, then The Avenir-type options might appeal more. But on balance, Zyon Grand’s well-rounded offering is poised to make it one of the most iconic and sought-after residences in the River Valley area once completed.