Promenade Peak

Zion Road / River Valley, D03 · Allgreen Properties (Kuok Group)

Overall score 8.2 out of 10. One of the two strongest in this batch; choose it for 2-bedroom + study. Mall next door, two MRT stations, a primary school 350 m away and 76% sold. The risk is timing: about 1,750 homes across three towers in the same street finish together around 2030-2032, so rents and resale prices will be tested at that point. Keys only in 2031.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

Sales so far: 451 of 596 (76%) on 5 Nov 2026; a listing site shows 72%
Price: About $2,894-3,343 psf at launch; units left average about $3,127 psf
Land cost: Not stated in sources checked
Completion: About Feb 2031
Lease: 99 years from 4 Nov 2024
MRT: Great World MRT exit about 155 m and Havelock MRT exit about 185 m (straight line, OneMap); shelter not stated
Food and shops: Great World City mall next door. No hawker centre named.
Primary schools: River Valley Primary about 350 m; Alexandra Primary about 900 m

Scores

Location: 8/10. City fringe (6) + mall next door (+1) + primary school within 1 km (+1)
Entry price: 7/10. Units left average about 38% above District 3's 99-year resale middle price ($2,274 psf)
Exit plan: 8/10. Start 5; +1 over 60% sold; +1 big project, 1 to 5 bedrooms; +1 MRT within 500 m; +1 primary school within 1 km; -1 Zyon Grand (706 homes) and River Modern (455) complete around the same time
Nearby food: 9/10. Large mall next door and Zion Riverside Food Centre about 230 m
MRT closeness: 9/10. Two MRT exits within about 185 m

Pros

Great World City next door
Two Thomson-East Coast Line stations about 4 minutes away
River Valley Primary about 350 m
76% sold

Cons

Priced close to prime-city levels on a 99-year lease
Zyon Grand and River Modern complete in the same period
Keys only around Feb 2031
Large private-lift units from $4M+ are slow

Sources: PropertyNet · Listings.sg now selling · OneMap (SLA), MOE, NEA and LTA data via data.gov.sg

Figures come from public sources listed under Sources. Caveat prices lag actual deals by a few weeks. This is education, not financial advice; check your own numbers with your bank and CPF before you commit.