The River Opus is the redevelopment of Valley Point and Fraser Suites Singapore on River Valley Road, by Frasers Property and Mitsubishi Estate. The plan is about 407 homes on 999-year land, with the launch planned for 2027.
It will not launch into an empty market. Since August 2025, four 99-year projects around Great World MRT have sold about 2,000 homes between them, and a fifth site was awarded in June 2026.
There is no price list yet. So for now I compare one thing: what the same number of bedrooms costs in the homes around it, new and resale.
The short version
- A resale 2-bedroom at Valley Park, the 999-year condo next door, sold at a median of $2.70M over the past 12 months.
- New 2-bedrooms at the 99-year launches near Great World sold at $1.81M to $2.03M. At The Robertson Opus, the one new 999-year launch nearby, they sold at $2.46M.
- Land beside Great World went from $1,202 to $1,730 per square foot of floor area in 26 months.
- The River Opus has no land bid to work from, because the site was not bought at a government tender.
URA caveats. New launches: every new sale since each launch. Valley Park: resales, December 2025 to November 2026.
Overview of The River Opus
| The River Opus | |
|---|---|
| Location | 491 River Valley Road, District 10 |
| Developers | Frasers Property (51%) and Mitsubishi Estate (49%) |
| Tenure | 999-year leasehold |
| Site area | 144,656 sq ft |
| Maximum floor area | 584,577 sq ft |
| Homes | About 407, including sky villas |
| Also on the site | A 184-unit Fraser Suites serviced residence, shops and restaurants |
| Launch | Planned for 2027 |
| Completion | Planned for 2031 |
Unit types, sizes and floor plans have not been released. The full project facts are on my River Opus project page.
Source: EdgeProp report of the developers’ 30 September 2026 announcement.
The location
The site is on River Valley Road, a short distance west of Great World. Great World MRT on the Thomson-East Coast Line is the nearest station, about 610 m from its closest exit. Tiong Bahru on the East West Line is about 760 m away across the water, and Havelock about 850 m. Great World mall is about 540 m away, and River Valley Primary School about 970 m.
So this is the western end of River Valley Road. The four 99-year launches below sit closer to Great World MRT.
Straight-line distances measured on OneMap. Walking routes are longer.
No land price, so look at the land around it
With a government land sale, I start from what the developer paid for the land, because that sets the floor for the launch price. The River Opus is a redevelopment of two existing buildings, so there is no tender price to start from.
What we do have is five government sites sold near Great World since 2024.
| Site | Project | Awarded | Land price (psf ppr) | Price in launch month (psf) |
|---|---|---|---|---|
| Zion Road (Parcel A) | Zyon Grand | Apr 2024 | $1,202 | $3,039 (Oct 2025) |
| River Valley Green (Parcel A) | River Green | Jun 2024 | $1,325 | $3,111 (Aug 2025) |
| Zion Road (Parcel B) | Promenade Peak | Aug 2024 | $1,304 | $2,920 (Aug 2025) |
| River Valley Green (Parcel B) | River Modern | Feb 2025 | $1,420 | $3,228 (Mar 2026) |
| River Valley Green (Parcel C) | Not named yet | Jun 2026 | $1,730 | Not launched |
URA tender results.
The newest site cost 44% more than the first one, which was sold 26 months earlier. All five are 99-year leasehold.
I think this matters for The River Opus. The next 99-year launch beside Great World starts from a much higher land cost than the four selling now. That is the market The River Opus will launch into.
Land prices from URA tender results. Launch-month prices are from URA new-sale caveats in the month of launch.
What the new launches nearby sold for
| Project | Tenure | Homes sold | 2-bedroom | 3-bedroom | 4-bedroom |
|---|---|---|---|---|---|
| The Robertson Opus | 999-year leasehold | 215 | $2.46M (98 sales) | $3.42M (84 sales) | $5.24M (9 sales) |
| River Green | 99-year leasehold | 498 | $1.81M (271 sales) | $2.64M (102 sales) | $3.28M (35 sales) |
| Promenade Peak | 99-year leasehold | 435 | $1.99M (238 sales) | $3.17M (112 sales) | $4.97M (37 sales) |
| Zyon Grand | 99-year leasehold | 638 | $2.03M (227 sales) | $2.83M (290 sales) | $4.45M (88 sales) |
| River Modern | 99-year leasehold | 434 | $2.03M (160 sales) | $2.90M (208 sales) | $5.37M (66 sales) |
For a 2-bedroom, the four 99-year projects sit within about $220,000 of each other, from $1.81M to $2.03M. A 3-bedroom ran from $2.64M to $3.17M.
The Robertson Opus is the closest comparison among the new launches. It is also by Frasers Property, also 999-year, and it sold its 2-bedrooms at $2.46M and its 3-bedrooms at $3.42M. That is about $430,000 to $650,000 more for a 2-bedroom than the 99-year launches.
Median price of every new sale lodged with URA since each launch.
What resale homes nearby sold for
| Project | Tenure | 2-bedroom | 3-bedroom |
|---|---|---|---|
| Valley Park | 999-year leasehold | $2.70M (9 sales) | Too few sales |
| RV Residences | 999-year leasehold | $1.72M (5 sales) | Too few sales |
| Principal Garden | 99-year leasehold | $1.80M (13 sales) | $2.80M (3 sales) |
| Irwell Hill Residences | 99-year leasehold | $1.91M (9 sales) | $2.88M (4 sales) |
| The Crest | 99-year leasehold | $1.62M (10 sales) | $2.63M (8 sales) |
| Spring Grove | 99-year leasehold | $1.85M (6 sales) | $2.50M (8 sales) |
| Rivergate | Freehold | Too few sales | $4.67M (7 sales) |
| Martin Modern | 99-year leasehold | $2.12M (21 sales) | $4.16M (6 sales) |
| Riviere | 99-year leasehold | $2.42M (3 sales) | $3.62M (6 sales) |
| The Avenir | Freehold | Too few sales | $4.43M (3 sales) |
Valley Park is the closest comparison on tenure. It sits next to the site and is also 999-year. Its 2-bedrooms changed hands at a median of $2.70M in the past 12 months. That is more than a new 2-bedroom at any of the five launches above.
Valley Park’s prices have moved slowly. Across all its resales, the median went from $2,048 psf in 2022 to $2,232 psf in 2026, about 9% in four years.
Median resale price, December 2025 to November 2026, from URA caveats.
My take
Before any price list comes out, these are the numbers I would keep in mind.
- $2.70M is what a 2-bedroom on 999-year land already costs next door, in an existing building.
- $2.46M is what buyers paid for a new 999-year 2-bedroom at The Robertson Opus, from the same lead developer.
- $1,730 is the land price for the next 99-year site beside Great World, 44% above where Zyon Grand’s land started.
So when the prices come out, I would put the 2-bedroom and 3-bedroom prices against these, bedroom for bedroom, before looking at anything else. If you are deciding between waiting for The River Opus and buying one of the launches selling now, message me and I will run the comparison for the home you are looking at.
How I worked this out
- Prices are from URA caveats, up to November 2026.
- URA does not record bedrooms, so I matched each sale’s floor area to the project’s unit types from its floor plans and listings.
- A box says “Too few sales” where fewer than three sales matched.
- This compares past sales. It is not a forecast of The River Opus’s prices.
Check the evidence
URA residential transactionsURA land sale result, River Valley Green (Parcel C)EdgeProp report of the developers’ announcementOpinion is a decision framework, not a promised investment outcome. Current prices and unit availability need confirmation.