Our Review
Location
What we liked:
Low density area right next to Singapore River and Alexandra Park Connector
Sheltered walkway to Great World MRT and mall with a strong, diverse tenant mix
Close proximity to Zion Road Food Centre
Possibly one of the most convenient project in River Valley
Close proximity to River Valley Primary, and possible 1KM to Alexandra Primary
What we didn't liked:
Surrounded by other similar height condos, which means there won't be much views in all direction
Location score: 8.5/10
Accessibility
What we liked:
Close connectivity to CBD and Orchard, but without the crowd
Fully sheltered to Great World MRT
TEL gets you to Orchard/Outram Park in 1-2 stop, Shenton Way in 2-3 stops
Very walkable to Robertson Quay, New Bahru
Accessibility Score: 10/10
Development Quality
What we liked:
Wing Tai truly maximized an odd-shaped piece of land, fitting full condo facilities including Tennis Court
Landscaping has been done well, without feeling too crammed - there is even plenty of walking paths within the development
Super duper efficient floor plans, that aren't the most luxurious, but will fit those with a tight budget
High quality luxury finishing in all room types
Insane 980sqft 4 Bedder, creating potentially a $1-2M price gap with other surrounding 4 Bedders
What we didn't liked:
The larger unit types that are typically more family-oriented would tend to feel small, especially for HDB upgraders
No gas stoves in all room types, even with windows in kitchen
15 stacks in a level, although 6 lifts are provided
High proportion of 1 and 2 bedders, which will likely attract more investors than ownstayers
Development quality score: 8/10
Pricing
What we liked:
Super efficient layouts creates a low quantum entry into this prime area
Some unit types have prices comparable to other RCR or even OCR prices
Strong price quantum advantage vs Promenade Peak, and other existing resale projects in the area
Price score: 8.5/10
Exit Potential
What we liked:
Rental demand is likely to be strong, and could attract future investor buyers
Large price gap from the existing resale properties, means any price-sensitive buyers looking to enter the area would be attracted to River Green
What we didn't like:
While PP and RG launching together creates a potential competitive price situation, it still means that they will be attaining TOP in similar period. Coupled with the upcoming Zyon Grand, and Guocoland's River Valley Green Parcel B means there would be considerable number of supply entering this location.
It is still a prime central location, and thus will only appeal to those who prioritize location and willing to pay a premium (albeit smaller than the existing resale projects) - so investors should have a slightly longer horizon
With River Green's unit mix skewed towards investors, there might be more selling competition in future
Exit Potential score: 6.5/10