The River Opus (former Valley Point): Site and Launch Guide
About 407 residences and sky villas on a 999-year site along the Singapore River, where Valley Point and Fraser Suites stand today. Frasers Property and Mitsubishi Estate plan to launch in 2027 and complete in 2031.
Launching soon — developers target 2027
In short: The River Opus is the project name the PropNex register gave on 22 October 2026 to the redevelopment of Valley Point and Fraser Suites Singapore at 491 River Valley Road, District 10. Frasers Property and Mitsubishi Estate, in a 51:49 joint venture announced on 30 September 2026, plan about 407 luxury residences and sky villas, a new 184-unit Fraser Suites serviced residence and a dining and retail podium on the 999-year site, with the existing buildings closing on 31 March 2027, a sales launch in 2027 and completion in 2031. There is no land tender behind this project — Frasers has held the site since the 1800s — so there is no land-cost model on this page, only what the developers have said and what the register records.
The River Opus at a glance
Sources: Frasers Property / Mitsubishi Estate joint announcement, 30 September 2026 · EdgeProp and Mingtiandi reports, 30 September and 1 October 2026 · PropNex project register, 22 October 2026 · SLA OneMap address record for 491 River Valley Road · Updated 23 Oct 2026
| Location | 491 River Valley Road, District 10 — Bukit Timah, Holland, Tanglin, River Valley (west) · Core Central Region |
|---|---|
| Developer | Frasers Property Limited and Mitsubishi Estate Co., Ltd (51:49 joint venture) |
| Tenure | 999-year leasehold (from 1877) |
| Site area | 144,656 sq ft |
| Gross floor area | 584,577 sq ft · plot ratio ≈ 4.04 |
| Total units | 407 (about — residences and sky villas; developers, 30 Sep 2026) |
| Nearest MRT | Great World (Thomson–East Coast Line (TE15)) · Havelock (Thomson–East Coast Line (TE16)) · Redhill (East–West Line (EW18)) |
| Expected launch | 2027 — the developers' stated target (30 Sep 2026); no preview date announced |
| Est. TOP | 2031 (completion target, developers) |
| Indicative pricing | Not released |
Swipe to see the full table →
My take
The honest read on The River Opus
Start with the tenure, because it is the whole story. A 999-year lease dating from 1877 is, for any practical purpose, freehold, and 999-year riverfront land in the Core Central Region does not come onto the market as a new launch more than once a decade. The Robertson Opus a few hundred metres downstream is the last 999-year launch on this stretch, and it is still selling at $2,988–$3,671 psf (register, 22 October 2026). That is the neighbourhood you are buying into.
The second thing is who is building it. Frasers Property has owned this corner since Fraser & Neave canned soft drinks here, and it is redeveloping rather than flipping: the new Fraser Suites stays on site as a 184-unit flagship, so the group will be operating a hotel-grade building next to the homes it sold you for decades. Mitsubishi Estate, the 49% partner, is the developer behind Marunouchi in Tokyo and Frasers' partner on the Kallang Close site. Neither has any reason to cut corners on a project with its own name on the door.
The honest caution is that almost nothing else is known yet. The developers have said about 407 homes, sky villas, a serviced residence, dining and retail, a 2027 launch and 2031 completion. They have not said how many towers, how tall, the unit mix, the block layout or a price. Every number you see on a marketing site today beyond those is a guess, and I have left them out.
The site itself is the strongest I have written up on this stretch: a corner of the Singapore River where Alexandra Canal joins it, with Great World and its station a short walk east and the Robertson Quay dining strip downstream. The weak point is the near term. Valley Point closes on 31 March 2027 and the site will be a construction yard until 2031, so this is a four-year wait for keys.
What I cannot give you is a price model, and I would rather say so than fabricate one. There is no land bid to work from. The benchmarks are the live 999-year and 99-year launches around it — The Robertson Opus, River Modern, River Green — and the resale caveats in the table further down, which URA updates every month.
This suits you if you want tenure that will still mean something to your grandchildren, a river address in the Core Central Region, and a developer pairing with a long record of finishing what it starts. Buyers priced out of freehold Orchard but unwilling to accept a 99-year lease should look here first.
Skip it if you need keys before 2031, or you need a price before you can plan. Neither exists yet. Skip it too if a 99-year lease at a lower psf, such as River Green or River Modern one stop east, does the same job for your budget.
Pricing
The River Opus price: no tender, no model — only the neighbours
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
There is no published land cost for this project, because Valley Point is land Frasers Property has held for more than a century rather than a Government Land Sales purchase. That removes the pricing signal every pipeline page on this site is built on.
What will actually set the price is the River Valley market in 2027. On 22 October 2026 the PropNex register had The Robertson Opus, the nearest 999-year launch, at $1.288m–$3.474m and $2,988–$3,671 psf with 135 of 348 units left; River Modern (99-year) at $3,374–$3,866 psf with 21 of 455 left; and River Green (99-year) at $3,321–$3,658 psf with 26 of 524 left. A 999-year riverfront tower launching in 2027 will be priced against those, not below them. Ask me and I will pull the resale caveats for the surrounding 999-year stock as well.
This site did not come through a Government Land Sales tender with a published $ psf ppr, so the usual land-cost model does not apply cleanly. Valley Point has been Fraser & Neave land since the 19th century — the site held F&N's first canning plant and, from 1998, Frasers Hospitality's first serviced residence — so there is no tender record and no land rate to model from. Pricing will be set against the 999-year and freehold River Valley market: The Robertson Opus (999-year, selling at $2,988–$3,671 psf on 22 October 2026), River Modern and River Green are the live benchmarks. I will publish the price list here the day it is released, and not before.
The site
The site: about 407 homes, a hotel and a podium on 144,656 sq ft
The site is 13,439 m² (144,656 sq ft) with a maximum gross floor area of 54,309 m² (584,577 sq ft), zoned commercial and residential, per EdgeProp's report of the 30 September 2026 announcement. That floor area is shared three ways: about 407 residences and sky villas, a 184-unit Fraser Suites serviced residence, and a podium of dining, retail and lifestyle space.
Because the residential share of the floor area has not been published, there is no honest average unit size to give you. What the announcement does say is that the homes are luxury residences and sky villas, which points to a mix weighted to larger units rather than a rental-grade stack of one-bedrooms.
Today the site holds Valley Point, a 20-storey office tower with a two-storey shopping centre, and Fraser Suites Singapore, a 255-key serviced residence. Both are expected to cease operations on 31 March 2027, with the sales launch due the same year and completion targeted for 2031. There is no replacement office component in the announced mix.
Location
Where The River Opus actually is
The site is at 491 River Valley Road in District 10, on the north bank of the Singapore River where Alexandra Canal meets it, at the western end of the River Valley stretch. It is the Valley Point corner that every River Valley driver knows.
Great World on the Thomson–East Coast Line is the nearest station, about an eight-minute walk east, with Great World mall above it; Havelock is one stop on, across the river. Redhill on the East–West Line is the alternative to the west. Robertson Quay and its restaurants are downstream, Orchard Road is one stop north from Great World, and the river promenade runs from the door.
For schools, Alexandra Primary, River Valley Primary and Zhangde Primary all fall within about 1 km of the site point on the location map further down. MOE uses SLA's distance from the unit's address for P1 registration, so run each on OneMap for the exact block once the site plan is out. The location map further down gives straight-line distances from the site's map point.
| Station | Line | Note |
|---|---|---|
| Great World | Thomson–East Coast Line (TE15) | The nearest station — Mingtiandi puts it about eight minutes on foot — and Great World mall with it |
| Havelock | Thomson–East Coast Line (TE16) | One stop south, across the river toward Tiong Bahru |
| Redhill | East–West Line (EW18) | The East–West Line option, west along Tiong Bahru Road |
Swipe to see the full table →
Site coordinates for this parcel are 1.29317303, 103.82714250 — check the exact walk yourself before you rely on anyone's number, mine included.
The River Opus location map: MRT and schools nearby
The nearest MRT station to The River Opus is Great World MRT, about 670 m in a straight line. 3 MOE primary schools sit within about 1 km of the site.
Nearest MRT and LRT stations
- Great World MRT670 m
- Tiong Bahru MRT790 m
- Havelock MRT890 m
- Orchard Boulevard MRT1.1 km
Primary schools within about 1 km
- 1Alexandra Primary School360 m
- 2River Valley Primary School borderline, check OneMap970 m
- 3Zhangde Primary School borderline, check OneMap1.0 km
What homes near The River Opus resell for
Resale prices within 1 km
The 8 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $2,226 psf. Older and leasehold projects usually sit below a new launch, so read the tenure column alongside the psf.
| Development | Distance | Tenure | Resales | Median psf | Median price |
|---|---|---|---|---|---|
| Nathan Residences | 160 m | Freehold | 4 | $2,078 | $1,657,500 |
| Valley Park | 160 m | 999-yr from 1877 | 22 | $2,246 | $2,720,000 |
| RV Residences | 190 m | 999-yr from 1877 | 8 | $2,395 | $1,728,444 |
| RV Edge | 220 m | Freehold | 6 | $2,097 | $908,000 |
| One Jervois | 230 m | Freehold | 5 | $2,340 | $2,500,000 |
| Domain 21 | 230 m | 99-yr from 2004 | 6 | $2,077 | $2,070,000 |
| Stellar RV | 260 m | Freehold | 5 | $1,845 | $1,030,000 |
| Regency Park | 310 m | Freehold | 7 | $2,289 | $5,500,000 |
Source: URA Data Service, private residential caveats lodged to Oct 2026, accessed 10 Oct 2026 (licence terms). Not every purchase is caveated, and caveats can lag the sale. Sizes are strata area, so psf includes AC ledges and voids. Distances are straight-line.
Who is building it
Who is building it: Frasers Property and Mitsubishi Estate
Frasers Property is the property arm of the Fraser & Neave group, with a Singapore record running from Watertown in Punggol to Rivière on Jiak Kim Street, a few hundred metres downstream of this site. It owns the land outright and keeps a stake in the result through the new Fraser Suites, which is the strongest incentive a buyer can ask for.
Mitsubishi Estate is one of Japan's largest developers, best known for the Marunouchi business district in Tokyo. In Singapore it has partnered Frasers on the Kallang Close Government Land Sales site, which the two groups won on 10 April 2026 at $610.75 million ($1,415 psf ppr) and will develop as another riverfront project. The joint venture here is 51:49.
What this pairing suggests about the product: a flagship rather than a volume play. Both groups have the balance sheet to hold stock, so expect firm pricing and a slow, deliberate release rather than a cleared-on-launch-weekend price list. Soon Su Lin, Frasers Property Singapore's chief executive, called it a landmark the group looks forward to launching with Mitsubishi Estate next year.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within 8 weeks of the Option date, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
Swipe to see the full table →
Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
The River Opus vs the other River Valley options
Three ways to buy the Singapore River right now, and one pipeline site: two with a price list you can read today, one with a 999-year lease like this one.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 23 October 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| The Robertson Opus | D9 Unity Street · CCR | 348 | 999-year | Selling — 135 left (22 Oct 2026) | The nearest 999-year benchmark, downstream at Robertson Quay, $2,988–$3,671 psf on the register |
| River Green | D9 River Valley Green · CCR | 524 | 99-year | Selling — 26 left (22 Oct 2026) | The 99-year comparison one stop east at Great World, $3,321–$3,658 psf and nearly sold |
| River Valley Green (Parcel C) | D9 River Valley · CCR | Not published | $1,730 | Est. Q4 2027 | The next GLS site on River Valley Green, 99-year, with a published land cost to model from |
Swipe to see all columns →
The Robertson Opus is the comparison that matters, because it is the only other 999-year launch on the river and it is selling now. If its remaining units suit you, you can buy the tenure today instead of waiting until 2031 for keys here.
Timeline
When The River Opus launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Joint venture announced | 30 September 2026 | Confirmed |
| Valley Point and Fraser Suites close | 31 March 2027 | Confirmed |
| Showflat preview | 2027 — no date announced | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Completion | 2031 (developers' target) | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within eight weeks of the Option date you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
The River Opus: questions people actually ask
The redevelopment of Valley Point and Fraser Suites Singapore at 491 River Valley Road into a 999-year mixed-use project of about 407 residences and sky villas, a 184-unit Fraser Suites serviced residence and a dining and retail podium, by Frasers Property and Mitsubishi Estate. The name comes from the PropNex project register of 22 October 2026 and the SLA address record for the site; the developers' own announcement of 30 September 2026 did not name it.
It is 999-year leasehold, on a lease that dates from 1877, which for any practical purpose behaves like freehold. Check the lease commencement date in the sale documents all the same.
About 407 residences and sky villas, per the developers' 30 September 2026 announcement and the PropNex register of 22 October 2026, plus a separate 184-unit Fraser Suites serviced residence that is not for sale. The unit mix and number of towers have not been published.
The developers said on 30 September 2026 that the project is slated to launch for sale in 2027, after Valley Point and Fraser Suites cease operations on 31 March 2027, with completion targeted for 2031. No preview date is confirmed. Register and I will send it the day it is announced.
No price list has been released, and there is no land tender to model from because Frasers Property has owned the site for more than a century. Pricing will be set against the River Valley market: on 22 October 2026 The Robertson Opus, the nearest 999-year launch, was selling at $2,988–$3,671 psf. I will pull the comparables rather than publish an estimate I cannot support.
Great World on the Thomson–East Coast Line (TE15), about an eight-minute walk east per Mingtiandi's report, with Havelock (TE16) one stop south and Redhill (EW18) on the East–West Line to the west. The location map on this page gives straight-line distances.
A 51:49 joint venture between Frasers Property Limited and Mitsubishi Estate Co., Ltd, announced on 30 September 2026. Frasers is the Fraser & Neave group's property arm and the long-time owner of the site; Mitsubishi Estate is the Tokyo developer behind Marunouchi and Frasers' partner on the Kallang Close site.
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Showflat slots go by appointment once the preview opens. Tell me your preferred day and I will confirm a slot. If you would rather just ask a question first, that is fine too — most people do.
Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against
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