Zyon Grand
706 homes by CDL and Mitsui Fudosan, in twin 62-storey towers built directly over Havelock MRT. 84% sold the opening weekend at an average of S$3,050 psf — the integrated launch that capped the River Valley cycle.
The numbers, on one page.
- Developer
- CDL (City Developments) + Mitsui Fudosan (Asia) — joint ventureSource: CDL & Mitsui Fudosan launch releases, Oct 2025
- Architect
- Nikken Sekkei (concept) with ADDP Architects
- Tenure
- 99-year leasehold (from 15 July 2024)
- Total units
- 706 residential across twin 62-storey towers (240 m)Source: two-source corroborated, Jun 2026
- Also on site
- 36-storey long-stay serviced-apartment block + Zyon Galleria retail podium
- Home sizes
- 1-bed+study to 5-bed + 2 penthouses · 474 – 2,756 sqftSource: developer fact sheet
- District
- D3 / Bukit Merah planning area — River Valley fringe
- Address
- 3 / 5 / 9 Kim Seng Road, Singapore 169555–169558
- Integrated
- Direct access to Havelock MRT (TE16) · Zyon Galleria (F&B, supermarket, childcare)
- Land cost
- S$1.107bn for ~164,450 sqft (S$1,202 psf ppr) — a lone GLS bidSource: GLS tender result, URA
- GFA
- 920,871 sqft (plot ratio 5.6)
- Preview
- 8 October 2025 (1,300+ expressions of interest)
- Launched
- 25 October 2025
- Launch weekend sales
- 84% (590 of 706) at an average S$3,050 psf, from S$2,689 psfSource: developer-reported; CDL release & The Edge, Oct 2025
- Buyer profile
- ~84% Singaporean · ~14% PR — mostly local demandSource: developer-reported, launch weekend (CDL release)
- Completion / TOP
- Est. 2029–2030Source: third-party listings range 2029–Q4 2030; developer confirmation pending
- Nearest MRT
- Havelock (TE16) — connected, Exit 4 ~53 m · Great World (TE15) ~375 mSource: Exit 4 distance verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
90% sold to date
An MRT in the basement, a national flower on the facade.
Zyon Grand is the rare Singapore launch where the train station is part of the building. The twin 62-storey towers — at 240 m, billed by the developer as the world's tallest twin-tower residential development built with prefabricated PPVC construction — sit directly over Havelock MRT (TE16) on the Thomson-East Coast Line, with the nearest station exit about 53 m from the door. That is the pitch, and on launch weekend in October 2025 the market took it: 590 of 706 homes booked, 84% in two days.
The developer is a heavyweight pairing — CDL, a multi-time Singapore Top Developer, in joint venture with Mitsui Fudosan (Asia), the Singapore arm of one of Japan's largest property groups. The concept architecture is by Japan's Nikken Sekkei with local practice ADDP, and the wave-like facade takes its cue from the Vanda Miss Joaquim, Singapore's national flower. This is a design-led, internationally branded development, not a commodity slab.
It also caps a strong River Valley cycle. River Green (Wing Tai) sold 88% at S$3,130 psf in August 2025; Zyon Grand followed at S$3,050 psf in October; River Modern (GuocoLand) then went 90%-plus at S$3,266 psf in March 2026. Zyon Grand priced a notch under both neighbours — from S$2,689 psf, with a launch average of S$3,050 — and drew more than 1,300 expressions of interest before booking day.
Part of why it could undercut: the land. The Zion Road (Parcel A) site was won on a lone bid at S$1,202 psf per plot ratio, while the adjacent River Valley Green parcels both went for more — Parcel B at S$1,420 psf ppr on five bids, Parcel A at S$1,325 on two. And the buyers were overwhelmingly local — about 84% Singaporean and 14% PR — so this cleared 84% without leaning on the foreign segment the 60% ABSD has kept on the sidelines.
S$3,050 psf (avg) — the value end of the cluster.
Zyon Grand launched a step below both its River Valley neighbours — the only one of the cohort with an MRT and a retail podium in the building, yet priced under the riverfront pair. The placement reads clearly against the cycle:
- River Modern (Mar 2026): S$3,266 psf (avg) — riverfront, MRT-connected
- River Green (Aug 2025): S$3,130 psf — adjacent Parcel A, ~93% sold
- Zyon Grand (Oct 2025): S$3,050 psf — integrated, over Havelock MRT
- Irwell Hill Residences (Apr 2021): ~S$2,700 psf — the prior-cycle CDL benchmark
The S$1,202 psf ppr land cost — well under River Green's S$1,325 and River Modern's S$1,420 next door — is part of why the maths allowed it. Still a prime city-fringe (RCR) quantum, with the entry from S$1.298 million and the larger homes well past S$5.988 million.
| Project | Area | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Zyon Grandsubject | Kim Seng · D3 | 706 | Oct 2025 | S$3,050 avg · 84% (590) launch |
| River Green | River Valley · D9 | 524 | Aug 2025 | S$3,130 avg · 88% wkd → ~93% |
| River Modern | River Valley · D9 | 455 | Mar 2026 | S$3,266 avg · 90%+ launch |
| Irwell Hill Residences | River Valley · D9 | 540 | Apr 2021 | ~S$2,700 avg · 51.5% wkd |
Launch PSF and take-up are developer-reported, from each project's own launch (EdgeProp; CDL/Mitsui Fudosan for Zyon Grand). Zyon Grand's 84% / S$3,050 psf figure is measured as at 6pm on 26 October 2025. Full URA caveat range will be added here as transactions settle.
Small-format core, all the way up to a penthouse.
Zyon Grand runs the full ladder — from a 474 sqft 1-bedroom-plus-study to a 2,756 sqft penthouse — but the weight sits at the accessible end. The three-bedroom is the core at 293 units (42%), and 1- to 3-bedrooms make up about 83% of the project, which kept the entry quantum from S$1.298 million. The top of the stack — 98 four-bedders, 18 five-bedroom supremes and two penthouses — all come with private lift.
| Type | Units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom + study | 59 (8%) | 474 | from S$1.298M (~S$2,738 psf) |
| 2-bedroom | 236 (33%) | 538 – 721 | from S$1.468M (~S$2,729 psf) |
| 3-bedroom | 293 (42%) | 818 – 1,076 | from S$2.200M (~S$2,689 psf) |
| 4-bedroom | 98 (14%) | 1,421 – 1,615 | from S$3.968M (~S$2,792 psf) |
| 5-bedroom supreme | 18 (3%) | 1,819 | from S$5.988M (~S$3,292 psf) |
| Penthouse (5-bed) | 2 | 2,659 – 2,756 | one sold over S$10M |
Unit counts and sizes are from the developer fact sheet; starting prices and indicative PSF are developer-reported (EdgeProp / launch coverage / Stacked Homes). The 706 total excludes the 36-storey long-stay serviced-apartment block. Request the live balance list and floor-plan PDFs via the form below.
Kim Seng Road — on the line, on the river fringe.
Zyon Grand sits on Kim Seng Road (Blocks 3, 5 and 9), in District 3 within the Bukit Merah planning area, on the River Valley fringe. Its defining feature is the direct link to Havelock MRT (TE16) — the nearest exit is about 53 m away, so the Thomson-East Coast Line is effectively at the door. That is one stop to Outram Park interchange and a straight ride to Orchard, the CBD and Marina Bay. Great World MRT (TE15) is a second TEL station roughly 375 m off.
Day-to-day is covered without leaving the precinct: Zyon Galleria's own podium holds F&B, a supermarket and a childcare centre, while Great World City mall is about 366 m and the Robertson Quay dining belt around 260 m. For families, River Valley Primary School is about 471 m — inside the 1 km Primary 1 priority tier.
The location map shows the cluster: the site on Kim Seng Road, Havelock MRT just to the south, and River Valley Primary to the north-east. Kim Seng Park and the Singapore River promenade are a short walk in the same direction.
Rail, retail, river and school — most of it on foot.
The Kim Seng pocket packs a lot into a tight radius: the MRT and Zyon Galleria's retail in the development itself, Great World City a few minutes away, the Singapore River and Robertson Quay quays nearby, and a priority-tier primary within the 1 km band. For a prime District 3 address, almost everything is walkable.
- River Valley Primary School~471 m · within 1 km P1 tier
- Alexandra Primary School~1.03 km · 1–2 km tier
- Zhangde Primary School~1.11 km · 1–2 km tier
- ISS / international schoolsshort drive
- Havelock MRT (TE16)~53 m to Exit 4 · connected
- Great World MRT (TE15)~375 m · TEL
- Outram Park interchange1 MRT stop
- Orchard / CBD / Marina Baydirect on the TEL
- Zyon Galleria (in development)F&B · supermarket · childcare
- Great World City mall~366 m
- Robertson Quay dining~260 m · riverside F&B
- Orchard Road belt~1 stop / short drive
- Kim Seng Park / river promenade~290 m
- Singapore River promenade~260 m
- Pearl's Hill City Park~872 m
- Tiong Bahrushort ride
Distances are approximate straight-line (OneMap) measurements and will vary by walking route; treat them as indicative. The Havelock MRT Exit 4 (~53 m) and River Valley Primary (~471 m) figures are geometrically verified; the remainder are drawn from agent and listing sources pending firmer corroboration.
Two buyers it fits — and one it doesn't.
An 84% launch in a recovering prime market is a strong signal. But Zyon Grand is a specific buy — integrated, leasehold, very tall and very dense. Here's who it suits, and who it doesn't.
The MRT, the mall and the school at the door.
For a buyer who wants a prime District 3 home with the Thomson-East Coast Line literally downstairs, a supermarket and F&B in the podium, a major mall a few minutes off and a priority-tier primary within the 1 km tier, Zyon Grand is about as frictionless as prime-district living gets. The small-format-heavy mix suits singles, couples and downsizers who value the connection over the square footage.
The 4- and 5-bedders, all with private lift, are sized for families who want the address and the scale together.
A branded landmark on a low land cost.
Zyon Grand cleared 84% on largely domestic demand — without the foreign buyers ABSD has parked — while priced a notch below its River Valley neighbours, on land won at a low S$1,202 psf ppr. If the prime market re-rates as that segment returns, an MRT-integrated, internationally branded landmark by CDL and Mitsui Fudosan is the kind of asset positioned for it.
The caveat: it is still a prime city-fringe (RCR) quantum, and the upside rides on the precinct's prime premium holding.
Freehold purists and density-averse buyers.
This is 99-year leasehold from 15 July 2024, in a district that still carries plenty of freehold stock — if a freehold title and its resale tail matter to you, the older freehold homes nearby are the alternative. It is also genuinely dense and tall: 706 homes plus 350-plus serviced apartments across 62-storey towers, with the footfall, lift-wait and shared-management realities of an integrated development. And the immediate pocket is filling up — River Green and River Modern launched in the same cycle within walking distance, with a further Zion Road Parcel B to come — so near-term resale and leasing competition is real.
What the developer render won't tell you.
It's still a high prime city-fringe (RCR) quantum. "Competitively priced" is relative — the launch average was S$3,050 psf, the cheapest home S$1.298 million, and the top of the stack runs from S$5.988 million to a penthouse that cleared over S$10 million. Below the neighbours, but not a value entry.
Leasehold in a freehold-rich district. Zyon Grand is 99-year leasehold from 15 July 2024. River Valley and the wider D3 fringe carry freehold stock, so there is the usual financing and resale-tail consideration against freehold neighbours — even with the integrated location doing the heavy lifting.
Tall and dense. Twin 62-storey, 240 m towers with 706 homes and 350-plus serviced apartments is a lot of people on one site. Height brings lift-wait and wind, and an integrated podium brings retail and serviced-apartment footfall — the trade for having the MRT and the shops in the building.
A first-of-its-kind mixed structure. Residential, retail and a novel SA2 long-stay serviced-apartment block sit under one development. The serviced-apartment concept is the first piloted on a government land-sale site, so there is limited precedent for owners to benchmark how shared facilities, service charges and management dynamics settle out.
Precinct supply is still coming.River Green and River Modern launched in the same cycle within walking distance, and a further Zion Road Parcel B will add competing stock in the immediate Kim Seng pocket. That's the cluster's vibrancy — and also the resale and leasing competition your eventual buyer will weigh.
What's left after an 84% weekend.
We'll send the current balance-unit list, indicative pricing by stack and facing, and any developer incentives still active. Tell us the bedroom count, view or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Zyon Grand expected to TOP? +
- Zyon Grand's completion is estimated in the 2029–2030 range as of June 2026. Third-party listings circulate dates from 2029 to Q4 2030; no developer-confirmed TOP has been published yet. We'll firm this up as CDL and Mitsui Fudosan confirm the build timeline — at 240 m and built with PPVC, it is a large, long-lead construction.
- What was the average launch PSF for Zyon Grand? +
- Zyon Grand sold at an average of S$3,050 psf on launch weekend (25–26 October 2025), when CDL and Mitsui Fudosan sold 590 of the 706 units — 84%. Pricing started from S$2,689 psf for the most affordable three-bedroom, and from S$1.298 million for a 474 sqft 1-bedroom-plus-study. That is a prime city-fringe (RCR) price, but a notch below the Core Central Region launches River Green (S$3,130) and River Modern (S$3,266) in the same cycle.
- How many units does Zyon Grand have, and what's left? +
- Zyon Grand has 706 residential units across twin 62-storey towers. 84% (590 of 706) sold on launch weekend (October 2025), leaving roughly 116 units as of that count. Separately, a 36-storey block holds the long-stay serviced apartments — those are not part of the 706. Drop your details below for the current balance list.
- Who is the developer? +
- Zyon Grand is developed by a joint venture between CDL (City Developments Limited) — a multi-time Singapore Top Developer — and Mitsui Fudosan (Asia), the Singapore arm of one of Japan's largest developers. CDL also built Irwell Hill Residences nearby. Concept architecture is by Japan's Nikken Sekkei, with ADDP Architects as the collaborating local practice.
- Where exactly is Zyon Grand, and is it on Zion Road? +
- Zyon Grand's built address fronts Kim Seng Road (Blocks 3, 5 and 9), in District 3 within the Bukit Merah planning area, on the River Valley fringe. 'Zion Road' is the name of the government land-sale parcel, not the street address. The development is directly linked to Havelock MRT (TE16) on the Thomson-East Coast Line; Great World MRT (TE15) is a second TEL station about 375 m away.
- How far is Zyon Grand from the MRT? +
- Zyon Grand is the only integrated development with direct access to Havelock MRT (TE16) — the nearest station exit (Exit 4) is about 53 m from the site, effectively at the door. That is a straight Thomson-East Coast Line ride to Orchard, the CBD and Marina Bay, with Outram Park interchange one stop away. Great World MRT (TE15) is a second TEL station roughly 375 m off.
- What's the unit mix at Zyon Grand? +
- Zyon Grand's 706 homes span a 474 sqft 1-bedroom-plus-study up to a 2,756 sqft penthouse. The three-bedroom is the core at 293 units (42%), with 236 two-bedders and 59 one-bed-plus-studies; the larger end runs 98 four-bedders, 18 five-bedroom supremes and two penthouses (one per tower). About 83% of the project is 1- to 3-bedroom, which keeps the entry quantum accessible from S$1.298 million.
- What's the integrated development — what's in the podium? +
- At Zyon Grand, three towers sit over one podium: the twin 62-storey residential towers, a separate 36-storey block of long-stay serviced apartments (a first-of-its-kind SA2 concept on a government land-sale site), and Zyon Galleria, the retail podium with F&B, a supermarket and an early-childhood development centre. Direct lift access connects the homes down to Havelock MRT.
- Is there a penthouse, and what did it sell for? +
- Zyon Grand has two five-bedroom penthouses, one crowning each tower, at roughly 2,659–2,756 sqft. One of them sold for more than S$10 million on launch weekend (October 2025) — the headline transaction of the launch.
- Is River Valley Primary in the catchment? +
- River Valley Primary School is about 471 m from Zyon Grand — comfortably inside the 1 km Primary 1 priority tier. Alexandra Primary (~1.03 km) and Zhangde Primary (~1.11 km) sit in the 1–2 km second tier. A priority-tier primary within walking distance is a useful anchor for a prime District 3 address.
- How does Zyon Grand compare to River Green and River Modern? +
- Zyon Grand, River Green and River Modern are all River Valley-cluster launches of the same cycle. River Green (Wing Tai, 524 units) launched August 2025 at S$3,130 psf and sold 88% on its weekend; River Modern (GuocoLand, 455 units) launched March 2026 at the priciest S$3,266 psf with 90%+ gone. Zyon Grand is the largest (706 units), the only one built over an MRT with an integrated retail-and-serviced-apartment podium, and launched a notch cheaper at S$3,050 psf — which helps explain the 84% take-up.
- Why did the land cost so little relative to its neighbours? +
- Zyon Grand's Zion Road (Parcel A) government land-sale site drew a single bid — the CDL–Mitsui Fudosan JV's S$1.107 billion, or S$1,202 psf per plot ratio. The adjacent River Valley Green Parcel B drew five bids (GuocoLand's S$1,420 psf ppr) and Parcel A drew two (Wing Tai's winning S$1,325 psf ppr) — both above Zyon Grand's lone S$1,202 bid. That lower land cost is part of why Zyon Grand could launch below its neighbours.
- How do I get the balance unit list or book a showflat? +
- To get the Zyon Grand balance-unit list or book a showflat, drop your details via the form on this page. Our partner agent will come back with the current list, indicative pricing by stack and facing, and any developer incentives still active.
Why this launch worked.
590 of 706 units booked in the opening weekend. Here's what buyers were reading — and what it means for the ~116 still available.
~116 units remain as of October 2025 · 84% sold launch weekend · ~84% of buyers Singaporean.
Get the balance unit list →- 01The MRT is in the building.The only integrated development with direct access to Havelock MRT (TE16) — the nearest exit about 53 m off. One stop to Outram Park interchange and a straight Thomson-East Coast Line ride to Orchard, the CBD and Marina Bay. Prime-district plus rail-at-the-door is a rare combination.
- 02It priced under its neighbours.From S$2,689 psf, with a S$3,050 psf launch average — a notch below River Green (S$3,130) and River Modern (S$3,266) in the same River Valley cycle. A low S$1,202 psf ppr land cost, won on a lone GLS bid, made the maths work.
- 03A branded, design-led landmark.CDL in joint venture with Japan's Mitsui Fudosan, concept architecture by Nikken Sekkei with ADDP, and a wave-like facade inspired by the Vanda Miss Joaquim. At 240 m, billed as the world's tallest twin-tower residential development built with PPVC.
- 04Integrated living, not just a tower.Zyon Galleria's podium brings F&B, a supermarket and a childcare centre into the development, alongside a 36-storey long-stay serviced-apartment block. Buyers were paying for a self-contained precinct, not a standalone block.
- 05It sold on domestic demand.About 84% of buyers were Singaporean and 14% PR — an 84% launch weekend cleared without leaning on the foreign segment ABSD has sidelined. That's genuine local depth, with the headline a penthouse over S$10 million.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the confirmed TOP date update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.