84% of units sold at launch – Should you consider Zyon Grand too?

Launched over the weekend (25-26 October), Zyon Grand moved 590 out of 706 units, achieving an 84% take-up rate at an average of S$3,050 psf. In a year packed with major launches, this is no small feat — especially in the already competitive River Valley landscape, where new projects have been crowding the market since mid-2025.

But the question for buyers now isn’t whether Zyon Grand is successful — it clearly is. Rather, it’s whether this project, which has already sold most of its units, still presents a compelling opportunity for those who missed the launch.

Launch momentum at Zyon Grand

Zyon Grand follows a string of high-profile launches, including River Green and Promenade Peak in August, both of which drew healthy buyer interest despite the rising tide of supply in River Valley. As of now, River Green is over 90% sold, while Promenade Peak has reached about 66% in sales.

A joint development by City Developments Limited (CDL) and Mitsui Fudosan, Zyon Grand, was the most recent addition. First opened for preview on 8 October 2025, it reportedly drew over 1,300 cheques as expressions of interest, or almost two times oversubscribed. Within a day of its public launch, over 80% of units were spoken for, leaving only about a hundred still available.

Get the latest details on available units at Zyon Grand here.

The project’s appeal stems partly from timing. The broader new home market had already seen a revival in buyer sentiment, aided by the easing of interest rates. As at 24 October 2025, the 3-month compounded SORA was at around 1.385% p.a., the lowest rate in over three years.

Analysts noted that October could end up being one of the best-selling months of 2025, with over 2,000 units already transacted across several new launches. Against this backdrop, Zyon Grand was well-positioned — a large-scale, well-marketed integrated development at the city’s edge, launched just as confidence was returning.

Zyon Grand is now the fifth new project this year (excluding ECs) to have sold more than 500 units at launch, after Parktown Residences (1,041 units), Springleaf Residence (870 units), The Orie (668 units), and Skye at Holland (658 units).

Pricing that hits the sweet spot

Quantum-wise, Kelvin Fong from PropNex observed that the starting prices of Zyon Grand fell under the sweet-spot pricing of under S$2.5 million for most owner-occupiers.

See the pricing guide for Zyon Grand below:

During the launch, demand was robust across all unit types. Sales figures also show that the larger layouts drew particularly strong interest, pointing to healthy end-user demand.

Huttons Asia’s Mark Yip estimated that more than 80% of the 3-bedroom plus study and larger units sold were priced at S$3 million and above, reflecting the depth of liquidity in the current market. One of the two exclusive 5-bedroom penthouses was also said to have fetched more than S$10 million.

At an average of S$3,050 psf, Zyon Grand positions itself neatly between nearby launches. River Green, for instance, averaged around S$3,130 psf at launch, while Promenade Peak ranged between S$2,894 and S$3,343 psf for its two distinct collections. For buyers, this means Zyon Grand offers a relatively balanced entry point: premium enough to signal exclusivity, yet not prohibitively priced.

The developers’ land cost, at S$1,202 psf ppr, was also the lowest among its River Valley peers. This cost efficiency allowed CDL and Mitsui Fudosan to launch at competitive prices while maintaining healthy margins — a move that likely contributed to the brisk sales.

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The buyer mix: Mostly locals, many upgraders

According to CDL, 84% of Zyon Grand’s buyers were Singaporeans, with 14% being Permanent Residents (PRs) from markets such as China, Malaysia, India, Indonesia, South Korea, and Japan. This local dominance reflects a deeper trend in the 2025 property landscape, where Singaporean upgraders are driving demand, leveraging strong resale HDB prices to move into private housing.

In neighbouring areas like Bukit Merah and Queenstown, newer HDB flats under 20 years old have consistently transacted above S$1 million. Many of these owners are now cashing out to upgrade to condominiums like Zyon Grand, drawn by the proximity to the city and reputable developers.

The project’s unit mix also supports this demographic shift. With over 40% of its supply allocated to 3-bedders, and only about 10% to 1-bedders, Zyon Grand clearly targets families and owner-occupiers rather than investors chasing short-term gains.

What makes Zyon Grand stand out

At its core, Zyon Grand is more than a condominium. It’s a self-contained vertical community that integrates private residences, serviced apartments, and retail — all connected directly to Havelock MRT station on the Thomson–East Coast Line. This direct link gives residents easy access to the rest of the island, making it one of the most connected addresses in central Singapore.

The development comprises two 62-storey residential towers and a 36-storey serviced apartment tower, all sitting above Zyon Galleria, a retail podium that will host cafes, dining outlets, a supermarket, and even an early childhood centre.

When completed, it will redefine the lifestyle experience for the River Valley–Bukit Merah corridor, combining the luxury of the CCR with the everyday convenience of a mixed-use hub. In that sense, Zyon Grand feels like a natural evolution of what city living should be: compact, walkable, and well-integrated.

What is SA2 really about?

As a relatively new housing category, long-stay serviced apartments (SA2) are still often misunderstood, particularly among potential buyers and investors. At Zyon Grand, the 350 serviced apartment units fall under the developer’s full management and are not sold individually.

In essence, Zyon Grand operates as a hybrid complex that blends residential living with hospitality, yet maintains a clear boundary between the two. For homeowners and investors, this structure brings several advantages.

The SA2 tower caters to a distinct market segment, meaning it doesn’t compete directly with private rental units within the condo. On the contrary, it may even create a pipeline of future demand. Expatriates who spend time in the serviced apartments could eventually decide to buy a home nearby, having experienced first-hand the convenience and charm of living in River Valley.

A value play in the River Valley cluster

It’s worth noting that Zyon Grand’s site technically sits in District 3, not District 9. Yet its location — fronting Kim Seng Road, and just minutes from Robertson Quay and Great World — offers nearly the same convenience and prestige as its CCR neighbours.

This subtle geographic distinction gives it a pricing advantage. Buyers can enjoy the River Valley lifestyle, such as riverside dining, upscale retail, and access to top schools, without paying full CCR premiums.

Against Promenade Peak and River Green, Zyon Grand compares favourably in both layout efficiency and total quantum. For instance, a 3-bedroom unit at Zyon Grand starts from S$2.2 million, compared to S$2.44 million at River Green and nearly S$2.93 million at Promenade Peak.

Even larger units follow the same pattern. The 4-bedroom apartments at Zyon Grand are about S$800,000 cheaper than similarly sized ones at Promenade Peak. This difference, however, is largely due to Promenade Peak’s positioning in the higher-end of the luxury segment with its generally more spacious units.

Zyon Grand’s approach is more grounded. By keeping overall quantum within reach, its pricing appeals to today’s practical buyers who care more about value and liveability than headline-grabbing psf numbers.

How it stacks up against resale options

For those comparing Zyon Grand to nearby resale condos, the numbers are revealing.
Irwell Hill Residences (TOP 2024) now averages around S$2,941 psf, Rivière (TOP 2023) about S$2,814 psf, and Martin Modern (TOP 2021) roughly S$2,727 psf.

Given Zyon Grand’s average launch price of S$3,050 psf, the gap between resale and new launch pricing is noticeably narrow. This erodes much of the usual resale advantage, especially since buyers often prefer newer developments with full lease terms, modern layouts, and harmonised GFA.

Should you still consider buying now?

With 84% of units already sold and prices gradually firming up, many prospective buyers are asking whether Zyon Grand is still worth considering. The short answer: Yes. Especially if you’ve been eyeing a River Valley address but find yourself priced out of Promenade Peak.

The only other confirmed development nearby is River Modern by GuocoLand at the River Valley Green (Parcel B) site, expected to launch in early 2026. Adjacent to River Green, this upcoming project offers a more exclusive positioning, with just around 475 units. Its land rate of S$1,420 psf ppr is also more than 18% higher than Zyon Grand’s, suggesting that its eventual launch prices will likely start from a higher base.

While Zyon Grand’s smaller units offer the lowest entry price, the best value arguably lies in its mid-sized and larger layouts, particularly the 3- and 4-bedroom types that strike a balanced mix of price, practicality, and comfort.

These units attract both homeowners seeking a city-centre address and investors looking for strong rental demand. The direct MRT connection and integrated retail podium further enhance day-to-day convenience, boosting both long-term liveability and tenant appeal

Market outlook for Zyon Grand

From a longer-term view, River Valley projects have consistently shown strong value retention. Take Irwell Hill Residences, which obtained its TOP recently. Since its 2021 launch, average psf prices have risen by over 10%. In the resale market, the project has also achieved an annualised capital gain of around 2%.

With Zyon Grand’s competitive entry price, there is substantial headroom for future appreciation as the project reaches completion in 2030 and beyond. Its integrated concept and newer build are well-positioned to demonstrate the same — if not stronger — price growth over time.

Additionally, given the relatively limited supply of integrated developments in prime central locations, Zyon Grand could very well set a benchmark for future mixed-use projects in the area.

If you’re still exploring your options, Zyon Grand’s remaining units are worth a closer look. Send your enquiry now and let 99.co help you to navigate your next property move.

Stay updated with the latest news and insights on Singapore’s new launch market here.

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