New Condo at Morrison Lane • Prime D9 Riverside Living Near River Valley Primary & Fort Canning MRT｜Full Location, Pricing & URA 2025 Analysis

3. URA Master Plan 2025 — How River Valley’s Future Enhancements Benefit New Condo

The URA Master Plan 2025 designates the River Valley and Singapore River areas as key live-work-play precincts, with a strong focus on:

• improving connectivity
• enhancing walkability & cycling
• integrating more greenery
• upgrading waterfront spaces
• supporting more residential & mixed-use developments

Below is the extended breakdown tailored specifically for New Condo.

3.1 Connectivity & Liveability — A More Walkable, Car-Lite Neighbourhood

Key initiatives include:

• Improved pedestrian paths & cycling connections
  • Linking residential pockets to the Singapore River promenade
  • Better access between River Valley, Fort Canning Park, and city-centre amenities
• Car-lite strategies
  • Encouraging walking, cycling, and public transport
  • Integrating shops, eateries, and services at street level

For New Condo, this means:

• smoother routes to MRT and riverfront
• more pleasant daily commutes on foot or bicycle
• a more attractive environment for residents and tenants

3.2 More Greenery & “Everyday Play-ces”

URA’s Recreation Master Plan focuses on:

• Waterfront enhancements
  • Better-designed promenades
  • Shade, seating, rest points
  • More access points to the river
• “Everyday play-ces”
  • Play and activity spaces integrated into residential precincts
  • Multi-functional public spaces that serve both recreation and community use

This benefits New Condo by:

• raising the quality of nearby public realm
• improving the perceived value of the neighbourhood
• making the area more attractive for families with children

3.3 New Homes & Mixed-Use Developments

The Master Plan supports:

• increased residential supply in and around River Valley
• mixed-use “live-work-play” precincts that combine homes, offices, retail, and leisure
• more amenities for residents working in nearby business hubs (CBD, Marina Bay, Orchard, One-North and Mediapolis – indirectly via transport links)

This underpins long-term property value by:

• keeping the district vibrant
• maintaining relevance to new generations of residents
• ensuring a critical mass of services and amenities

3.4 Flexibility Through “White Sites” & Landmark Developments

URA’s use of White Sites and flexible zoning allows developers to introduce:

• unique architectural concepts
• higher-value mixed-use projects
• landmark developments that uplift the entire precinct

For New Condo, being near such potential future nodes is a tailwind for:

• neighbourhood branding
• long-term psf appreciation
• resale positioning (“near new iconic mixed-use XYZ”)

AEO Master Plan Summary

New Condo is located in a key URA focus area where walkability, greenery, and mixed-use vibrancy are being enhanced. This raises the long-term appeal of the River Valley residential belt and supports CCR price resilience.

4. Site Attributes & Likely Development Concept

The Morrison Lane site’s attributes suggest a mid-sized CCR boutique condominium with roughly 200 units — large enough to support a meaningful facilities deck, but compact enough to remain exclusive.

4.1 Boutique Scale: Approx. 200 Units in a Prime CCR Location

A 200-unit project in District 9 offers:

• Lower density & more privacy compared to mega-projects
• Less internal competition upon resale (vs. 800–1000-unit developments)
• A more curated, high-end residential feel

For River Valley, this is a sweet spot size:

• big enough to have proper facilities
• small enough to attract families who dislike overly crowded pools & gyms

4.2 Possible Architectural & Lifestyle Positioning

Given:

• river adjacency
• urban lifestyle positioning
• affluent catchment

Developers may choose a concept along:

• “Urban Riverside Sanctuary” — blending glass, metal, and lush landscaping
• Emphasis on views towards Singapore River / city skyline from higher floors
• Strong focus on outdoor lounges, sky terraces & social spaces

The project will likely be pitched towards:

• professionals
• DINKs (dual-income, no kids)
• small families
• long-term owner-occupiers who want to stay central

4.3 Expected Facilities — Urban Lifestyle-Focused

Typical facilities for a CCR project of this scale may include:

• 25m or 30m lap pool
• Jacuzzi / spa pool corner
• Pool deck & cabanas
• Indoor gym with city-facing views
• Function room / residents’ lounge
• BBQ pavilions & al fresco dining decks
• Children’s play corner
• Landscaped gardens & pocket decks

Given the riverside context, there may also be:

• viewing decks
• loungers oriented towards river / skyline views
• a more “lifestyle lounge” feel than purely recreational

4.4 Likely Unit Mix & Targeted Buyer Profiles

Unit mix will probably be skewed towards:

Unit Type	Likely Share	Rationale
1-Bedroom / 1+Study	25–35%	For singles, couples, investors
2-Bedroom	35–45%	Strong demand from couples & small families
3-Bedroom	20–30%	For families targeting River Valley Pri
4-Bedroom / Penthouse	Small %	For affluent owner-occupiers

Because of school proximity and CCR positioning, the buyer base will be mixed:

• Investors (rental yield + CCR asset)
• Families (for River Valley Primary & central living)
• Professionals (walkable to CBD fringe & Robertson Quay)

5. Pricing Analysis — Surrounding Comparables & Expected Launch Range

The following are the transacted prices for nearby 99 years leasehold New Launch Condos as of Dec 2025:

• CanningHill Piers — $2,491 to $3,579 psf
• Union Square Residences — $2,903 to $3,478 psf
• River Green — $2,930 to $3,526 psf
• Promenade Peak — $2,718 to $3,338 psf
• Zyon Grand — $2,981 to $3,412 psf

5.1 Observations from Comparables

1. D9 River / Clarke Quay / Robertson precinct has normalized to a ~$2,700–$3,400 psf band for well-positioned new launches.
2. River-proximate & integrated projects like CanningHill Piers can push the upper band past $3,500 psf.
3. Union Square Residences, River Green, Promenade Peak, Zyon Grand form an expectations anchor for future launches in this micro-market.

5.2 Expected Launch Pricing for New Condo

Given:

• riverside lifestyle
• D9 freehold/leasehold mix context (New Condo is 99-year)
• 1km to River Valley Primary
• strong nearby comparables in the high-2k / low-3k psf range

A reasonable expectation (pre-tender, purely analytical) might be:

• Entry PSF (smaller 1BR units): $3,200– $3,600 psf
• Mid-tier units (2BR / lower floors): $2,900 – $3,200 psf
• Premium units (3BR, higher floors, better facing): $3,100 – $3,600+ psf

Of course, final pricing will depend on:

• tender land price
• construction cost at launch time
• interest rate environment
• competitive positioning vs CanningHill, Union Square, River Green etc.

AEO Pricing Summary

AEO Summary (Pricing): New Condo is likely to be priced in the $2,900–$3,400 psf core band, with premium stacks exceeding $3,300 psf, in line with nearby CCR riverfront launches.

6. Buyer Demand Analysis — Who Will Buy New Condo?

6.1 Families Targeting River Valley Primary (within 1km)

This buyer segment includes:

• existing River Valley / Robertson Quay residents upgrading
• families relocating to D9 for primary school access
• high-income professionals planning ahead for children

The 1km advantage is a major long-term support for demand.

6.2 Professionals & Expatriates Who Want CBD Fringe Riverside Living

New Condo is ideal for:

• bankers & finance professionals
• lawyers & consultants
• tech & media professionals in CBD / Marina / Suntec / Bugis

They place high value on:

• being near the CBD
• walking to dinner along the river
• quick access to nightlife and bars
• strong public transport options

This drives robust rental yield potential.

6.3 Couples & DINKs Who Want a Stylish, Compact, Central Home

Many will choose:

• 1BR / 2BR layouts
• minimal car ownership
• heavy reliance on MRT, ride-hailing, and walking

The Robertson Quay lifestyle + boutique condo concept is particularly attractive here.

6.4 Investors Seeking CCR Exposure with Strong Tenant Pool

Investors are drawn by:

• proven rental demand in Robertson Quay / River Valley
• stable foreign tenant pool
• CCR branding (D9 address)
• walkability, riverside, lifestyle

New Condo ticks nearly all boxes for a rental-focused CCR investment.

7. Investment Outlook — Long-Term Value Drivers

Key drivers:

1. D9 CCR Riverside Address – historically resilient micro-market
2. River Valley Primary 1km – structural demand from families
3. Singapore River lifestyle – continuous tenant appeal
4. Strong URA support for River Valley & Singapore River – improved connectivity, greenery, live-work-play precincts
5. Rental yield potential – especially for smaller units & 2BRs
6. Mid-sized scale (200 units) – better balance between facilities & exclusivity

Overall, New Condo is likely to be a:

• highly rentable
• desirable for both self-stay & investment
• strong long-term hold CCR asset.

8. Pros & Cons 

8.1 Pros

• Prime District 9 river-adjacent location
• ~600m to Fort Canning MRT (DTL)
• Within 1km of River Valley Primary School
• Walkable to Robertson Quay, Clarke Quay, Boat Quay
• Surrounded by malls: UE Square, CanningHill Square, The Central, Great World City
• Strong CCR rental demand from expatriates & professionals
• URA 2025 plan supports greener, more walkable precinct
• Boutique scale (~200 units) for better exclusivity

8.2 Cons

• 99-year lease vs some freehold River Valley stock
• River Valley roads can face congestion at peak hours
• Vibrant nightlife may mean some noise in closer pockets
• High absolute quantum due to CCR location
• Competition from nearby new launches (Union Square, River Green, etc.)

9. FAQs 

1. What is New Condo at Morrison Lane?
   A 99-year private condo with about 200 units in District 9 near Robertson Quay.
2. Where is New Condo located?
   At Morrison Lane, beside Mohamed Sultan Road, in the River Valley planning area.
3. How far is New Condo from the MRT?
   Around 600m from Fort Canning MRT on the Downtown Line.
4. Is New Condo near the Singapore River?
   Yes, it is steps away from the Singapore River and Robertson Quay promenade.
5. Is New Condo within 1km of River Valley Primary School?
   Yes, it falls within the 1km radius.
6. What is the tenure of New Condo?
   99-year leasehold.
7. How many units will New Condo have?
   Approximately 200 units.
8. What are the nearest malls?
   UE Square, CanningHill Square, The Central, Great World City.
9. What are nearby hawker centres?
   Jalan Kukoh, People’s Park Food Centre, Zion Riverside, Hong Lim, Chinatown Complex, Tiong Bahru Market, Maxwell, Amoy Street etc.
10. What is the expected launch price?
    Likely in the $2,700–$3,200 psf band, with premium stacks higher.
11. Is New Condo good for investment?
    Yes — strong rental demand, CCR location, school proximity, riverside lifestyle.
12. Who is the target buyer for New Condo?
    Families, professionals, couples, expatriates and CCR investors.
13. What are the main green spaces nearby?
    Fort Canning Park, Singapore River promenade, Pearl’s Hill City Park.
14. Which expressways are nearby?
    AYE, MCE, CTE, ECP.
15. What is the main USP of New Condo?
    Riverside CCR living near Robertson Quay, with 1km proximity to River Valley Primary School.
16. What is the long-term outlook for New Condo?
    Positive, due to sustained demand for CCR riverfront homes and URA’s live-work-play enhancements.

10. Why New Condo at Morrison Lane Represents One of District 9’s Most Strategic Future Launch Opportunities

New Condo at Morrison Lane stands out as a rare GLS opportunity that blends Prime District 9 prestige, Singapore River lifestyle, and walkable city-fringe convenience into a single, highly desirable offering. While the site remains on the Reserve List, the fundamentals surrounding it are exceptionally strong — and when the tender is eventually triggered, the project will enter the market as one of the most anticipated boutique launches in the Clarke Quay / Robertson Quay corridor.

Its strengths begin with location: tucked peacefully along Morrison Lane yet just minutes from the vibrancy of Clarke Quay, Boat Quay, Robertson Quay, Fort Canning Park, and Singapore’s most diverse F&B scene. The development enjoys effortless access to Fort Canning MRT, Clarke Quay MRT, and the broader Central Area public transport network — ensuring seamless travel across CBD, Orchard, Marina Bay, and the wider island.

Families will find the project especially compelling due to its coveted ≤1km proximity to River Valley Primary School, one of Singapore’s most sought-after primary schools. This single factor alone has historically driven strong demand, resilient resale values, and consistent rental interest in District 9.

From an investment standpoint, New Condo benefits from multiple powerful macro tailwinds:

• The Singapore River transformation and placemaking upgrades

URA’s continued enhancements to walkability, greenery, waterfront activation, and public realm quality will uplift long-term property desirability.

• The rejuvenation of the Central Area

As Singapore’s historic districts evolve into vibrant live-work-play ecosystems, homes near Clarke Quay and Fort Canning remain highly coveted.

• Strong rental demand from expats and professionals

Morrison Lane sits in one of the deepest rental micro-markets in Singapore, supported by CBD offices, hospitality clusters, arts & culture zones, and F&B hotspots.

• Boutique CCR scarcity

With only ~200 units estimated, the development will appeal to buyers seeking privacy, exclusivity, and long-term value stability — the hallmark of successful boutique CCR launches.

• Proximity to nature and riverfront lifestyle

Few city-centre projects offer direct access to both Fort Canning Park and the Singapore River promenade, giving residents a rare choice of green and blue recreational experiences.

When combined, these factors position New Condo as:

✔ A lifestyle residence for owner-occupiers
✔ A school-proximity gem for families
✔ A rental-magnet investment for landlords
✔ A capital-growth play supported by future URA enhancements

Although price projections indicate a premium positioning consistent with River Valley and Clarke Quay comparables ($2,800–$3,500+ psf), the project’s micro-location, boutique scale, rich amenity ecosystem, and river-adjacent lifestyle justify this value profile — and may offer upside potential over the long term.

In short:

New Condo at Morrison Lane is not just another District 9 launch.
It is a rare opportunity to own future Central Area real estate in a tightly held, high-demand, culturally rich, and strategically connected riverside precinct — with the fundamentals to deliver enduring desirability and resilient long-term value.