The River Opus Review (2026)

At the centre of it all is the new and exciting development, The River Opus, Frasers Property's redevelopment of its own Valley Point site at 491 River Valley Road.

The site is already listed as The River Opus by the Singapore Land Authority.

Frasers owns the site on a 999-year title and has planning permission for 417 homes. The company has also told shareholders that consolidating Fraser Suites Singapore could pave the way for a potential redevelopment.

So, what do we actually know about The River Opus, and what are analysts expecting? In this blog post, we'll look at the facts first, then compare the site with nearby condos on pricing, rents, amenities, transport, and schools.

Also, if this is your first time looking at a central region new launch, you might want to check out our guide to buying a new launch condo in Singapore first, to help you understand the process a little better.

Key takeaways

• The River Opus is Frasers Property's redevelopment of Valley Point at 491 River Valley Road in District 10. Frasers already owns the site on a 999 year lease, so there's no new land cost to factor in. The site is already carried on the group's books as an existing asset.

• The site has written permission for 417 homes, 184 serviced residences, and a commercial podium across around 624,000 sq ft of gross floor area. In other words, The River Opus is shaping up as a mixed-use development, with both residential and hospitality uses on the same site.

• Great World MRT is about 746 metres away, so it's not exactly a doorstep-to-station setup. If easy MRT access is high on your list, it's worth comparing The River Opus with River Green, which is just 108 metres from the station.

• Alexandra Primary and Zhangde Primary are within 1 km, while River Valley Primary sits just three metres outside the 1 km mark. If schools are a key factor, families should check the exact address using the Singapore Land Authority's OneMap School Query before making any plans.

• The Robertson Opus, Frasers' other 999 year Opus project in neighbouring District 9, had the slowest sales pace among six recent riverside projects, with 59% sold as of May 2026. So while the long lease is a plus, it hasn't automatically translated into faster sales in this market.

Not The Robertson Opus

Let's clarify something about names. There are two Frasers projects along the Singapore River with "Opus" in the name, and both sit on 999-year titles.

The Robertson Opus is Frasers Property's joint venture with Sekisui House at Robertson Quay, with 348 units launched in July 2025.

By May 2026, it had sold 206 of those units, or 59%, at a median of $3,374 per square foot. Those numbers belong to Robertson Quay.

The River Opus is the upcoming redevelopment of Valley Point further west along River Valley Road, with 417 homes in the approved scheme. The key difference is location.

The Robertson Opus is in District 9, while The River Opus is in District 10. So whenever you see a psf figure or showflat address that contains "Opus", double-check which project it refers to.

The Land Frasers Already Owns

Valley Point is a 20 storey office tower with a two storey shopping centre at 491 and 491B River Valley Road, postal code 248371, in District 10. The office space has a net lettable area (NLA) of 179,350.5 sq ft, while the retail space covers another 43,216 sq ft.

So, when you look at The River Opus, you're essentially looking at a major redevelopment of an existing commercial site rather than a brand new plot of land.

You'll also find Fraser Suites Singapore on the same site, with 255 serviced apartments that were completed in 1998. Like Valley Point, it sits on a 999 year title.

Next door, you have Valley Park, a 999 year condominium at 473 to 483 River Valley Road.

On 25 June 2026, Frasers Property announced a portfolio reshuffle involving about S$2.1 billion worth of assets held through Frasers Hospitality Trust (FHT). As part of the move, Frasers said it would consolidate full ownership of Fraser Suites Singapore, potentially paving the way for a redevelopment of the entire Valley Point site.

The deal still needs shareholder approval at an extraordinary general meeting (EGM). If it gets the green light, Frasers expects the transaction to be completed before the end of FY2026.

Here are the details on record so far.

Item	Detail
Project	The River Opus, the registered building name at 491 River Valley Road
Developer	Frasers Property
Address	491 River Valley Road, Singapore 248371, District 10
Tenure	999-year leasehold
Site today	20-storey office tower, two-storey shopping centre, Fraser Suites Singapore with 255 serviced apartments
Approved scheme	Four blocks, 417 homes, 184 serviced residences, commercial podium, about 624,000 sq ft gross floor area
Site valuation	DBS Group Research values the site at about S$351 million
Launch expectation	Expected in 2027, subject to approvals
Corporate step first	FHT consolidation, subject to shareholder approval at an EGM
Nearest MRT	Great World MRT, 746 metres

What Written Permission Allows

Frasers has written permission for a four block redevelopment with 417 residential units, 184 serviced residences, and a commercial podium, covering about 624,000 sq ft of gross floor area (GFA).

DBS Group Research values the site at around S$351 million and estimates the completed development could have a gross development value (GDV) of roughly S$2.0 billion to S$2.1 billion.

DBS also estimates that the project could get about 30% more GFA than the current plot ratio allows, with the launch expected in 2027, subject to approvals. The sequence is fairly straightforward: shareholders vote on the FHT consolidation first, Frasers takes full ownership of the site, and then the redevelopment covered by the written permission can move towards launch.

A Cost Base Without a Tender Bid

River Green, Zyon Grand, and Promenade Peak sit on 99-year sites bought at Government Land Sales, or GLS, tenders. Frasers already owns this land.

DBS values the 999 year site at around S$351 million. Compare that with its estimated gross development value of S$2.0 billion to S$2.1 billion, and the land value works out to roughly a sixth of what the completed project could be worth.

That figure is not a pricing guide. Think of the land cost as a rough floor, not a ceiling.

Developers ultimately price a new launch based on what buyers are paying for comparable projects nearby, especially the latest transactions.

Frasers also gives up the office, retail, and serviced-apartment income the site earns today, and the FHT consolidation itself is a roughly S$2.1 billion exercise.

A developer sitting on a low historic land cost may have more room to ride out a slower sales period than one that paid a high price at a 2025 GLS tender. That can affect how quickly units are released and sold, rather than necessarily dictating the launch price.

Why 999 Years Changes the Maths

The three closest GLS launches to The River Opus are all on 99-year leasehold titles, while The River Opus comes with a 999-year lease. For most buyers, that makes it behave much like freehold in terms of lease decay and financing.

With a 99-year lease, the remaining tenure gets shorter every year you own it. With a 999-year lease, that change is practically negligible.

However, note that the Robertson Opus is also a 999-year leasehold developed by Frasers in District 9 next door, and it was the slowest seller of the six riverside developments in the table below.

River Green, a 99 year project just 108 metres from Great World MRT, sold much faster despite having a similar median psf. The 999 year title could give you an advantage when you eventually resell, but The Robertson Opus shows that a longer lease alone doesn't guarantee faster sales.

Living Above 184 Serviced Apartments

The approved plans keep both hospitality and retail uses on the site, similar to what you have today with Fraser Suites and the two-storey shopping centre.

Short-stay guests would have their own lobby, hotel services would run as usual, and you'd be able to reach the ground floor shops without crossing the road.

If you value that convenience, the mix could be a plus. But if you prefer a gated community made up only of owners and long-term tenants, it may not be for you.

Mixed-use developments can also work a little differently from a standalone condo. The residential, serviced residence, and retail parts may have separate owners, with some areas shared between them.

Before you buy, take a close look at the strata arrangement in the sale documents, as that will tell you who pays for what and who gets a say in different decisions.

746 Metres to Great World MRT

Great World MRT on the Thomson-East Coast Line is 746 metres from the River Opus site.

The pavement route is longer. Here are the nearest stations, measured straight-line from the site.

Station	Distance
Great World MRT	746 m
Tiong Bahru MRT	761 m
Havelock MRT	882 m
Orchard MRT	1,103 m
Orchard Boulevard MRT	1,103 m

As compared to nearby station developments, River Green is 108 metres from Great World MRT, Zyon Grand is 230 metres from Havelock MRT, and The Robertson Opus is 337 metres from Fort Canning MRT.

The River Opus is on River Valley Road, with two MRT stations within walking distance, but neither is exactly a quick hop away. If you commute by train every day, it's worth walking the route yourself before assuming both stations are equally convenient.

Two Primaries Inside the Kilometre

For families, Primary 1 registration priority depends on the 1 km ring. Here are the primary schools within 2 km, measured straight-line from the site.

School	Distance	Ring
Alexandra Primary	350 m	Within 1 km
Zhangde Primary	989 m	Within 1 km
River Valley Primary	1,003 m	3 m outside 1 km
Gan Eng Seng Primary	1,525 m	1 to 2 km

Two schools sit clearly inside the kilometre, and River Valley Primary is the uncertain one as it sits a mere three metres past the kilometre limit.

If you're checking school distances for your family, run the address through the Singapore Land Authority's OneMap School Query rather than relying on a map alone. The Ministry of Education (MOE) measures home to school distance from the school's land boundary, so even a three metre difference can put you on either side of the official line.

None of the 12 schools under MOE's new Two Track Scheme is within 2 km of The River Opus, so the two track route doesn't apply to this site.

What the Neighbouring Launches Sold For

Here are the six riverside launches nearest the site across Districts 9, 3, and 10, each at the median of its monthly median psf in Urban Redevelopment Authority, or URA, developer sales data to May 2026.

Project	District	First sales month	Units launched	Sold	Take-up	Median psf
River Green	9	Aug 2025	524	491	94%	$3,420
River Modern	9	Jan 2026	455	423	93%	$3,220
Zyon Grand	3	Aug 2025	706	630	89%	$3,216
Upperhouse at Orchard Boulevard	10	Jun 2025	301	240	80%	$3,386
Promenade Peak	3	Jun 2025	596	421	71%	$2,992
The Robertson Opus	9	Jul 2025	348	206	59%	$3,374

The three District 9 projects sit between $3,220 and $3,420 psf at the median, with River Green at the top and River Modern at the bottom. Zyon Grand in District 3 is close behind at $3,216 psf and has the largest number of units in the group.

Upperhouse, the only District 10 project in the set, sits at $3,386 psf.

Take-up tells a different story. River Green, River Modern, and Zyon Grand have each sold around nine in 10 units, while Promenade Peak and The Robertson Opus still have more stock to clear, with 71% and 59% sold respectively.

That is the band the market has already set for a home along this stretch of the river in 2025 and 2026.

Where Frasers positions a 999-year, mixed-use, 746-metre-walk product inside or above that band will be determined when the launch materials are ready.

What the Address Rents for Today

Valley Park is the 999-year condominium next door, so it is the closest thing to a live rental record for this exact address. Riviere and Martin Modern are the newer riverside launches a short distance east.

When you're sizing up rental potential for a redevelopment site, start with the older condo next door. Then look at the newer launches nearby.

The difference between the two gives you a useful sense of the premium newer projects are commanding today.

Here are the medians of signed leases from June 2025 to June 2026, in dollars per month.

Project	1-bed	2-bed	3-bed	4-bed
Valley Park, 999-year, next door	$3,900	$5,500	$7,550
Riviere	$5,100	$6,800	$9,600	$17,800
Martin Modern		$6,800	$9,000	$16,200
The Avenir	$4,500	$6,425	$12,250	$18,400
District 10, all projects, the site's own district	$3,600	$5,000	$7,227	$12,950
District 9, the riverside district next door	$3,900	$5,400	$7,800	$11,275

Valley Park's medians are based on 63 one-bedroom, 123 two-bedroom, and 54 three-bedroom leases. The District 10 row is based on between 1,153 and 2,777 leases per bedroom type, and the District 9 row on 8,345 leases in total.

Valley Park rents above the District 10 median for every bedroom type it has and close to the District 9 median next door. The new buildings earn more again, with a two-bedroom at Riviere or Martin Modern signed at a $6,800 median, which is $1,300 a month more than Valley Park, and a three-bedroom at Riviere signed at $9,600, which is $2,050 more.

That gap works out to roughly 25% more for a two-bedroom and 27% more for a three-bedroom. In other words, over the past year, newer riverside projects at this end of River Valley Road have commanded a noticeable rental premium over older condos.

Who This Suits, and Who Should Keep Looking

As an illustration, say you already own a property in District 9 or 10, value tenure above all else, and want a River Valley address on a long title. In that case, the 999 year title, Frasers name, and approved 417 unit scheme are the main reasons to keep an eye on this site.

Now imagine you need Great World MRT right on your doorstep because you both commute by train. River Green is just 108 metres from the station, so it gives you that convenience today.

The River Opus, on the other hand, means you'll have to walk a little more.

If rental income is important to you, put the Valley Park and Riviere rental figures side by side and see where a new project here is likely to sit. The District 10 median of $5,000 for a two bedroom is a useful number to benchmark against.

If you're planning to upgrade from HDB to a condo and have River Valley in mind, the timing of your sale and purchase matters even more with a pre launch project than with a completed condo. Work through the sequence carefully before you commit.

Summing it up at Prop.sg

Frasers holds Valley Point on a 999 year title, has written permission for 417 homes, and has put the corporate step needed to clear the site to a shareholder vote. If you value tenure and the Frasers name more than being right next to an MRT station, The River Opus is one to keep on your radar.

You'll want to judge its eventual pricing against the range set by the six nearby launches across Districts 9, 3, and 10 in 2025 and 2026.

If being close to the train is your priority, River Green at 108 metres and Zyon Grand at 230 metres offer shorter walks to an MRT station.

Questions Buyers Ask About The River Opus

Is The River Opus the same as The Robertson Opus?

No. The Robertson Opus is the Frasers and Sekisui House project at Robertson Quay in District 9 with 348 units launched in July 2025, while The River Opus is the pre-launch redevelopment of Valley Point at 491 River Valley Road in District 10 with 417 homes on the approved scheme.

Is The River Opus freehold?

It is 999-year leasehold, the same tenure as the Valley Point site and Fraser Suites today. In practice, it behaves like freehold way more than the more common 99-year leasehold developments.

How many units will The River Opus have?

This has yet to be determined, but written permission covers 417 residential units, 184 serviced residences, and a commercial podium across about 624,000 sq ft of gross floor area.

Who is developing The River Opus?

Frasers Property, which holds the Valley Point site and is consolidating full ownership of Fraser Suites Singapore through a roughly S$2.1 billion FHT portfolio optimisation announced on 25 June 2026.

When is The River Opus expected to launch?

The launch is expected in 2027, subject to approvals. Frasers has placed the FHT consolidation first, with completion expected before the end of FY2026 if shareholders approve it.

Which MRT station is nearest to The River Opus?

Great World MRT at 746 metres, followed by Tiong Bahru MRT at 761 metres and Havelock MRT at 882 metres.

Which primary schools are within 1 km of The River Opus?

Alexandra Primary at 350 metres and Zhangde Primary at 989 metres. River Valley Primary is 1,003 metres, so check the Singapore Land Authority's OneMap School Query, because MOE measures from the school's land boundary.

What stands on the site today?

A 20-storey office tower, a two-storey shopping centre, and Fraser Suites Singapore with 255 serviced apartments completed in 1998.

What do condominiums at this location rent for?

Valley Park next door signed two-bedroom leases at a $5,500 median and three-bedroom leases at a $7,550 median from June 2025 to June 2026. Newer riverside buildings such as Riviere signed at $6,800 and $9,600 for the same types.

If you're weighing The River Opus against the other River Valley launches and want help to buy a condo with the numbers in front of you, talk to us.