The 706-unit Zyon Grand by City Developments (CDL) and Mitsui Fudosan (Asia), which previewed on Oct 8, is scheduled for launch on Oct 25.
The units are located in two 62-storey residential towers along Kim Seng Road. The integrated development features a retail podium on the first floor — Zyon Galleria — with retail and F&B options, a supermarket and an early childhood development centre. The project connects directly to Havelock MRT Station on the Thomson-East Coast Line.
The development includes a 36-storey block with over 350 long-stay serviced apartments. The serviced apartment block has a dedicated entrance and basement parking. The 164,450 sq ft, 99-year leasehold site is the first to be sold under the Government Land Sales (GLS) programme with a long-stay serviced apartment II (SA2) component. Under the SA2, the minimum stay is three months.
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The CDL and Mitsui Fudosan joint venture was the sole bidder for the GLS site (Zion Road Parcel A) in April 2024, winning it with a bid of $1.107 billion ($1,202 psf per plot ratio).
Zyon Grand will be integrated with the Havelock MRT Station on the Thomson-East Coast Line (Source: EdgeProp Landlens)
Located near the River Valley enclave, the development is also right at the fringe of the CBD and a few minutes’ drive from the prime shopping district of Orchard Road.
The project features a distinctive wavy façade, designed by the Japanese architectural firm Nikken Sekkei in collaboration with Singapore-based ADDP Architects, the same duo that designed the Newport Residences, another integrated mixed-use project by CDL, as well as a redevelopment of the former Fuji Xerox Towers on Anson Road in the Tanjong Pagar precinct of the CBD.
Although located in District 3, Zyon Grand is classified as part of the Rest of Central Region (RCR). “Its position on the edge of the Core Central Region (CCR) gives it a central character and associated prestige,” says Mohan Sandrasegeran, head of research and data analytics at SRI. “This makes it attractive to buyers seeking city-fringe convenience within a prestigious address.”
Showflat of the 721 sq ft, two-bedroom plus study designed by Park Avenue Design (All photos by Samuel Isaac Chua/EdgeProp Singapore)
At Zyon Grand, residential units range from one-bedroom-plus-study apartments of 474 sq ft to five-bedroom supreme apartments of 1,819 sq ft. Each tower is topped by a five-bedroom simplex penthouse, with sizes of 2,659 sq ft and 2,756 sq ft.
One-, two-, and three-bedroom apartments comprise 83% of the total units in the project. Prices start from $1.298 million ($2,738 psf) for a 474 sq ft, one-bedroom plus study. Two-bedroom units start from 538 sq ft, and are priced from $1.468 million ($2,729 psf). Three-bedroom units start from 818 sq ft, with prices from $2.2 million ($2,689 psf).
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The remaining 17% of the units are four- and five-bedroom apartments, which come with private lifts. Prices start from $3.968 million ($2,792 psf) for a 1,421 sq ft, four-bedroom unit; and from $5.988 million ($3,292 psf) for a 1,819 sq ft, five-bedroom unit. The four-bedroom plus study and five-bedroom units are located on high floors, between levels 44 and 61.
All units feature premium kitchen appliances from V-Zug, with Liebherr refrigerators and De Dietrich washer-dryers. Bathrooms are fitted with Hansgrohe fittings. Kitchens and bathrooms also have an integrated magnetic wall with movable shelves by Corten Interior Solutions.
The 1,076 sq ft three-bedroom premium plus study showflat designed by Park Avenue Design
In the River Valley-Zion Road enclave, two other projects were launched in the first weekend of August, namely the neighbouring 596-unit Promenade Peak (Zion Road Parcel B) in District 3, and the 524-unit River Green (at River Valley Green Parcel A) in District 9.
At Promenade Peak, prices began at $2,679 psf, and 54% of units were sold during launch weekend. As of Oct 8, 57% of units have sold at an average price of $3,018 psf.
About 56% of the units were transacted above $2,900 psf. The highest psf price achieved to date was for a 1,884 sq ft, five-bedroom premium unit on the 62nd floor of the 63-storey tower, which fetched $6.658 million ($3,535 psf), based on a caveat lodged on Sep 25.
Meanwhile, River Green had prices starting from $2,759 psf, and saw 88% of the units snapped up at launch. It is about 88.7% sold to date, at an average price of $3,131 psf.
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About 87% of the units sold at River Green were priced at $2,900 psf or higher. The highest price achieved at River Green was for a 657 sq ft, two-bedroom plus study on the 34th floor of the 36-storey, which was sold for $2.358 million ($3,591 psf), according to a caveat lodged on Aug 8.
Hence, Zyon Grand’s starting price of $2,689 psf is “competitive” compared to the transaction prices achieved at Promenade Peak and River Green, says Kelvin Fong, CEO of PropNex.
Fong expects demand in the area to stay healthy. “We anticipate some spillover interest from buyers who could not get their desired units in earlier launches,” he says.
Despite Zyon Grand bringing the total new supply in the area to 1,826 units within just three months, Christine Sun, chief researcher and strategist at Realion Group, does not see signs of saturation. “The supply of new homes here is much lower compared to areas like Lentor, Potong Pasir and other neighbourhoods,” she says. “Moreover, other nearby projects, such as Irwell Hill Residences and The Avenir, are substantially or fully sold.”
Based on observations from past launches, integrated developments with a commercial component and direct MRT connectivity tend to enjoy strong demand, notes PropNex’s Kelvin Fong. He points to examples such as ParkTown Residence, The Reserve Residences, Piccadilly Grand and Lentor Modern. “The combination of convenience and accessibility holds broad appeal for a wide range of buyers,” he adds.
One of the three bedrooms is designed as a child’s room
Mark Yip, CEO of Huttons Asia, expects Zyon Grand’s central location, retail and F&B offerings, as well as MRT connectivity, to attract a diverse range of buyers — from owner occupiers to investors.
One-bedroom plus study units start from $1.298 million, which Yip describes as “a very attractive entry price.” The average rent for a one-bedroom unit at the 455-unit Riviere (completed in 2023) was $5,200 in 1H2025. Yip adds that this may give Zyon Grand investors a rental yield of almost 5%.
Yip notes that two-bedroom and three-bedroom units at Zyon Grand start from $1.468 million, which is within reach for HDB upgraders.
As of Oct 1, the Bukit Merah estate has 170 million-dollar flats, with an average price of $1.12 million.
Bukit Merah and Queenstown together recorded more than 300 flat transactions that crossed $1 million. That puts many HDB sellers in a comfortable financial position to upgrade to a three-bedroom unit at Zyon Grand, where prices start from $2.2 million, notes Marcus Chu, CEO of ERA Singapore.
Meanwhile, larger four-bedroom and five-bedroom units offering at least 1,421 sq ft are likely to attract families living in older River Valley projects, reckons Huttons’ Yip.
Showflat of a four-bedroom unit designed by Park Avenue Design
The long-stay serviced apartments (SA2) do not directly compete with the residential units at Zyon Grand. According to ERA’s Chu, the serviced apartments offer more flexible lease tenures than most individual landlords, who typically prefer leases of one to two years.
Long-stay serviced apartments typically come with comprehensive services, including concierge and housekeeping. They also offer a hassle-free setup, with utilities, furniture and other essentials included, notes Chu.
He adds: “Given the differences, tenant profiles for the condominium units and long-stay serviced apartments vary significantly. Long-stay serviced apartments typically cater to expatriates in Singapore on work commitments lasting more than three months but less than a year.”
High-rise luxury condos continue to attract long-term residents seeking premium urban living. Rising 240m over 62 storeys, the twin residential towers at Zyon Grand offer “the privilege of super high-rise living with exceptional views in a prime district,” says Sherman Kwek, group CEO of CDL. Combining scale, connectivity and design excellence, the development is poised to redefine urban living along Kim Seng Road.
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