278 River Valley Road
278 River Valley Road is a commercial building in District 9 · River Valley, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 1 transaction is on record since 1995, most recently in Mar 1998. ACRA records 0 live company registrations at this address.
What are the key facts about 278 River Valley Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 9 · River Valley
- Address
- 278 River Valley Road
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About 278 River Valley Road
278 River Valley Road is a commercial property in River Valley (District 09). It is located along River Valley Road, Singapore 238319.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8. It lies inside the Central Area.
1 transaction has been recorded here, at a median of S$728 psf. The most recent was in March 1998.
The nearest MRT is Fort Canning MRT, 387 m away (about a 6-minute walk). The closest bus stop (Opp Mohd Sultan Rd) is 104 m away (about a 2-minute walk).
What is 278 River Valley Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
- Urban design area
- Udga
- Central Area
- Yes
What has 278 River Valley Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 1998 | Shop House | S$1.45M | 1,992 sqft | $728 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does River Valley Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 278 River Valley Road?
Indicative area yield — District 9 retail
An INDICATIVE AREA yield for District 9 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 9 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $96.41 | $125.00 | $161.92 |
| Level 1 · 30 & Below | $116.17 | $145.26 | $294.10 |
| B1 & Below · 30 & Below | $211.72 | $338.73 | $498.21 |
| Level 4 & Above · 30 & Below | $90.90 | $124.33 | $165.55 |
| Level 1 · >30 - 100 | $110.23 | $143.26 | $166.55 |
| B1 & Below · >30 - 100 | $174.34 | $329.33 | $440.53 |
| Level 2 & 3 · >30 - 100 | $101.61 | $137.40 | $180.53 |
| Level 4 & Above · >30 - 100 | $100.04 | $115.15 | $145.94 |
Office rents — Central Area ($ psm/month, 2026Q2)
| Building class · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Category 1 · 100 & Below | $91.40 | $96.39 | $119.48 |
| Category 2 · 100 & Below | $57.98 | $71.59 | $86.82 |
| Category 1 · >100 - 200 | $113.24 | $120.54 | $144.36 |
| Category 2 · >100 - 200 | $59.40 | $77.88 | $96.88 |
| Category 2 · >200 - 500 | $69.97 | $89.34 | $97.94 |
| Category 1 · >200 - 500 | $112.64 | $129.70 | $148.82 |
| Category 1 · >500 - 1000 | $119.97 | $136.70 | $147.13 |
| Category 2 · >500 - 1000 | $55.42 | $82.91 | $92.66 |
URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.
What is near 278 River Valley Road?
Getting around
- Fort Canning MRT387 m · ~6 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 278 River Valley Road?
- Live registrations
- 0
- Registered last 3 years
- 0
Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.
Frequently asked questions about 278 River Valley Road
Where is 278 River Valley Road?⌄
278 River Valley Road is at 278 River Valley Road, Singapore 238319, in the River Valley planning area.
What is 278 River Valley Road zoned as?⌄
278 River Valley Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.
What have units at 278 River Valley Road sold for?⌄
Across 1 recorded transaction, the median price is S$728 psf. The latest was in March 1998.
What is the nearest MRT station to 278 River Valley Road?⌄
Fort Canning MRT is the closest, 387 m away (about a 6-minute walk).
The facts are here — now get the verdict on 278 River Valley Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.