399 River Valley Road
399 River Valley Road is a commercial building in District 10 · Tanglin, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Apr 2024. 3 units are currently listed for rent. ACRA records 1 live company registration at this address.
What are the key facts about 399 River Valley Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- 999-year leasehold
- District / Area
- District 10 · Tanglin
- Address
- 399 River Valley Road
- Land area
- —
- Transactions on record
- 2 (records start 1995)
- Live listings
- 3
- ACRA registrations
- 1
About 399 River Valley Road
399 River Valley Road is a commercial property in Tanglin (District 10). It is located along River Valley Road, Singapore 248295.
Under the URA Master Plan it sits on land zoned commercial & residential.
The site is 999-year leasehold, with about 937 years remaining on the lease.
2 transactions have been recorded here, at a median of S$2,962 psf. The most recent was in April 2024.
1 business is currently registered at this address with ACRA.
The nearest MRT is Great World MRT, 422 m away (about a 7-minute walk). The closest bus stop (RV Suites) is 62 m away (about a 1-minute walk).
What is 399 River Valley Road zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 399 River Valley Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2024 | Shop House | S$6.55M | 1,292 sqft | $5,071 |
| Aug 2008 | Shop House | S$1.10M | 1,292 sqft | $852 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does River Valley Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 399 River Valley Road?
Indicative area yield — District 10 retail
An INDICATIVE AREA yield for District 10 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 10 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $128.61 | $243.14 | $366.50 |
| Level 2 & 3 · 30 & Below | $120.75 | $151.90 | $193.55 |
| Level 2 & 3 · >30 - 100 | $109.53 | $147.02 | $190.16 |
| Level 1 · >30 - 100 | $80.11 | $120.29 | $163.80 |
| Level 2 & 3 · >100 - 300 | $73.06 | $78.59 | $115.68 |
| Level 1 · >100 - 300 | $71.83 | $81.50 | $181.35 |
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 available at 399 River Valley Road right now?
For rent (3)
- Super Prime Ground Floor F&B at River Valley2 agentsS$20k/mo · 1,650 sqft
- 399 river valley roadS$15k/mo · 1,609 sqft
- 399 River Valley Road2 agentsS$13k/mo · 1,599 sqft
What is near 399 River Valley Road?
Getting around
- Great World MRT422 m · ~7 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 399 River Valley Road?
- Live registrations
- 1
- Registered last 3 years
- 0
- Most common type
- Local Company
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 399 River Valley Road
Where is 399 River Valley Road?⌄
399 River Valley Road is at 399 River Valley Road, Singapore 248295, in the Tanglin planning area.
What is 399 River Valley Road zoned as?⌄
399 River Valley Road sits on land zoned commercial & residential under the URA Master Plan.
What is the tenure of 399 River Valley Road?⌄
399 River Valley Road is 999-year leasehold. About 937 years remain on the lease.
What have units at 399 River Valley Road sold for?⌄
Across 2 recorded transactions, the median price is S$2,962 psf. The latest was in April 2024.
What is the nearest MRT station to 399 River Valley Road?⌄
Great World MRT is the closest, 422 m away (about a 7-minute walk).
How many businesses are registered at 399 River Valley Road?⌄
1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
The facts are here — now get the verdict on 399 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.