Zyon Grand

Welcome to our comprehensive Zyon Grand review. Located at 3 and 5 Kim Seng Road in District 3, this highly anticipated mixed-use development is set to redefine the River Valley skyline. Jointly developed by industry titans City Developments Limited (CDL) and Mitsui Fudosan, Zyon Grand occupies the highly coveted former Zion Road Parcel A site.

Boasting a 99-year leasehold tenure and an expected TOP in late 2032, the project features two iconic 62-storey residential towers housing 706 bespoke luxury units. As one of the tallest residential structures in the vicinity, it offers an exclusive Rest of Central Region (RCR) address with the connectivity and prestige typically reserved for the Core Central Region (CCR).

An Unrivaled Integrated Master Plan What separates Zyon Grand from standard residential launches is its fully integrated, mixed-use nature. Beyond the 706 residential units, the sprawling 164,451 sqft site incorporates a separate 36-storey tower dedicated to 373 long-stay serviced apartments, alongside a vibrant commercial podium at street level.

Residents will enjoy ultimate convenience with a dedicated supermarket, curated F&B restaurants, and an Early Childhood Development Centre located directly within the development boundary. Crucially, Zyon Grand provides a direct, seamless link to Havelock MRT (TE16) on the Thomson-East Coast Line, placing residents just one stop from Outram Park Interchange and a short 4-minute walk to the famous Zion Riverside Food Centre.

Floor Plans, Efficiency, and GFA Harmonisation The residential mix is strategically designed to cater to a diverse demographic, from investors to multi-generational families. Because Zyon Grand is a GFA-harmonised development under the latest URA guidelines, buyers are paying strictly for true, livable internal space rather than inflated void areas or oversized A/C ledges.

1-Bedroom + Study to 2-Bedroom (474 – 538 sqft): Designed purely for maximum internal efficiency, these layouts completely omit the balcony, dedicating every square foot to usable living space—an ideal format for investors targeting the high-yield River Valley rental market.

3-Bedroom to 4-Bedroom Premium (818 – 1,615 sqft): Perfect for upgraders and families, offering expansive living areas, premium fittings, and panoramic views of the Singapore River and Fort Canning Park.

4-Bedroom Supreme and 5-Bedroom (1,518 – 1,819 sqft): These premium configurations feature private lift access, large formats, and the luxurious material palettes expected by high-net-worth buyers.

Every unit is outfitted with top-tier European appliances, including V-ZUG kitchen equipment, Liebherr refrigeration, and De Dietrich laundry systems, complemented by Geberit and Hansgrohe sanitary fittings.

Value-Driven Pricing Strategy Secured at a highly competitive land bid of $1,202 psf ppr (as the sole bidder), the developers have positioned Zyon Grand attractively. With entry prices starting from $1,453,000 (translating to approximately $3,065 psf for a 1-Bedroom + Study), it offers a compelling entry quantum for an integrated development sitting on the very edge of District 9.

While the pricing commands a premium over standard RCR properties, buyers are underwriting the direct MRT integration, the mixed-use commercial conveniences, and the architectural prestige of the 62-storey elevation.

The Honest Investment Verdict The primary trade-offs to consider for Zyon Grand are its 99-year leasehold tenure and its lengthy construction timeline. For a deeper dive into how leasehold properties perform in prime districts, refer to our guide on freehold vs 99-year leasehold in Singapore. Additionally, with 706 units and a bustling commercial podium, buyers should expect a high-energy, active environment rather than a secluded boutique retreat.

However, for buyers seeking ultra-convenient, transit-oriented living with world-class amenities right at their doorstep, Zyon Grand is undeniably a landmark acquisition. To explore more about prime district options or compare new launches, visit our main property reviews section.

A Thomson-East Coast Line address at the city fringe

Zyon Grand is built directly beside Havelock MRT (TE16) on the Thomson-East Coast Line, which is the single most defensible fact about the location. Great World is one stop, Orchard interchange three, and Marina Bay, Gardens by the Bay and the Shenton Way employment belt are reachable in under fifteen minutes without a transfer. Outram Park, two stops away, opens the East-West and North-East Lines. For a household working in the CBD, this is a commute measured in minutes rather than kilometres.

Driving and expressways

Kim Seng Road feeds straight onto River Valley Road and Havelock Road, with the Central Expressway (CTE), Ayer Rajah Expressway (AYE) and Marina Coastal Expressway (MCE) all within a short drive. The CBD is roughly a seven-minute drive, Orchard Road five, and Sentosa and the Greater Southern Waterfront around ten.

Everyday amenity within walking distance

Great World City and Valley Point sit within about a 10-minute walk, covering supermarkets, cinemas, clinics and dining. Zion Riverside Food Centre is practically at the doorstep, with Tiong Bahru Market and the Tiong Bahru cafe belt about 1.2 km away. Kim Seng Park and the Singapore River promenade provide the immediate green and waterfront frontage, with Fort Canning Park and the Botanic Gardens a short ride away.

Schools within 5 km

The 1 km priority radius includes River Valley Primary School, with Zhangde Primary, Gan Eng Seng Primary and Alexandra Primary close behind. Secondary options within 5 km include Gan Eng Seng School, Outram Secondary, Crescent Girls' School, Queenstown Secondary, CHIJ Saint Theresa's Convent and Raffles Girls' School. Anglo-Chinese Junior College sits at the edge of the 5 km ring, and ISS International and Chatsworth International serve the expatriate market — one of the reasons River Valley leasing demand renews so reliably.

Greater Southern Waterfront upside

The site sits between the Singapore River and the future Greater Southern Waterfront, the largest long-horizon redevelopment in the URA Master Plan. As Keppel and Tanjong Pagar terminal land is progressively released, the River Valley and Havelock corridor becomes the established residential belt immediately behind it — a structural tailwind for a 2032 completion.

Browse every launch we track by region on the full property index.

Investors: the clearest part of the case. A 474 sqft 1 Bedroom + Study from $1,453,000 beside a Thomson-East Coast Line station, in a district with a renewing expatriate and CBD-professional tenant pool, is a straightforward leasing proposition. The mixed-use retail component and Great World City within walking distance support rental resilience across cycles.

Own-stay families: the 818 sqft 3 Bedroom and the private-lift 1,615 sqft 4 Bedroom Supreme + Study are the natural fits, placing a family inside the River Valley Primary catchment with genuine city-fringe convenience. Quantum is significant, so compare honestly against Promenade Peak and Aurea in the same RCR band.

HDB upgraders: the 721 sqft 2 Bedroom Premium + Study is the accessible entry, though at $2.38M it competes with larger three-bedroom stock further out. If quantum is the binding constraint, The Sen in District 21 covers the same brief for materially less.

Who should think twice: buyers who need keys before 2032, buyers whose thesis depends on freehold tenure — Newport Residences and Amberwood at Holland suit that better — and anyone uncomfortable paying above $3,300 psf in the RCR.

The final verdict

Zyon Grand is the most institutionally backed launch in District 3 in years: CDL and Mitsui Fudosan, direct TEL connectivity, 62 storeys of protected outlook and a mixed-use base. The pricing leaves little room for error, so stack selection matters more than usual — buy the higher, river-facing lines and underwrite the 99-year tenure on cash flow rather than scarcity. For buyers who want a city-fringe address that still functions as a family home, it earns a place on the shortlist.