Zyon Grand: An Integrated River Valley Landmark by CDL and Mitsui Fudosan

By Edmund Ee · Published 8 July 2026 · Last updated: 13 August 2026 · Independent New Launch Review

Zyon Grand cleared 84 percent of its 706 homes on its October 2025 launch weekend at an average of $3,050 psf, one of the largest integrated launches of the cycle, a walk from Havelock MRT. Source: publicly reported launch results, October 2025.

Some launches arrive quietly. Zyon Grand did not. When CDL and Mitsui Fudosan opened this twin-tower integrated development on Zion Road, buyers took 84% of its 706 units on the launch weekend, one of the strongest debuts of 2025. Set in prime River Valley, minutes from Havelock MRT, and wrapping homes around on-site retail and Singapore's first long-stay serviced apartments, it is a serious, blue-chip proposition. Here is an honest look at what the buzz is about.

PropertyNet Insider Benchmark
84 / 100
Strong Buy · Integrated River Valley Landmark by Havelock MRT
Price
21/25
Mass Appeal
22/25
Future Demand
21/25
Exit Strategy
20/25

Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.

Why This Score

Price21/25

Priced from about $2,689 psf and averaging $3,050 psf at launch, Zyon Grand is premium for the RCR but strong value for an integrated River Valley development by two blue-chip developers. The 84% launch-weekend sell-through, one of the strongest of 2025, validated the pricing decisively. The deduction reflects that this is near-CCR pricing on a 99-year leasehold.

Mass Appeal22/25

A 4-minute walk to Havelock MRT (TEL), an integrated development with its own retail, F&B and childcare, Great World City nearby, and a full range from 1-bedroom + study to 5-bedroom supreme homes. The twin-tower landmark and the CDL and Mitsui pedigree broaden the draw, reflected in the exceptional take-up. The deduction reflects the high density of 706 units and the quantum on the largest homes.

Future Demand21/25

River Valley is a proven prime-fringe address with enduring demand and complete Thomson-East Coast Line connectivity, and the on-site retail and serviced-apartment components add an anchor that keeps the precinct active. The deduction reflects that this is a mature area with steady rather than step-change re-rating potential.

Exit Strategy20/25

An integrated, MRT-connected address, strong rental demand from CBD and Orchard professionals, and CDL and Mitsui brand recognition support resale liquidity, especially for the smaller units. The deduction reflects the 99-year leasehold in a freehold-adjacent area, near-CCR entry pricing, and the resale competition that comes with a 706-unit development.

Below is an independent, practical breakdown of what makes Zyon Grand stand out: the location, the integrated development, the twin-tower architecture, the facilities, the floor plans, and the investment case.

Project Snapshot

  • Project name: Zyon Grand
  • Developer: CDL and Mitsui Fudosan (CDL-MFA Altair Property Pte Ltd & CDL-MFA Vega Property Pte Ltd)
  • Location: Zion Road, River Valley, D3 RCR (on the District 9 doorstep)
  • Tenure: 99-year leasehold (from 15 July 2024)
  • Total units: about 706, in twin 62-storey towers
  • Integrated development: on-site retail and F&B, an Early Childhood Development Centre, and Singapore's first long-stay serviced apartments
  • Unit types: 1BR + Study (from 474 sqft) to 5BR Supreme, with 4 and 5-bedroom homes served by private lift
  • Sustainability: designed for BCA Green Mark 2021 Platinum
  • Expected completion: vacant possession by 30 September 2032 (TOP anticipated earlier)
  • Launch: October 2025, sold 84% of units on launch weekend (avg $3,050 psf, from $2,689 psf)

Why This Location Matters

Zyon Grand location map showing the Zion Road position in River Valley relative to Havelock MRT, Great World, Orchard, the CBD and the Singapore River, with amenities marked
Zyon Grand sits in the River Valley precinct, a short walk to Havelock MRT, with Orchard, the CBD and the Singapore River minutes away.

Zion Road sits in the River Valley precinct, technically District 3 but on the doorstep of prime District 9, in one of the city's most established and sought-after residential fringes. Havelock MRT on the Thomson-East Coast Line is about a 4-minute walk, with Great World MRT and Great World City mall close by, giving direct rides to Orchard, Marina Bay and the CBD. The Singapore River, Robertson Quay, Tiong Bahru, Kim Seng Park and River Valley Primary School are all within easy reach. For a project-by-project comparison against other Singapore new launches in 2026, see the full PropertyNet Insider Benchmark.

This is a location that rarely sees large new supply, which is part of why River Valley launches were so strongly received through 2025. Zyon Grand adds to that appeal with genuine height: the twin 62-storey towers are among the tallest in the district, so upper-floor homes enjoy open views over the river and the city towards Marina Bay.

Zyon Grand twin towers render viewed from below against the sky, showing the sculptural balcony forms
The twin towers rise 62 storeys, among the tallest in the River Valley district.

An Integrated Development

Zyon Grand is more than two residential towers. It is an integrated development that folds in an on-site retail and F&B component, an Early Childhood Development Centre, and what is billed as Singapore's first long-stay serviced apartments. For residents, that means daily conveniences, dining and childcare on the doorstep, and a precinct that stays active through the day rather than emptying out.

Zyon Grand render at dawn showing the twin towers and landscaped grounds within the River Valley setting
The development at dawn: twin towers set above a lush landscaped base and on-site amenities.

The integrated format also strengthens the investment case. On-site retail and serviced apartments add rental and lifestyle dimensions that a standalone condo cannot match, and the involvement of CDL and Mitsui Fudosan, two of the most established names in the region, lends confidence on design, delivery and long-term management.

Facilities and the Grounds

The landscape is organised into zones, from an Arrival Sanctuary through Social Habitat spaces to a Relaxation Lagoon and Wellness Oasis. The aquatic offering is generous, anchored by a 50m Lap Pool and a Relaxation Lagoon, with a Waterfall Cove, Bubbling Pool, Hydro Splash and Kids Pool woven through the greenery.

Zyon Grand site plan showing the 50m lap pool, relaxation lagoon, central club, pavilions, lawns and gardens across the facilities deck with the full legend
The facilities plan: a 50m Lap Pool, Relaxation Lagoon, Central Club, pavilions and lawns arranged across landscaped zones.
Zyon Grand 50m Lap Pool render with an infinity edge overlooking the greenery and city
The 50m Lap Pool stretches along the grounds, edged by decks and greenery.
Zyon Grand Relaxation Lagoon render, a resort-style pool set within lush landscaping
The Relaxation Lagoon brings a resort feel to the base of the towers.
Zyon Grand Waterfall Cove render showing a cascading water feature framed by tropical planting
The Waterfall Cove: a cascading water feature and quiet garden retreat.

Social and wellness spaces round out the offering. The Central Club provides refined lounge and dining settings, including Club Gourmet, Club Social and Club Culinary, while a Fitness Suite and Yoga Studio look after the active side. Pavilions, lawns and BBQ spaces give residents room to gather and host.

Zyon Grand Central Club Gourmet render showing a refined lounge and dining space with a show kitchen and city views
The Central Club's Club Gourmet: a refined lounge and dining setting for private entertaining.
Zyon Grand Fitness Suite render with fitness equipment along floor-to-ceiling windows overlooking greenery
The Fitness Suite runs along floor-to-ceiling glazing, with the greenery as a backdrop.

Floor Plans

Four representative floor plans are featured below, spanning the range from a compact entry unit to the premium Suites: the 1-bedroom + study (Type A1s, 474 sqft), the 2-bedroom (Type B1, 538 sqft), a 3-bedroom, a 4-bedroom premium and a 5-bedroom supreme with private lift. Speak to us for the specific stack, level and view that fit your needs.

Zyon Grand 1 Bedroom plus Study Type A1s floor plan, 474 sqft, at Zion Road
1-Bedroom + Study, Type A1s, 474 sqft. The efficient entry into Zyon Grand.
Zyon Grand 2 Bedroom Type B1 floor plan, 538 sqft, at Zion Road
2-Bedroom, Type B1, 538 sqft. A right-sized layout for couples and investors.
Zyon Grand 3 Bedroom Type C1 floor plan at Zion Road
3-Bedroom, Type C1. A family layout with an efficient, well-zoned plan.
Zyon Grand 4 Bedroom Premium floor plan with private lift at Zion Road
4-Bedroom Premium, Type DP1, 1,421 sqft, with a private lift lobby and generous proportions.
Zyon Grand 5 Bedroom Supreme floor plan with private lift at Zion Road
5-Bedroom Supreme, Type ES1, 1,819 sqft, the headline large-format home, served by private lift.

The Investment Case

First, the address and the developers. A prime River Valley location, a 4-minute walk to Havelock MRT, delivered by CDL and Mitsui Fudosan, is about as blue-chip as a 2026 shortlist gets. The 84% launch-weekend sell-through is hard evidence that the market agrees.

Second, the integrated format. On-site retail, F&B, childcare and serviced apartments give Zyon Grand a self-contained convenience and a lifestyle draw that support both owner-occupier demand and rental appeal, particularly for the smaller units aimed at CBD and Orchard professionals.

Third, connectivity and scarcity. The Thomson-East Coast Line puts Orchard, Marina Bay and the CBD a few stops away, and large new supply in this established precinct is rare, which underpins long-term demand.

The honest counterweights are pricing, tenure and scale. At an average of around $3,050 psf, Zyon Grand is priced at the top of the RCR band, approaching Core Central Region levels, on a 99-year leasehold in a freehold-adjacent area. At 706 units it is also a large development, which means more internal resale competition when you eventually sell. For buyers, the smaller one and two-bedroom units offer the most liquid, rentable entry; the larger premium and supreme homes are a more specific proposition for those who want space and the private-lift experience.

Who Zyon Grand Is For

First, investors who want a blue-chip, MRT-connected, integrated address with strong rental appeal. The 1-bedroom + study and 2-bedroom units offer the most accessible entry and the deepest tenant pool.

Second, owner-occupiers who value convenience and connectivity: living minutes from Orchard and the CBD, with retail, dining and childcare within the development and direct TEL access at the door.

Third, larger families and buyers who want space with a private-lift arrival. The 4-bedroom premium and 5-bedroom supreme homes deliver that in a landmark integrated setting.

Related reviews: compare with Promenade Peak, River Modern and River Green, or browse the full Insider Benchmark.

Frequently Asked Questions

How many units does Zyon Grand have, and what is the unit mix?
Zyon Grand has about 706 units across twin 62-storey towers. The mix runs from 1-bedroom + study (from 474 sqft) and 2-bedroom, through 2-bedroom premium, 3-bedroom, 3-bedroom deluxe and premium (some with study), up to 4-bedroom premium and 5-bedroom supreme homes, the largest served by private lift. It is part of a larger integrated development that also includes retail, an early childhood development centre and long-stay serviced apartments.
Is Zyon Grand freehold or leasehold, and who is the developer?
Zyon Grand is 99-year leasehold, with the lease commencing 15 July 2024. It is jointly developed by City Developments Limited (CDL) and Mitsui Fudosan, through the entities CDL-MFA Altair Property Pte Ltd and CDL-MFA Vega Property Pte Ltd.
How much does Zyon Grand cost?
At launch, pricing started from about S$1.298 million, with a starting psf of about S$2,689. The average selling price achieved on launch weekend was about S$3,050 psf. Balance-unit pricing moves over time, so confirm the latest quantum and available units with us.
When is Zyon Grand's expected completion?
The developer's expected date of vacant possession is 30 September 2032, with expected legal completion by 30 September 2035, and TOP anticipated earlier. The Progressive Payment Calculator can help map out the cash flow through to completion.
How well connected is Zyon Grand?
Zyon Grand is on Zion Road in River Valley, about a 4-minute walk to Havelock MRT on the Thomson-East Coast Line, which runs direct to Orchard, Marina Bay and the CBD. Great World MRT and Great World City mall are close by, River Valley Primary School is within reach, and the CBD is minutes away.
What makes Zyon Grand an integrated development?
Beyond the two residential towers, Zyon Grand includes an on-site retail and F&B component, an early childhood development centre, and what is billed as Singapore's first long-stay serviced apartments. That means daily conveniences, childcare and lifestyle amenities within the development itself, which keeps the precinct active and adds a rental and lifestyle dimension not found in a standalone condo.
Which district is Zyon Grand in?
Zyon Grand sits on Zion Road and falls within District 3 (Rest of Central Region), on the doorstep of prime District 9. It is positioned as River Valley living given its location next to Great World and the Singapore River.
How did Zyon Grand perform at launch?
Zyon Grand had a very strong debut. It sold about 84% of its units, roughly 590 of 706, on its October 2025 launch weekend, at an average of about S$3,050 psf, one of the strongest take-up rates of the year and a clear signal of demand for the River Valley precinct.

The Bottom Line

Zyon Grand is a blue-chip proposition that the market voted on emphatically. It offers a prime River Valley address minutes from Havelock MRT, delivered by CDL and Mitsui Fudosan, wrapped around on-site retail, childcare and serviced apartments in a twin-tower landmark. The trade-offs are real: top-of-RCR pricing that approaches Core Central Region levels, a 99-year leasehold in a freehold-adjacent area, and the resale competition that comes with 706 units. But the location, connectivity, integrated convenience and developer pedigree are genuine strengths, and an 84% launch weekend is about as strong a market endorsement as exists. At 84/100 on the Insider Benchmark, Zyon Grand earns a Strong Buy, with the well-located, rentable smaller units the standout entry.

Information herein is based on the developer's brochure and publicly reported launch data, and is subject to change without prior notice. Balance units and pricing move over time. Please verify all figures, plans, and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.