Starlight Suites
D09 - Orchard / River Valley
Project Timeline
Key milestones for Starlight Suites.
Availability
Factsheet
Why Starlight Suites
A landmark development that brings together an unbeatable location and trusted developer pedigree.
River Valley Primary School 120m away
River Valley Primary School is about 120m from the development - a two-minute walk, and about as close as any private address in Singapore gets to a primary school. There is no secondary school within a kilometre, but the central secondary and international options are a short drive.
Great World MRT 389m, plus three more stations inside 850m
Great World station on the Thomson-East Coast Line is about 389m away. Somerset is about 752m, Havelock about 780m and Fort Canning about 822m, so four stations are within a short walk and two lines are in reach. The line opened through Great World in 2022 and changed the connectivity of this part of River Valley.
Freehold, 105 units, thirty-five storeys
Starlight Suites is freehold - 105 units in a single 35-storey tower on a compact site at River Valley Close. Freehold on this side of River Valley is limited, and at 105 units the building stays small enough to run as a community while being tall enough to give most units an open outlook over the surrounding low-rise.
Amenities on the sixth and fifteenth storeys
Rather than a single facility deck, the amenities are split across two levels: a children's playground and BBQ pit on the sixth storey, and a sky terrace on the fifteenth with a swimming pool, wading pool, BBQ deck, gymnasium, pool deck, viewing deck and yoga corner. Stacking the pool at level fifteen gives it open views rather than a street-level enclosure.
Great World City 532m, Robertson Walk 533m
Waterfront Plaza is about 440m away and Great World City about 532m, with Robertson Walk about 533m and Concorde Shopping Centre about 619m. A FairPrice is about 424m, and Meidi-Ya, Ryan's Grocery and a Cold Storage all sit at roughly 590m - Japanese and Western groceries within a five-minute walk.
A documented price record around $2,000 psf
The development's median transacted price has been around $1,999 psf with a recent average of about $2,061 psf, and transaction volumes have been modest - a handful of units a quarter. For a buyer, that means the pricing is established and the resale market is thin rather than volatile.
Current Prices
| Block ↕ | Unit ↕ | Plan | Area ↕ | Price ↕ | $PSF ↕ | Status |
|---|---|---|---|---|---|---|
| — | #06-01 | — | 1,259 sqft | — | — | Available |
| — | #06-02 | — | 1,055 sqft | — | — | Available |
| — | #06-03 | — | 1,163 sqft | — | — | Available |
| — | #06-04 | — | 560 sqft | — | — | Available |
| — | #07-01 | — | 1,615 sqft | — | — | Available |
| — | #07-02 | — | 850 sqft | — | — | Available |
| — | #07-03 | — | 775 sqft | — | — | Available |
| — | #07-04 | — | 560 sqft | — | — | Available |
| — | #08-01 | — | 1,076 sqft | — | — | Available |
| — | #08-02 | — | 850 sqft | — | — | Available |
| — | #08-03 | — | 775 sqft | — | — | Available |
| — | #08-04 | — | 560 sqft | — | — | Available |
| — | #09-01 | — | 1,615 sqft | — | — | Available |
| — | #09-02 | — | 850 sqft | — | — | Available |
| — | #09-03 | — | 775 sqft | — | — | Available |
| — | #09-04 | — | 560 sqft | — | — | Available |
| — | #10-01 | — | 1,076 sqft | — | — | Available |
| — | #10-02 | — | 850 sqft | — | — | Available |
| — | #10-03 | — | 775 sqft | — | — | Available |
| — | #10-04 | — | 560 sqft | — | — | Available |
Sold Prices
Starlight Suites
D09 - Orchard / River Valley
Starlight Suites is a freehold development of 105 units at 11 River Valley Close, District 9, developed by Meadows Property (S'pore) Pte Ltd and designed by JGP Architects. It is a single 35-storey tower with surface and multi-storey car parking, and it was completed in 2014. The amenities are split across two levels: a children's playground and BBQ pit on the sixth storey, and a sky terrace on the fifteenth holding a swimming pool, wading pool, BBQ deck, gymnasium, pool deck, viewing deck and yoga corner.
The unit mix is weighted towards compact formats: 25 one-bedroom units of 560 sqft, making up 24 per cent of the development, 48 one-bedroom plus study units of 775 to 850 sqft at 46 per cent, two one-bedroom plus study units with private enclosed space of 1,055 to 1,163 sqft, and a smaller number of two-bedroom and larger units. That configuration is deliberately aimed at the rental and investment market rather than at families, and it explains the development's position in the market.
The location is the core of the case. Great World station on the Thomson-East Coast Line is about 389m away, with Somerset about 752m, Havelock about 780m and Fort Canning about 822m - four stations within a short walk and access to two lines. River Valley Primary School is about 120m away, which is about as close as a private address in Singapore gets to a primary school. On retail, Waterfront Plaza is about 440m, Great World City about 532m and Robertson Walk about 533m, with Concorde Shopping Centre about 619m, a FairPrice about 424m, and Meidi-Ya, Ryan's Grocery and a Cold Storage all around 590m. The Singapore River and the Robertson Quay promenade are within walking distance.
One point on availability: URA's record for this development shows 74 of the 105 units taken up, while third-party market data describes the development as fully sold. The two do not reconcile, so current availability and the individual transaction record are worth checking directly rather than relying on either figure.
The Developer
Backed by Meadows Property.
Meadows Property (S'pore) Pte Ltd
Starlight Suites was developed by Meadows Property (S'pore) Pte Ltd, with JGP Architects as the design architect. It is a project vehicle formed for this single freehold site at River Valley Close rather than the development arm of a large listed group with an ongoing Singapore pipeline.
Notable Projects
Why Starlight Suites Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
River Valley Close sits on the western edge of the River Valley corridor, between River Valley Road and Kim Seng Road, and the connectivity improved materially when the Thomson-East Coast Line opened. Great World station is about 389m away, with Havelock about 780m on the same line, Somerset about 752m on the North-South Line and Fort Canning about 822m on the Downtown Line - four stations covering three lines within a short and largely walkable radius. Orchard Road is one stop from Somerset, and the Central Business District is a short drive or a few stops away. The Singapore River, with the Robertson Quay, Clarke Quay and Boat Quay dining precincts, is within walking distance, which gives the address a genuine walkable leisure culture rather than only retail access. River Valley Primary School at about 120m is a specific and material advantage for family buyers who want to stay central. The one drawback is the site itself: River Valley Close is a short dead-end street and the building is a single slender tower on a compact parcel, so the development has limited grounds and relies on its two amenity decks rather than on landscaped open space.
Amenities & Lifestyle
Provision is walkable and dense. Waterfront Plaza is about 440m away, Great World City about 532m with its supermarket, cinema and retail floors, Robertson Walk about 533m for dining, and Concorde Shopping Centre about 619m. A FairPrice is about 424m, and Meidi-Ya, Ryan's Grocery and a Cold Storage all sit at roughly 590m, so both Japanese and Western specialty groceries are a five-minute walk. Orchard Road's full retail range is one stop away. On schooling, River Valley Primary at about 120m is effectively next door and inside the one-kilometre priority band; there is no secondary school within a kilometre, though the central area holds a wide range of secondary and international options within a short drive. Within the development, the amenities are split between a sixth-storey children's playground and BBQ pit and a fifteenth-storey sky terrace with a swimming pool, wading pool, BBQ deck, gymnasium, pool deck, viewing deck and yoga corner - a fuller programme than the compact site would suggest.
Rental & Investment
This is a strong rental address, and the unit mix is built around that. The tenant base is expatriate professionals and executives working in the Central Business District, Marina Bay and Orchard, medical and professional staff attached to the Orchard and River Valley clusters, and a substantial transient corporate segment that values the threeline rail access. The Thomson-East Coast Line stations at Great World and Havelock widened the pool further by making Marina Bay and the east coast directly reachable. The one-bedroom and one-bedroom plus study formats at 560 to 850 sqft are the unit type that rents most quickly and most reliably in this district, and 73 of the 105 units fall into those two categories - so the development is well matched to its market. The constraints are price and supply: at a median around $1,999 psf, entry prices are high and gross yields are modest, and River Valley and the wider District 9 and 10 fringe have substantial competing condominium supply. With 105 units, internal competition is moderate rather than severe. Buyers should underwrite rental reliability and long-run land value rather than headline yield.
Area Transformation
River Valley's transformation is essentially complete, and the most recent chapter was the one that mattered. The precinct was progressively regenerated over two decades from a mixed residential and light industrial corridor into a prime residential address, with the Robertson Quay and Clarke Quay frontages converted into residential and dining destinations and older low-rise apartment stock along River Valley Road and Kim Seng Road replaced by newer towers - Starlight Suites, completed in 2014, is part of that wave. The decisive recent change was the Thomson-East Coast Line, which opened Great World and Havelock stations in 2022 and 2023 and gave this side of River Valley direct rail access to Orchard, Marina Bay and the east coast for the first time; before that, the corridor relied on buses and on the North-South Line at Somerset and Dhoby Ghaut. Marketing material for Starlight Suites from its launch period refers to the Great World station as future, which dates that material rather than the location. Looking forward, the changes to expect are the continuing redevelopment of ageing commercial and residential buildings along Kim Seng Road, Havelock Road and River Valley Road, the intensification of the Alexandra and Zion Road corridor, and over the longer term the Greater Southern Waterfront, which will extend the continuous waterfront from Marina Bay towards Pasir Panjang. The practical expectation for an owner here is a central district that becomes denser and better connected while remaining recognisably itself.
Starlight Suites — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| Tenure | 99 years wef 13 May 2025 | 99 years starting from 24 Sept 2024 | Freehold | 99 years from 4 November 2024 | Freehold |
| TOP | 2H 2030 | Q1 2029 | Dec 2017 | Feb 2031 | 2011(TOP+CSC Obtained) |
| 1 BR | 1 Bedroom $1,404,000 - $1,478,000 420 sqft $3,343 - $3,519 psf 1 Bedroom + Study $1,542,000 - $1,554,000 452 sqft $3,412 - $3,438 psf | 1 Bedroom $2,288,000 - $2,805,000 592 - 861 sqft $3,258 - $3,865 psf 1 Bedroom (Double Volume) $2,563,000 - $2,649,000 872 - 904 sqft $2,930 - $2,939 psf 1 Bedroom + 1 $2,750,000 - $3,341,000 710 - 990 sqft $3,375 - $3,873 psf | 1 BEDROOM + STUDY $1,462,300 - $1,662,500 527 sqft $2,775 - $3,155 psf | ||
| 2 BR | 2 Bedroom $1,863,000 - $1,941,000 538 sqft $3,463 - $3,608 psf 2 Bedroom Plus $2,251,000 - $2,298,000 646 - 689 sqft $3,485 - $3,557 psf | 2 Bedroom + Study $2,337,000 657 sqft $3,557 psf 2 Bedroom Premium $2,163,000 - $2,206,000 603 sqft $3,587 - $3,658 psf | 2 Bedrooms (Attic) $6,484,000 1,981 sqft $3,273 psf 2 Bedrooms (Loft) $5,330,000 - $5,909,000 1,604 - 1,765 sqft $3,133 - $3,684 psf 2 Bedrooms (Loft) + Study $5,303,000 - $5,957,000 1,808 - 1,841 sqft $2,915 - $3,295 psf | 2 BEDROOM $2,058,100 - $2,180,000 657 - 689 sqft $2,987 - $3,204 psf 2 BEDROOM + STUDY $2,175,300 - $2,545,600 764 - 797 sqft $2,847 - $3,236 psf | 2 BR $3,424,813 - $3,459,349 1,173 sqft $2,920 - $2,949 psf |
| 3 BR | 3 Bedroom $3,375,000 - $3,412,000 797 - 904 sqft $3,733 - $3,774 psf | 3 Bedroom $3,123,000 - $3,159,000 786 - 883 sqft $3,581 - $3,623 psf | 3 Bedrooms (Loft) $8,338,000 - $8,777,000 2,422 sqft $3,443 - $3,624 psf | 3 BEDROOM $3,212,700 - $3,270,500 1,033 - 1,076 sqft $3,110 - $3,166 psf 3 BEDROOM PREMIUM (with Private Lift) $4,019,900 - $4,248,600 1,163 - 1,195 sqft $3,456 - $3,555 psf | 3 BR $6,944,024 - $7,430,981 1,754 - 2,593 sqft $2,782 - $3,042 psf |
| 4 BR | 4 Bedrooom Plus $6,174,000 - $7,074,000 1,830 sqft $3,374 - $3,866 psf | 4 BEDROOM PREMIUM (with Private Lift) $4,634,300 - $4,978,600 1,421 - 1,582 sqft $3,261 - $3,504 psf | 4 BR $6,953,234 - $10,938,063 $2,859 - $3,344 psf | ||
| 5 BR | 5 BEDROOM PREMIUM (with Private Lift) $6,436,800 - $6,867,900 1,884 - 4,144 sqft $3,417 - $3,645 psf |
