The River Opus 407 homes on a 999-year site by the Singapore River
The River Opus is the redevelopment of Valley Point and Fraser Suites Singapore at 491 River Valley Road. Frasers Property and Mitsubishi Estate will replace the ageing office, mall and serviced apartment complex with new homes, a new Fraser Suites and riverside shops and restaurants.
- Frasers Property · Mitsubishi Estate
- 999-year leasehold
- Launch targeted Feb 2027
Figures as at 28 Oct 2026, from the developers’ announcement and early marketing details. Subject to final approvals.
The River Opus Project Details
Here’s what we know so far. Prices, floor plans and the showflat location will be added as soon as the developer releases them.
| Project name | The River Opus |
|---|---|
| Address | 491 River Valley Road (current Valley Point and Fraser Suites Singapore), District 10 (Singapore 248372) |
| Developer | Joint venture of Frasers Property (51%) and Mitsubishi Estate Asia (49%) |
| Tenure | 999-year leasehold (lease dating from 1877, so about 850 years remain) |
| Site area | Approx. 13,439 sqm (about 144,660 sq ft) |
| Maximum GFA | 54,309 sqm (about 584,600 sq ft) for the whole mixed-use development |
| Residential units | 407, including Sky Villas on the upper floors |
| Blocks | 3 residential towers of up to 26 storeys, plus a separate 18-storey Fraser Suites tower (per early marketing details) |
| Other components | 184 Fraser Suites serviced apartments; dining, retail and lifestyle space along a new river promenade |
| Unit types | 1+Study to 5-bedroom Sky Villas, 527 to 2,540 sq ft |
| Nearest MRT | Great World (TE15) and Havelock (TE16) on the Thomson-East Coast Line; Tiong Bahru (EW17) on the East-West Line |
| Expected launch | Targeted for February 2027 (exact preview date to be confirmed) |
| Expected completion | 2031, according to the developers |
| Indicative prices | To be released |
The River Opus Unit Mix & Sizes
The 407 homes come in two groups. The Legacy Collection covers 1+Study to 4-bedroom units. The Sky Villa Collection is a smaller set of large 3- to 5-bedroom homes of over 1,300 sq ft on the high floors. About half the development is 2-bedroom units.
| Unit Type | Type Code | Units | Size (sq ft) | Share |
|---|---|---|---|---|
| Legacy Collection | ||||
| 1 Bedroom + Study | AS1 | 19 | 527 | 4.7% |
| 2 Bedroom | B1 | 19 | 614 | 4.7% |
| 2 Bedroom Premium | BP1 – BP6 | 127 | 689 – 732 | 31.2% |
| 2 Bedroom + Study | BS1 – BS2 | 51 | 786 – 807 | 12.5% |
| 3 Bedroom | C1 – C2 | 76 | 904 – 947 | 18.7% |
| 3 Bedroom Premium | CP1 – CP2 | 34 | 1,076 – 1,087 | 8.4% |
| 4 Bedroom | D1 | 34 | 1,267 – 1,475 | 8.4% |
| 4 Bedroom Premium | DP1 – DP2 | 17 | 1,636 | 4.2% |
| Sky Villa Collection | ||||
| 3 Bedroom Premium Sky Villa | CPS1 | 6 | 1,324 | 1.5% |
| 4 Bedroom Premium Sky Villa | DP2 – DP3 | 12 | 1,636 – 1,679 | 2.9% |
| 5 Bedroom Sky Villa | E1 – E2 | 12 | 2,347 – 2,540 | 2.9% |
| Total | – | 407 | 527 – 2,540 | 100% |
Unit mix as released in early marketing materials (Oct 2026). Unit counts, sizes and type codes are subject to change and to the developer’s final confirmation. Shares are our calculation from the unit counts.
Our take: 216 of the 407 homes (53%) are 1+Study and 2-bedroom units, which suit own-stay couples and buyers who want a city-fringe rental unit. Families have 110 three-bedroom homes to choose from, and the 30 Sky Villas are a rare chance to buy a large, high-floor home on a 999-year title in River Valley.
Why the 999-Year Tenure Matters
Most new condos in Singapore sit on 99-year government land sites. The River Opus is one of the few new launches on a 999-year lease, which is treated much like freehold in practice.
About 850 years left
The lease dates from 1877, so about 850 years remain. A 99-year condo bought today has fewer than 99 years left by the time it completes.
No lease-decay worries
Banks and buyers look closely at remaining lease on older 99-year homes. With hundreds of years left, that’s not a concern here, even decades from now.
A home to pass on
A long tenure suits buyers who plan to hold for the long term or leave the home to their children.
There are only a few other 999-year launches near the river. Compare The Robertson Opus at Robertson Quay, or see all District 10 new launches.
From Valley Point to The River Opus
Valley Point has stood on River Valley Road for decades, with an office tower, a small shopping centre and Fraser Suites Singapore. On 30 September 2026, Frasers Property and Mitsubishi Estate announced a joint venture to redevelop the whole site.
Timeline
- Joint venture announced30 Sep 2026
- Launch targetedFeb 2027
- Valley Point & Fraser Suites close31 Mar 2027
- Expected completion2031
What’s Being Built
- Private homes & Sky Villas407
- Fraser Suites serviced apartments184
- Riverside dining, retail & lifestylePodium
- Maximum GFA54,309 sqm
What this means for buyers: Having shops, cafés and a supermarket-style podium inside the development makes daily errands easy, and the new Fraser Suites keeps a hotel-style element on site. Remember that common facilities, the shops and the serviced apartments share one site, so ask how the residential areas are kept private when the floor plans are out.
Living on River Valley Road
The River Opus sits between River Valley Road and the Singapore River, close to Great World, Robertson Quay and Tiong Bahru. Orchard Road and the CBD are both a short train ride away.
Train Connections
- Great World MRT (TE15)Nearest station
- Havelock MRT (TE16)Across the river
- Tiong Bahru MRT (EW17)East-West Line
- Orchard (TE14 / NS22)1 stop from Great World
- Maxwell (TE18) & Shenton Way (TE19)2–3 stops from Havelock
Walking times depend on which gate the development uses. We’ll confirm them once the site plan is released.
Food, Shopping & Leisure
- Great World mallNearby
- Zion Riverside Food CentreNearby
- Beo Crescent Market & Food CentreNearby
- Havelock Road Cooked Food CentreNearby
- Robertson Quay & Clarke QuayAlong the river
- Tiong Bahru estateNearby
The river promenade links to Robertson Quay, Clarke Quay and Marina Bay on foot or by bike. Drivers have quick access to the CTE and AYE.
River Valley has several new launches to compare. See how River Modern next to Great World MRT has sold, or look at Zyon Grand, Promenade Peak and River Green. You can also check resale condo transactions and rental yields in District 10, or read in-depth guides on the The River Opus project site.
Schools Near The River Opus
River Valley is popular with families who want a central home without giving up good schools nearby.
Primary Schools Nearby
Within a Short Drive
For Primary 1 registration, check the exact 1km and 2km distances on SLA OneMap using the final project address. Upgrading from an HDB flat? Read this guide to HDB upgrading and financing.
Developed by Frasers Property and Mitsubishi Estate
The River Opus pairs one of Singapore’s largest homebuilders with one of Japan’s biggest property groups.
Frasers Property (51%)
SGX-listed Frasers Property has built more than 23,000 homes in Singapore. It also owns the Fraser Suites serviced residence brand, which will run the new 184-unit Fraser Suites at The River Opus.
Mitsubishi Estate (49%)
Mitsubishi Estate is one of Japan’s leading real estate groups, known for developing Tokyo’s Marunouchi business district. In Singapore it has invested in several residential and commercial projects through its regional arm, Mitsubishi Estate Asia.
The River Opus Price List & Floor Plans
The developer hasn’t released prices or floor plans yet. Register now and we’ll send them to you as soon as they’re available, ahead of the planned February 2027 launch.
What you’ll receive
- Indicative prices by unit type
- Floor plans for Legacy and Sky Villa units
- Preview dates and showflat location
- Stack and river-view analysis
- Comparison with River Modern and other River Valley launches
The River Opus FAQ
Where is The River Opus?
At 491 River Valley Road in District 10, on the site of the current Valley Point and Fraser Suites Singapore, beside the Singapore River.
Who is the developer of The River Opus?
A joint venture of Frasers Property (51%) and Mitsubishi Estate Asia (49%), announced on 30 September 2026.
What is the tenure of The River Opus?
999-year leasehold. The lease dates from 1877, so about 850 years remain.
How many units does The River Opus have?
407 homes, plus 184 Fraser Suites serviced apartments and a podium of shops and restaurants.
What unit types are available?
1+Study (527 sq ft), 2-bedroom types (614–807 sq ft), 3-bedroom types (904–1,087 sq ft), 4-bedroom types (1,267–1,636 sq ft) and Sky Villas of 3 to 5 bedrooms (1,324–2,540 sq ft).
When is The River Opus launching?
The launch is targeted for February 2027. Valley Point and Fraser Suites are expected to close by 31 March 2027, and completion is expected in 2031.
What is the expected price of The River Opus?
Prices haven’t been released yet. WhatsApp us to get the price list as soon as it’s out.
Which MRT stations are near The River Opus?
Great World (TE15) and Havelock (TE16) on the Thomson-East Coast Line, and Tiong Bahru (EW17) on the East-West Line.
Which schools are near The River Opus?
Nearby primary schools include River Valley Primary, Alexandra Primary and Zhangde Primary. Check exact distances on OneMap for Primary 1 registration.
Be First in Line for The River Opus
Register early to get the price list, floor plans, preview dates and our stack analysis as soon as they’re released. It’s free, with no obligation.
Compare Other Launches
Information on The River Opus is based on the developers’ announcement, early marketing materials and market sources as at 28 October 2026, and may change. Unit mix, sizes and timelines are subject to the developer’s final confirmation and authority approvals. Images are artist’s impressions for illustration only. This page is for general information only and is not investment advice. Please contact us for the latest details.
