3 Kim Seng Road, Singapore 169558
Zyon Grand is a 99-year leasehold integrated development at 3 and 5 Kim Seng Road, built by City Developments Limited with Mitsui Fudosan and launched in October 2025. Two 62-storey towers carry 706 homes above a commercial podium on a 15,277.9 sqm site. The case is structural: a basement link straight into Havelock MRT, and the only integrated format in a district where fresh-lease stock is already scarce. TOP is expected in the second quarter of 2030.
The commute starts in the basement rather than at a crossing. Havelock MRT (TE16) on the Thomson-East Coast Line connects directly beneath the development, Great World (TE15) is the next stop north and Tiong Bahru (EW17) sits inside 1km. That is two lines and three stations, one of them reachable without stepping outside. Orchard is two stops up the line and the CBD a few minutes the other way.
A primary school inside the ballot radius is rare for a city-core address, and it widens the buyer profile from investors to families. River Valley Primary School sits within the 1km radius that settles priority in an oversubscribed year under P1 registration, and our guide to the 2026 Primary One registration exercise walks through each phase. Alexandra Primary, Zhangde Primary and St. Margaret’s School (Primary) follow inside 2km, with Outram Secondary within 1km.
Twelve formats spread across the two towers. The compact band runs 59 one-bedroom-plus-study homes at 474 sqft, 59 two-bedders at 538 sqft, 59 two-bedroom premium at 646 sqft and 118 premium-with-study at 721 sqft, 295 homes in all. The three-bedroom tier is almost as deep at 293 units, and it opens at 818 sqft, a family entry point most central launches reserve for two bedrooms.
Tenure runs 99 years from June 2024, so a buyer collecting keys in 2030 starts with roughly 93 years on the clock. A plot ratio of 5.6 explains the height, and the facilities answer in kind: a 50m lap pool, a tennis and pickleball court, hydro spa, aqua lounge, grand lawn, adventure playground and three club spaces.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom + Study | 59 | 474 | 8.36% | A1S | $469 |
| 2 Bedroom | 59 | 538 | 8.36% | B1 | $469 |
| 2 Bedroom Premium | 59 | 646 | 8.36% | BP1 | $536 |
| 2 Bedroom Premium + Study | 118 | 721 | 16.71% | BP2S | $536 |
| 3 Bedroom | 59 | 818 | 8.36% | C1 | $536 |
| 3 Bedroom Deluxe | 118 | 861 | 16.71% | CD1 | $536 |
| 3 Bedroom Premium + Study | 116 | 1,055 - 1,076 | 16.43% | CP1S & CP2S | $536 |
| 4 Bedroom Premium | 40 | 1,421 | 5.67% | DP1 | $670 |
| 4 Bedroom Supreme | 40 | 1,518 | 5.67% | DS1 | $670 |
| 4 Bedroom Supreme + Study | 18 | 1,615 | 2.55% | DS2S | $670 |
| 5 Bedroom Supreme | 18 | 1,819 | 2.55% | ES1 | $737 |
| Penthouse | 2 | 2,659 - 2,756 | 0.28% | PH1, PH2 | |
| Overall | 706 | 474 - 2,756 | 100.00% |
CEL Development is the property arm of Chip Eng Seng, incorporated in 1983 and active since the early 1990s. It has a steady track record delivering homes across Singapore, with notable projects including TMW Maxwell, Kopar at Newton, Parc Komo with Komo Shoppes, and Park Colonial. Beyond residences, CEL develops mixed-use, commercial, and industrial projects, and holds investment assets such as office towers and shophouses in Singapore, Australia, and New Zealand. Key strengths include established backing, cross-sector capabilities, disciplined execution, and a regional portfolio that supports consistent delivery.
City Developments Limited (CDL) is a Singapore developer with a continuous track record since 1963, known for delivering well-built homes and managing projects reliably through market cycles. Its portfolio spans residences, offices, retail, integrated developments, and a global hotel arm under Millennium & Copthorne. Notable projects include Lumina Grand (EC), Tembusu Grand, The Myst, CanningHill Piers, and the revitalised Republic Plaza. Buyers value CDL’s consistent execution, thoughtful layouts, and durable specifications, as well as its focus on sustainable, future-ready design. With strong local experience and stewardship of landmark sites, CDL offers confidence on delivery, long-term asset upkeep, and enduring neighbourhood impact.
Mitsui Fudosan (Asia) Pte. Ltd. is the Singapore-based regional arm of Japan’s Mitsui Fudosan, operating here since 1981 with a consistent record in residential, mixed-use, commercial, and township developments. The team leads Southeast Asia expansion with disciplined execution, long-term asset stewardship, and user-centric design. Notable projects from the wider Mitsui Fudosan portfolio include Tokyo Midtown, the Nihonbashi district redevelopment, Kashiwa-no-ha Smart City, and LaLaport mixed-use destinations in Asia, reflecting rigorous standards applied to regional ventures. In Singapore, buyers value its on-the-ground presence, reliable delivery, and emphasis on liveability and sustainability, supported by Japanese precision, strong partnerships, and life-cycle management that keeps properties relevant and well-run over time.
Zyon Grand sells a stack rather than a location. A station in the basement, shops and a planned supermarket in the podium, and 62 storeys of river and city outlook above them. District 3 holds 38 condominiums and about 15,855 private homes, yet only fourteen of those projects are ten years old or newer, and none of the others carries this format.
Start with the land, because everything else is built on it. CDL and Mitsui Fudosan took the Zion Road Parcel A site with a Land Bid of $1,106,888,000, or $1,202 psf per plot ratio, then opened in October 2025 inside a $2,688 to $3,500 psf band. Every River Valley comparison drawn since has run through that number.
As of July 2026, the last sixty caveats cleared between $2,699 and $3,474 psf with a median around $3,226 psf. Across all 636 caveats in the twelve months to July 2026 the median reads $3,051 psf inside a $2,678 to $3,907 range. The market paid more as balance stock thinned, which is the opposite shape to a launch discounting its way out.
The developer’s current list still quotes the one-bedroom-plus-study from $1,453,000 at $3,065 psf, the three-bedroom from $2,792,000 at $3,413 psf and the five-bedroom supreme from $6,018,000. The caveats line up: a 474 sqft one-bed-plus-study at $3,188 psf in June 2026 and an 818 sqft three-bedder at $3,417 psf the same month. The 2,659 sqft penthouse went in the launch month at $3,907 psf for $10,388,000.
Structure matters more than the headline psf. Promenade Peak stands 130m away with 596 units on the same tenure and the same 2030 completion, while completed Riviere holds 455 riverfront homes from 2023. Zyon Grand set the benchmark both are now read against, and the premium over Riviere’s completed resale is the exact trade on the table: newness, height and an integrated base against a building you can walk through today.
Weighing an entry at this level? Talk to us before you pick a stack. We’ll price the tower, floor and facing with you, honest advice, no pressure. WhatsApp us.
The Zyon Grand floor plan ladder is unusually granular for 706 homes. It opens at 474 sqft for the one-bedroom-plus-study, then runs 538 sqft, 646 sqft premium and 721 sqft premium-with-study through the two-bedroom band. The three-bedroom tier is the centre of gravity: 59 standard at 818 sqft, 118 deluxe at 861 sqft and 116 premium-with-study between 1,055 and 1,076 sqft.
Above it sit 40 four-bedroom premium at 1,421 sqft, 40 supreme at 1,518 sqft, 18 supreme-with-study at 1,615 sqft and 18 five-bedroom supreme at 1,819 sqft, with two penthouses closing the set at 2,659 and 2,756 sqft. A full ladder in one development is what lets a household move within the building instead of out of it.
Price the ladder at the July 2026 median of about $3,226 psf. The 474 sqft entry lands near $1.53m, the 646 sqft premium around $2.08m and the 721 sqft premium-with-study close to $2.33m. The 818 sqft three-bedder works out near $2.64m and the 1,055 to 1,076 sqft formats between $3.4m and $3.47m. The 1,421 sqft four-bedder sits around $4.58m and the 1,819 sqft five-bedder close to $5.87m. That is arithmetic on the caveat record, not quotes.
Model the monthly alongside the quantum. Maintenance runs $469 for the one-bed-plus-study and the 538 sqft two-bedder, $536 for the two-bedroom premium and every three-bedroom format, $670 across the four-bedroom range and $737 for the five-bedroom supreme. What it buys is a deck built around the 50m lap pool, with the hydro spa, bubbling pool and lagoon deck threaded through it, plus tennis, pickleball and the grand lawn.
Zyon Grand competes in the Bukit Ho Swee subzone, which holds only four private developments and about 1,648 units between them. Two of those four are Zyon Grand and Promenade Peak, both under construction for 2030. The standing stock is Emerald Park at 280 units from 1993 and Harvest Mansions at 66 from 1996, so once these two hand over, roughly four in five private homes in the subzone will be brand new.
The demand side is deep. Bukit Merah carries about 59,657 HDB flats across 436 blocks, and 30,877 of them are 4-room or larger, the types upgraders sell from. Not all of that pool reaches a central-area price list, but its top slice is a local buyer base that already knows the neighbourhood.
Beyond the subzone the pipeline is short. Bukit Merah’s private additions after 2026 number three in total: Promenade Peak, Zyon Grand and a 700-unit site on Telok Blangah Road in Maritime Square, all due in 2030. The URA Master Plan sets out the river precinct’s intensification, and each Zion Road parcel released under it has lifted the corridor’s floor.
Absorption has answered part of the question already. 636 caveats were lodged against 706 units by July 2026 from an October 2025 launch, 608 of them inside the launch quarter, leaving the developer entering construction with about a tenth unsold. Our Q2 2026 property market review puts that pace in context. For landlords the pull comes from Orchard, the CBD and the Outram medical belt at once, and our rental yields guide sets out what the central region has been sustaining. The two features tenants reliably pay up for, a station under the building and a supermarket in the podium, are both built in here.
Exit liquidity is the fair counterpoint. When owners sell from 2030 the direct competition is Promenade Peak, River Modern at 455 units and River Green at 524, all completing in the same window, plus Irwell Hill Residences from 2025 with 540 homes, Martin Modern from 2021 with 450 and The Avenir as the freehold alternative at 376. Being the only integrated address on that list is a reasonable place to be standing.
Zyon Grand suits buyers who want the precinct’s newest integrated product on a 2030 horizon, families working the River Valley Primary radius from a city-core address, and investors buying the compact stacks against a three-pole tenant market. The 474 sqft to 721 sqft band is 295 homes deep, and it is the working half of the building.
Think one owner ahead. From 2030 this is a new tower with a 50m pool and club spaces on top of an MRT station and a supermarket, in a precinct whose rental stock is mostly older mid-rise blocks. The neighbourhood underneath stays grounded, with Zion Riverside Food Centre at the doorstep and Kim Seng Park covering the green hours.
Fit runs the other way as well. If entry price decides it, Riviere’s completed resale undercuts Zyon Grand on psf; if a title with no clock is the priority, The Avenir is the freehold answer nearby. Kim Seng Road is a working arterial road and will stay one, so road noise is permanent on the lower and road-facing stacks, and the higher floors are where it stops mattering. Parking is the other early question: 565 residential lots against 706 homes is not one to one.
Thinking about Zyon Grand? The premium over Riviere’s completed riverfront is the number to interrogate, and it moves stack by stack. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
Zyon Grand has 2 blocks of 62 storeys.
Zyon Grand has 706 residential units.
Zyon Grand offers 1 Bedroom + Study (474 sqft), 2 Bedroom (538 sqft), 2 Bedroom Premium (646 sqft), 2 Bedroom Premium + Study (721 sqft), 3 Bedroom (818 sqft), 3 Bedroom Deluxe (861 sqft), 3 Bedroom Premium + Study (1,055 to 1,076 sqft), 4 Bedroom Premium (1421 sqft), 4 Bedroom Supreme (1518 sqft), 4 Bedroom Supreme + Study (1615 sqft), 5 Bedroom Supreme (1819 sqft), Penthouse (2,659 to 2,756 sqft).
Zyon Grand is 99-year leasehold (lease from Jun 2024).
No, Zyon Grand is a 99-year leasehold development (lease from Jun 2024).
Zyon Grand is developed by City Developments Limited (CDL) & Mitsui Fudosan.
Zyon Grand’s Architects are: ADDP Architects LLP (Architect), Nikken Sekkei Ltd (Concept Architect), Ecoplan Asia Pte Ltd (Landscape Consultant)
Zyon Grand’s Builder is Woh Hup Private Limited (Builder)
Grand Pavilion, Serenity Swing, Hydro Spa, Reflective Court, Adventure Playground, Family Pool, Arrival Cascades, Club Culinary, Family Deck, Water Reflexology, Play Deck, Grand Lawn, Central Club, Kids Pool, Leisure Lawn, Club Gourmet, Pets Play, BBQ Pavilion, Club Social, Lagoon Deck, Gourmet Pavilion, Residential Services Reception, Bubbling Pool, 50m Lap Pool, Tennis/Pickleball Court, Hydro Splash, Aqua Lounge, Chill out Lounge, Hydro Lounge, Aqua Bed
Zyon Grand is located between Zion Road and Kim Seng Road, south of Great World City, North of Holiday Inn, directly above Havelock MRT station
Zyon Grand is located in District 3, Alexandra, Commonwealth. The Street address is Kim Seng Road
Havelock MRT is directly below Zyon Grand Development
Primary Schools within 1km of Zyon Grand: River Valley Primary School
$469 for 1 Bedroom + Study & 2 Bedroom
$536 for 2 Bedroom premium & all 3 Bedroom types
$670 for all 4 Bedroom types
$737 for 5 Bedroom Supreme
$871 & $938 for 5 Bedroom Penthouses
Zyon Grand’s Land Parcel is called “Zion Road (Parcel A)”, the land was bidded at $1,106,888,000 for a Site area of 15,277.9 sqm, Gross-Floor area of 85,557 sqm. Translating to a land cost of $1,202 psf ppr (Per square foot per plot ratio)
Zyon Grand Prices start $2,688 psf up to $3,500 psf
Zyon Grand 1 Bedroom + Study starts from $1.298m, 2 Bedroom starts from $1.468m, 2 Bedroom Premium starts from $1.758m, 2 Bedroom Premium + Study starts from $1.938m, 3 Bedroom starts from $2.2m, 3 Bedroom Premium + Study starts from $2.938m, 4 Bedroom Premium starts from $3.968m, 4 Bedroom Supreme starts from $4.168m, 4 Bedroom Supreme + Study starts from $5,368m & 5 Bedroom Supreme starts from $5.988m
Yes, Zyon Grand is situated within District 3, close to River Valley along Zion Road. This part of Singapore boasts one of the highest tenant turnovers, as well as rental yields. Zyon Grand is also an Integrated Development with Havelock MRT at its door-step, as well as commercial shops below for superb convenience. It will be a top choice among tenants in the near future. For Capital Appreciation, Zyon Grand is a high-quality development with competitive entry price. A good product at a better than market price will ensure safe exit and decent returns
Yes, Zyon Grand is perfect for families. It has direct access to Havelock MRT, within 1km to River Valley Primary School, and walking distance to Great World City, as well as Zion Market. It is well-located near the CBD, and bears heartland locational benefits. It is also an Integrated development with a supermarket and Early Childhood development centre at its door-step. Perfect for families of all age groups
Zyon Grand is an Integrated development that cosists of 2 Residential Towers, 1 Service Apartment Tower, Level 1 Commercial Shops, and Basement leads to Havelock MRT. 706 Residential units ranging from 1 Bedroom + Study to 5 Bedroom Penthouses
Zyon Grand is expected to obtain TOP in 2030.
Zyon Grand Previews ran from 8 October to 21 October 2025 and it launched on 24/25th of October 2025
Yes. Foreigners can buy Zyon Grand because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Showflat is located along Ganges Road, between 79 Indus Rd and 87 Zion Road
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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