Stutong, Kuching · Completed · Developer stock and subsale
Rivervale Condominium
Two 14-storey towers by CMS Property Development at Stutong, with studios and 2-bedroom units through to duplexes and penthouses, within 4 km of Vivacity, CityONE and The Spring.
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Answer block
Rivervale Condominium at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Rivervale Condominium
Next to the landed Rivervale Residences, both by CMS
Address
Lorong Stutong 11B3
93350 Kuching
Tenure
Leasehold
Confirm the expiry on the title
Status
Completed
PropertyGuru records 2016; CMS was still showing units in 2018
Towers
2 × 14 storeys
Units
292
Two towers of 146 units each: 280 standard units, 4 duplexes and 8 penthouses (CMS at launch)
Layouts
About 840–5,131 sq ft
Studio, 2- and 3-bedroom, dual-key, duplex and penthouse
Foreign buyers
Strata: no Sarawak minimum
Land and Survey approval needed; not Native Area Land or Bumiputera units
Why this address
Four things buyers weigh at Rivervale Condominium
A quieter Stutong address from a listed Sarawak group. Here is the case, and the catch.
Gated, with a podium garden
A gated and guarded development with 24-hour CCTV, smart access cards, and a podium garden with a pool, Jacuzzi and gazebo.
Schools and hospitals close by
SJK Chung Hua No. 2, Lodge International School, Borneo International School, KPJ Kuching Specialist Hospital and Borneo Medical Centre are all nearby.
Room to grow
Layouts run from compact units to duplexes and penthouses of up to 5,131 sq ft, plus dual-key units an owner can split and rent.
What to weigh: records and stock
Completion dates differ between records, and the developer is still selling units. Compare its price list with the subsale record before you offer.
The development
Rivervale Condominium, decoded
Two 14-storey towers over a podium garden in Stutong., with 292 units in all.
The towers
Facilities
As listed in The Borneo Post launch coverage (2016) and on PropertyGuru.
Water
Pools
- Swimming pool
- Children’s pool
- Jacuzzi
- Pool deck
Active
Fitness
- Gymnasium
- Aerobics room
Residents
Shared spaces
- Lifestyle pavilion and lounge
- Function room
- Games room
- Mini theatre
- Playground
- Open garden and gazebo
- BBQ area
Where the project is now
Layouts
All 8 Rivervale Condominium layouts
8 layout types, from 748 to 5,131 sq ft. Sizes and drawings from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Type D1 (2 bedrooms) — 936 sq ft
2 bed · 936 sq ft · about 87 sq m
Get this floor planAsk price & availability →Type D2 (2 bedrooms) — 947 sq ft
2 bed · 947 sq ft · about 88 sq m
Get this floor planAsk price & availability →
Type C (2 bedrooms + study) — 1,192 sq ft
2+1 bed · 1,192 sq ft
Get this floor planAsk price & availability →
Type A (3 bedrooms + study) — 1,411 sq ft
3+1 bed · 1,411 sq ft
Get this floor planAsk price & availability →
Type B (3 bedrooms + study, dual key) — 1,725 sq ft
3+1 bed · 1,725 sq ft
Get this floor planAsk price & availability →Penthouse — 5,131 sq ft
5,131 sq ft · 8 penthouse units
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Rivervale Condominium
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A (3 bedrooms + study) | 1,411 sq ft | RM1.1m | RM3,500/mo | 2 |
| Penthouse | 5,131 sq ft | RM2.69m | – | 1 |
| – | about 800–900 sq ft | – | RM2,300/mo | 1 |
| – | about 1,700–1,800 sq ft | RM894,888–976,888 | – | 2 |
| – | about 4,400–4,500 sq ft | RM2.3m | – | 1 |
Gallery
Rivervale Condominium in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Rivervale Condominium sits
Lorong Stutong 11B3, off Jalan Stutong, 93350 Kuching.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM574 psf · typical RM528–633 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale | From RM894,888 · RM519–779 psf | PropertyGuru listings, Oct 2026 |
| Asking rent 2 and 3 bedrooms | RM2,300 – RM3,500 a month | PropertyGuru listings, Oct 2026 |
EdgeProp implies a gross yield of about 5.8%. Only a few listings are live, so treat the rent range as indicative.
Track record
About CMS Property Development Sdn Bhd
CMS Property Development Sdn Bhd is the property arm of Cahya Mata Sarawak Berhad, a listed Sarawak group.
Rivervale Residences, the landed phase next door, was described by CMS in 2016 as its first premier project.
CMS launched the condominium in September 2016 with 292 units in two 14-storey towers, priced from over RM400,000 to over RM800,000, according to The Borneo Post.
Around the building
What is near Rivervale Condominium
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- One TJ ICT Shopping Complex~100 m
- Precinct 88~1.3 km
- Aeroville~1.3 km
🎓 Schools
- SK Sungai Stutong~700 m
- SK Satria Jaya~1.1 km
- A.G Melody~1.3 km
- SMK Tabuan Jaya~1.3 km
🏛️ Colleges and universities
- i-CATS East Campus / PPKS~1.4 km
- Sunway College~2.7 km
- SEGi College Sarawak~2.9 km
🏥 Hospitals
- Borneo Medical Centre~3.0 km
- Timberland Medical Centre~4.3 km
- Hospital Umum Sarawak~5.5 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 748 to 5,131 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM890,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM890,000 | RM890,000 |
| Down payment | RM89,000 | RM267,000 |
| Loan amount | RM801,000 | RM623,000 |
| Stamp duty on transfer (MOT) | RM20,700 | RM71,200 |
| Stamp duty on loan (0.5%) | RM4,005 | RM3,115 |
| Lawyer, sale agreement (incl. 8% SST) | RM10,962 | RM10,962 |
| Lawyer, loan agreement (incl. 8% SST) | RM10,001 | RM8,078 |
| Cash needed before keys | RM134,668 | RM360,355 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
Where is Rivervale Condominium?
At Lorong Stutong 11B3, off Jalan Stutong in Kuching, about 4.2 km from Kuching International Airport.
What is the transacted price?
EdgeProp records a median of RM574 psf over the last 48 months, with most sales between RM528 and RM633 psf.
Are there dual-key units?
Yes. CMS launched a dual-key 3-bedroom + study type, and PropertyGuru lists dual-key and duplex layouts.
Can a foreigner buy a unit here?
Sarawak uses its own Sarawak Land Code, not the National Land Code. Foreigners may buy individual strata units, and law firms citing the 2019 Direction say strata units carry no Sarawak minimum price; the RM600,000 floor in Kuching Division applies to landed homes. You need approval from the Land and Survey Department first, units on Native Area Land or set aside for Bumiputera buyers are excluded, and stamp duty on the transfer of a home is 8% for foreign buyers from 1 January 2026.
Berapa sewa di Rivervale Condominium?
Sewa yang diminta sekitar RM2,300 hingga RM3,500 sebulan untuk unit 2 dan 3 bilik (PropertyGuru, Okt 2026).
Rivervale Condominium 是谁发展的？
由砂拉越上市集团Cahya Mata Sarawak旗下的CMS Property Development发展。
Which schools are near Rivervale Condominium?
On map data, the nearest schools are SK Sungai Stutong (~700 m), SK Satria Jaya (~1.1 km), A.G Melody (~1.3 km). Distances are straight-line from the building.
Is there a train or bus station near Rivervale Condominium?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to Rivervale Condominium?
The nearest hospital on map data is Borneo Medical Centre (~3.0 km), and the nearest mall is One TJ ICT Shopping Complex (~100 m).
How much cash do I need to buy at Rivervale Condominium?
For a unit at RM890,000,, a Malaysian buyer with a 90% loan needs about RM8,078 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM134,668, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get the current price list and units available at Rivervale Condominium
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.