111 EMERALD HILL is a freehold development along EMERALD HILL ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 40 units and is TOP 2011.
This profile draws on 14 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 15 years from TOP, 111 EMERALD HILL is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 9 (Orchard / River Valley), the immediate context for 111 EMERALD HILL is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 14 sales and 59 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 111 EMERALD HILL dashboard.
- Average sale price: $5,059,814 across 14 transactions
- Estimated gross rental yield: 2.8%
- District 9 PSF ranking: Above average (top 35%)
- Freehold tenure · CCR · D9 · 40 units
About 111 EMERALD HILL
111 EMERALD HILL is a freehold condominium, located at EMERALD HILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by EMERALD LAND PTE LTD, comprising 40 residential units, completed in 2011.
As a freehold property, 111 EMERALD HILL does not face lease decay concerns.
Sales Market Overview
111 EMERALD HILL has recorded 14 sale transactions with an average transaction price of $5,059,814, ranging from $4,350,000 to $5,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,208 psf | $4,350,000 | — |
| 2022 | 4 | $2,300 psf | $5,140,600 | ↑ 4.1% |
| 2023 | 3 | $2,344 psf | $4,725,000 | ↑ 1.9% |
| 2024 | 2 | $2,354 psf | $5,675,000 | ↑ 0.4% |
| 2025 | 4 | $2,325 psf | $5,100,000 | ↓ 1.2% |
111 EMERALD HILL ranks in the top 35% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, 111 EMERALD HILL trades 5.3% below the segment benchmark.
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Rental Market Overview
111 EMERALD HILL has recorded 59 rental transactions with monthly rents averaging $11,962/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 35 | $10,288/mo | $8,000/mo | $14,500/mo |
| 4 BR | 24 | $14,404/mo | $9,800/mo | $20,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 13 | $10,700/mo |
| 2022 | 12 | $10,442/mo |
| 2023 | 10 | $13,628/mo |
| 2024 | 12 | $12,400/mo |
| 2025 | 8 | $12,250/mo |
| 2026 | 4 | $14,575/mo |
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Investment Analysis
Based on average rents and sale prices, 111 EMERALD HILL delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,730 psf | 582 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,513 psf | 253 |
Location Map
Map shows 111 EMERALD HILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 111 EMERALD HILL
- Somerset MRT
- Orchard MRT
- Orchard MRT
- Orchard Boulevard MRT
- Newton MRT
- ACS (Junior)
- St. Anthony'
- St. Margaret'
Nearby MRT Stations
111 EMERALD HILL is 500m from Somerset MRT (North-South Line), with 13 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 500m |
| Orchard | NS22 | North-South Line | 830m |
| Orchard | TE14 | Thomson-East Coast Line | 830m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 940m |
| Newton | NS21 | North-South Line | 980m |
| Newton | DT11 | Downtown Line | 980m |
| Dhoby Ghaut | NS24 | North-South Line | 1.0 km |
| Dhoby Ghaut | NE6 | North-East Line | 1.0 km |
Nearby Schools
There are 17 schools within 2 km of 111 EMERALD HILL, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 300m |
| St. Anthony's Primary School | Primary | 700m |
| St. Margaret's Primary School | Primary | 1.0 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| Kheng Cheng School | Primary | 1.2 km |
| Anglo-Chinese School (Primary) | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.3 km |
| ISS International School (Preston) | International | 1.4 km |
| ISS International School (Paterson) | International | 1.4 km |
| LASALLE College of the Arts | Tertiary | 1.4 km |
| Chatsworth International School (Orchard) | International | 1.5 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Somerset sits about 0.50km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 40 units, 111 EMERALD HILL keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. ACS (Junior) sits about 0.30km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 14 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 111 EMERALD HILL hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 14 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 111 EMERALD HILL?
What is the rental yield for 111 EMERALD HILL?
Is 111 EMERALD HILL freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 14 transactions analysed
- Rental data: 59 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 111 EMERALD HILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,930 condo transactions recorded in District 9 over the last 12 months, 62% new sale, 37% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
2 active Government Land Sales sites in District 9 could add roughly 640 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Zion Road (Parcel A) | — | ~440 | Confirmed | Awarded |
| Zion Road (Parcel B) | — | ~200 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing 111 EMERALD HILL against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.2 km away), an upgrader gap of about $3,950,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $4,200,000
- Bukit Merah — 4-room average $894,787 (1.8 km away), an upgrader gap of about $4,150,000