283 STUDIO is a 86-year balance leasehold development along RIVER VALLEY ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 7 units and is TOP 2013.
This profile draws on 1 recorded transaction 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 13 years from TOP, 283 STUDIO 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 283 STUDIO 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 1 sale and 26 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 283 STUDIO dashboard.
- Average sale price: $1,030,000 across 1 transaction
- Estimated gross rental yield: 4.2%
- District 9 PSF ranking: Mid-range (top 71%)
- · CCR · D9 · 7 units
About 283 STUDIO
283 STUDIO is a condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by URBAN DEVELOPMENT PTE LTD, comprising 7 residential units, completed in 2013.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
283 STUDIO has recorded 1 sale transaction with an average transaction price of $1,030,000, ranging from $1,030,000 to $1,030,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $1,953 psf | $1,030,000 | — |
283 STUDIO ranks in the top 71% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, 283 STUDIO trades 20.2% below the segment benchmark.
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Rental Market Overview
283 STUDIO has recorded 26 rental transactions with monthly rents averaging $3,575/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 26 | $3,575/mo | $2,200/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $3,150/mo |
| 2022 | 4 | $3,025/mo |
| 2023 | 5 | $4,170/mo |
| 2024 | 4 | $3,388/mo |
| 2025 | 7 | $3,836/mo |
| 2026 | 2 | $3,500/mo |
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Investment Analysis
Based on average rents and sale prices, 283 STUDIO delivers an estimated gross rental yield of 4.2%. This places it among the higher-yielding condos in Singapore.
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 283 STUDIO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 283 STUDIO
- Somerset MRT
- Fort Canning MRT
- Great World MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- ACS (Junior)
Nearby MRT Stations
283 STUDIO is 560m from Somerset MRT (North-South Line), with 17 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 560m |
| Fort Canning | DT20 | Downtown Line | 600m |
| Great World | TE15 | Thomson-East Coast Line | 650m |
| Dhoby Ghaut | NS24 | North-South Line | 730m |
| Dhoby Ghaut | NE6 | North-East Line | 730m |
| Dhoby Ghaut | CC1 | Circle Line | 730m |
| Havelock | TE16 | Thomson-East Coast Line | 1.0 km |
| Clarke Quay | NE5 | North-East Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of 283 STUDIO, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 250m |
| Kheng Cheng School | Primary | 620m |
| ACS (Junior) | Primary | 1.1 km |
| Singapore Management University | Tertiary | 1.1 km |
| Outram Secondary School | Secondary | 1.4 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.4 km |
| School of the Arts | Jc | 1.4 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Gan Eng Seng School | Secondary | 1.7 km |
| Gan Eng Seng Primary School | Primary | 1.7 km |
| LASALLE College of the Arts | Tertiary | 1.8 km |
| Chatsworth International School (Orchard) | International | 1.9 km |
Adequate lease horizon. Around 86 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Somerset is about 0.56km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 7 units, 283 STUDIO 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. Fairfield Methodist School (Primary) sits about 0.25km 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 1 recorded sale, 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: 283 STUDIO 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. 1 transaction in URA provides 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 283 STUDIO?
What is the rental yield for 283 STUDIO?
Is 283 STUDIO 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: 1 transaction analysed
- Rental data: 26 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 283 STUDIO
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 283 STUDIO against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (790m away)
- Bukit Merah — 4-room average $894,787 (980m away), an upgrader gap of about $150,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $150,000