ATTITUDE AT KIM YAM is a 999 yrs lease commencing from 1841 development along KIM YAM ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 33 units and is an established secondary-market project.
This profile draws on 6 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 9 (Orchard / River Valley), the immediate context for ATTITUDE AT KIM YAM 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 6 sales and 101 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ATTITUDE AT KIM YAM dashboard.
- Average sale price: $789,481 across 6 transactions
- Estimated gross rental yield: 3.9%
- District 9 PSF ranking: Above average (top 49%)
- 999 yrs lease commencing from 1841 · CCR · D9 · 33 units
About ATTITUDE AT KIM YAM
ATTITUDE AT KIM YAM is a 999 yrs lease commencing from 1841 condominium, located at KIM YAM ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 33 residential units.
Sales Market Overview
ATTITUDE AT KIM YAM has recorded 6 sale transactions with an average transaction price of $789,481, ranging from $718,000 to $950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,188 psf | $730,000 | — |
| 2024 | 3 | $2,172 psf | $779,629 | ↓ 0.7% |
| 2025 | 1 | $2,152 psf | $718,000 | ↓ 0.9% |
| 2026 | 1 | $1,919 psf | $950,000 | ↓ 10.8% |
ATTITUDE AT KIM YAM ranks in the top 49% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, ATTITUDE AT KIM YAM trades 13% below the segment benchmark.
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Rental Market Overview
ATTITUDE AT KIM YAM has recorded 101 rental transactions with monthly rents averaging $2,586/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 101 | $2,586/mo | $1,750/mo | $3,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $2,050/mo |
| 2022 | 20 | $2,508/mo |
| 2023 | 15 | $2,827/mo |
| 2024 | 20 | $2,785/mo |
| 2025 | 17 | $2,762/mo |
| 2026 | 8 | $2,863/mo |
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Investment Analysis
Based on average rents and sale prices, ATTITUDE AT KIM YAM delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
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 ATTITUDE AT KIM YAM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ATTITUDE AT KIM YAM
- Great World MRT
- Somerset MRT
- Fort Canning MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- ACS (Junior)
Nearby MRT Stations
ATTITUDE AT KIM YAM is 540m from Great World MRT (Thomson-East Coast Line), with 15 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 540m |
| Somerset | NS23 | North-South Line | 570m |
| Fort Canning | DT20 | Downtown Line | 670m |
| Dhoby Ghaut | NS24 | North-South Line | 830m |
| Dhoby Ghaut | NE6 | North-East Line | 830m |
| Dhoby Ghaut | CC1 | Circle Line | 830m |
| Havelock | TE16 | Thomson-East Coast Line | 950m |
| Clarke Quay | NE5 | North-East Line | 1.2 km |
Nearby Schools
There are 12 schools within 2 km of ATTITUDE AT KIM YAM, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 220m |
| Kheng Cheng School | Primary | 510m |
| ACS (Junior) | Primary | 1.1 km |
| Singapore Management University | Tertiary | 1.2 km |
| Outram Secondary School | Secondary | 1.4 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.5 km |
| School of the Arts | Jc | 1.5 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Gan Eng Seng School | Secondary | 1.6 km |
| Gan Eng Seng Primary School | Primary | 1.6 km |
| Chatsworth International School (Orchard) | International | 1.9 km |
| LASALLE College of the Arts | Tertiary | 1.9 km |
Walking-distance MRT. Great World is about 0.54km — 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 33 units, ATTITUDE AT KIM YAM 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 0.22km 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 6 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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: ATTITUDE AT KIM YAM benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 6 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 ATTITUDE AT KIM YAM?
What is the rental yield for ATTITUDE AT KIM YAM?
Is ATTITUDE AT KIM YAM 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: 6 transactions analysed
- Rental data: 101 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 ATTITUDE AT KIM YAM
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 ATTITUDE AT KIM YAM against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (770m away)
- Bukit Merah — 4-room average $894,787 (880m away)
- Kallang/whampoa — 4-room average $882,887 (1.9 km away)