BARKER 9 is a freehold development along BARKER ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 6 units and is TOP 2014.
This profile draws on 2 recorded transactions from URA REALIS 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 12 years from TOP, BARKER 9 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 11 (Newton / Novena), the immediate context for BARKER 9 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 2 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARKER 9 dashboard.
- Average sale price: $5,575,000 across 2 transactions
- Estimated gross rental yield: 2.7%
- District 11 PSF ranking: Value tier (top 96%)
- Freehold tenure · CCR · D11 · 6 units
About BARKER 9
BARKER 9 is a freehold condominium, located at BARKER ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by SINHENGCHAN CEMENT PTE LTD, comprising 6 residential units, completed in 2014.
As a freehold property, BARKER 9 does not face lease decay concerns.
Sales Market Overview
BARKER 9 has recorded 2 sale transactions with an average transaction price of $5,575,000, ranging from $5,350,000 to $5,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 1 | $1,153 psf | $5,350,000 | — |
| 2025 | 1 | $898 psf | $5,800,000 | ↓ 22.1% |
BARKER 9 ranks in the top 96% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, BARKER 9 trades 58.1% below the segment benchmark.
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Rental Market Overview
BARKER 9 has recorded 5 rental transactions with monthly rents averaging $12,480/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $12,480/mo | $9,000/mo | $15,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $10,000/mo |
| 2023 | 2 | $13,900/mo |
| 2025 | 1 | $14,600/mo |
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Investment Analysis
Based on average rents and sale prices, BARKER 9 delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows BARKER 9 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARKER 9
- Mount Pleasant MRT
- Newton MRT
- Newton MRT
- Stevens MRT
- Stevens MRT
- Singapore Chinese Girls'
- Anglo-Chinese School (Primary)
- St. Joseph'
Nearby MRT Stations
BARKER 9 is 820m from Mount Pleasant MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of BARKER 9, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 480m |
| Anglo-Chinese School (Primary) | Primary | 500m |
| St. Joseph's Institution | Secondary | 540m |
| New Town Primary School | Primary | 1.2 km |
| ISS International School (Preston) | International | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| ISS International School (Paterson) | International | 1.3 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| Nanyang Girls' High School | Secondary | 1.6 km |
| Nanyang Primary School | Primary | 1.7 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.7 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.
Boutique character. With 6 units, BARKER 9 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. Singapore Chinese Girls' School (Primary) sits about 0.48km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.82km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 2 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BARKER 9 sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 BARKER 9?
What is the rental yield for BARKER 9?
Is BARKER 9 freehold or leasehold?
How far is the nearest MRT from BARKER 9?
What is the tenure of BARKER 9?
How does BARKER 9 compare to other projects in the district?
What stamp duty applies for a foreign buyer of BARKER 9?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 5 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 BARKER 9
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.