DUBLIN LODGE is a freehold development along DUBLIN ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 3 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.
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 DUBLIN LODGE 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 3 sales and 7 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUBLIN LODGE dashboard.
- Average sale price: $6,500,000 across 3 transactions
- Estimated gross rental yield: 1.8%
- District 9 PSF ranking: Premium tier (top 24%)
- Freehold tenure · CCR · D9
About DUBLIN LODGE
DUBLIN LODGE is a freehold condominium, located at DUBLIN ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region).
As a freehold property, DUBLIN LODGE does not face lease decay concerns.
Sales Market Overview
DUBLIN LODGE has recorded 3 sale transactions with an average transaction price of $6,500,000, ranging from $6,100,000 to $6,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $2,604 psf | $6,700,000 | — |
| 2025 | 1 | $2,371 psf | $6,100,000 | ↓ 9.0% |
DUBLIN LODGE ranks in the top 24% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, DUBLIN LODGE trades 3.2% above the segment benchmark.
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Rental Market Overview
DUBLIN LODGE has recorded 7 rental transactions with monthly rents averaging $9,571/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7 | $9,571/mo | $8,500/mo | $11,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $10,000/mo |
| 2023 | 2 | $10,500/mo |
| 2025 | 3 | $8,667/mo |
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Investment Analysis
Based on average rents and sale prices, DUBLIN LODGE delivers an estimated gross rental yield of 1.8%. 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 | $2,728 psf | 580 |
| 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 | $2,511 psf | 251 |
Location Map
Map shows DUBLIN LODGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUBLIN LODGE
- Somerset MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Great World MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- ACS (Junior)
Nearby MRT Stations
DUBLIN LODGE is 350m from Somerset MRT (North-South Line), with 17 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 350m |
| Dhoby Ghaut | NS24 | North-South Line | 620m |
| Dhoby Ghaut | NE6 | North-East Line | 620m |
| Dhoby Ghaut | CC1 | Circle Line | 620m |
| Great World | TE15 | Thomson-East Coast Line | 720m |
| Fort Canning | DT20 | Downtown Line | 750m |
| Bencoolen | DT21 | Downtown Line | 1.1 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 16 schools within 2 km of DUBLIN LODGE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 490m |
| Kheng Cheng School | Primary | 710m |
| ACS (Junior) | Primary | 810m |
| Singapore Management University | Tertiary | 1.1 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.4 km |
| School of the Arts | Jc | 1.4 km |
| Outram Secondary School | Secondary | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| St. Margaret's Primary School | Primary | 1.8 km |
| St. Margaret's Secondary School | Secondary | 1.8 km |
| Gan Eng Seng School | Secondary | 1.8 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 0.35km 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.
School-belt proximity. Fairfield Methodist School (Primary) sits about 0.49km 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 3 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.
[
{
"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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: DUBLIN LODGE 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. 3 transactions in URA REALIS 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 DUBLIN LODGE?
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Is DUBLIN LODGE freehold or leasehold?
How far is the nearest MRT from DUBLIN LODGE?
What is the tenure of DUBLIN LODGE?
How does DUBLIN LODGE compare to other projects in the district?
What stamp duty applies for a foreign buyer of DUBLIN LODGE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 7 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 DUBLIN LODGE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.