GAMBIER COURT is a 70-year balance leasehold 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 18 units and is TOP 1999.
This profile draws on 7 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 GAMBIER COURT 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 7 sales and 16 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GAMBIER COURT dashboard.
- Average sale price: $2,159,000 across 7 transactions
- Estimated gross rental yield: 4.2%
- District 9 PSF ranking: Value tier (top 89%)
- 99 yrs lease commencing from 1997 · CCR · D9 · 18 units
About GAMBIER COURT
GAMBIER COURT is a 99 yrs lease commencing from 1997 condominium, located at KIM YAM ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by ACT DEVELOPMENT PTE LTD, comprising 18 residential units, completed in 1999.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GAMBIER COURT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,548 psf | $1,450,000 |
| 3 BR | 2 | $1,488 psf | $1,730,000 |
| 4 BR | 4 | $1,717 psf | $2,550,750 |
Sales Market Overview
GAMBIER COURT has recorded 7 sale transactions with an average transaction price of $2,159,000, ranging from $1,450,000 to $2,690,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,488 psf | $1,730,000 | — |
| 2022 | 3 | $1,644 psf | $2,158,333 | ↑ 10.5% |
| 2025 | 2 | $1,743 psf | $2,589,000 | ↑ 6.0% |
GAMBIER COURT ranks in the top 89% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, GAMBIER COURT trades 33.5% below the segment benchmark.
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Rental Market Overview
GAMBIER COURT has recorded 16 rental transactions with monthly rents averaging $7,622/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $13,150/mo | $12,800/mo | $13,500/mo |
| 2 BR | 7 | $5,707/mo | $4,850/mo | $7,000/mo |
| 3 BR | 7 | $7,957/mo | $5,600/mo | $8,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $4,975/mo |
| 2022 | 5 | $7,800/mo |
| 2023 | 1 | $5,600/mo |
| 2024 | 5 | $7,440/mo |
| 2025 | 2 | $10,850/mo |
| 2026 | 1 | $8,500/mo |
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Investment Analysis
Based on average rents and sale prices, GAMBIER COURT 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 | $2,728 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 GAMBIER COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GAMBIER COURT
- Fort Canning MRT
- Great World MRT
- Havelock MRT
- Somerset MRT
- Clarke Quay MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Outram Secondary School
Nearby MRT Stations
GAMBIER COURT is 480m from Fort Canning MRT (Downtown Line), with 18 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 480m |
| Great World | TE15 | Thomson-East Coast Line | 710m |
| Havelock | TE16 | Thomson-East Coast Line | 820m |
| Somerset | NS23 | North-South Line | 880m |
| Clarke Quay | NE5 | North-East Line | 890m |
| Dhoby Ghaut | NS24 | North-South Line | 920m |
| Dhoby Ghaut | NE6 | North-East Line | 920m |
| Dhoby Ghaut | CC1 | Circle Line | 920m |
Nearby Schools
There are 11 schools within 2 km of GAMBIER COURT, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 100m |
| Kheng Cheng School | Primary | 660m |
| Outram Secondary School | Secondary | 1.1 km |
| Singapore Management University | Tertiary | 1.2 km |
| ACS (Junior) | Primary | 1.4 km |
| School of the Arts | Jc | 1.5 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.5 km |
| Gan Eng Seng School | Secondary | 1.5 km |
| Gan Eng Seng Primary School | Primary | 1.6 km |
| Cantonment Primary School | Primary | 1.8 km |
| St. Anthony's Primary School | Primary | 1.9 km |
Adequate lease horizon. Around 70 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.
Genuine walk-to-MRT access. Fort Canning sits about 0.48km 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 18 units, GAMBIER COURT 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 0.10km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 70 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 7 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: GAMBIER COURT 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. 7 transactions in URA REALIS 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 GAMBIER COURT?
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Is GAMBIER COURT freehold or leasehold?
How far is the nearest MRT from GAMBIER COURT?
What is the tenure of GAMBIER COURT?
How does GAMBIER COURT compare to other projects in the district?
What stamp duty applies for a foreign buyer of GAMBIER COURT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 16 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 GAMBIER COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.