Irwell Hill Residences occupies one of Singapore’s most storied addresses — a gentle rise off Irwell Bank Road in District 9, deep within the Core Central Region. Developed by City Developments Limited (CDL) through its Perseus Pte Ltd entity and designed with a landmark pixelated facade by Dutch studio MVRDV, the twin 36-storey towers deliver 540 homes that blend architectural ambition with the enduring prestige of the Orchard fringe. When CDL launched the project in April 2021 at an average of S$2,700 per square foot, 278 units — more than half the development — were absorbed in a single weekend, a performance that underscored the sustained hunger for well-located CCR stock even during a period of global uncertainty. Four years on, with the Thomson-East Coast Line’s Great World MRT station operating since November 2022 and the broader CCR recording a near-30% year-on-year price recovery in 2025, Irwell Hill Residences stands as a benchmark for what premium leasehold living in prime Singapore looks like today.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 9 encompasses the stretch of land running from the southern end of Orchard Road through River Valley to Robertson Quay, a corridor that has commanded a structural premium over the broader market for decades. URA transaction data shows that CCR new-sale median PSF declined roughly 11.8% between 2023 and 2024 as the doubling of Additional Buyer’s Stamp Duty (ABSD) for foreign purchasers to 60% compressed demand. However, the correction proved temporary: local upgraders stepped in through 2025, and combined with a strong slate of new launches, the CCR outpaced both the Rest of Central Region and Outside Central Region over the course of the year.
Irwell Hill Residences sits at the nexus of this recovery. The 99-year leasehold site, with tenure commencing 2020, was won by CDL at a government land sale at a land rate that implied a breakeven above S$2,400 psf — a figure that placed the project firmly at the top of the D9 quality ladder at launch. The development recorded approximately 580 sales transactions, reflecting take-up that tracked the broader CCR cycle. Use our price heatmap to see how D9 transaction PSF compares with neighbouring districts, or run a bespoke scenario through the mortgage calculator to stress-test affordability at current CCR price levels.
The macro backdrop matters too. Singapore’s Monetary Authority of Singapore has maintained a gradual appreciation of the Singapore dollar nominal effective exchange rate as its primary tool for managing imported inflation, keeping mortgage rates in Singapore elevated relative to historical norms. Buyers at Irwell Hill Residences should model debt service at current rates and stress-test at 50–100 basis-point rises using our ROI calculator before committing.
We track 580 sales and 377 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the IRWELL HILL RESIDENCES dashboard.
- Average sale price: $1,954,027 across 580 transactions
- Estimated gross rental yield: 3.3%
- District 9 PSF ranking: Premium tier (top 16%)
- 99 yrs lease commencing from 2020 · CCR · D9 · 540 units
About IRWELL HILL RESIDENCES
IRWELL HILL RESIDENCES is a 99 yrs lease commencing from 2020 condominium, located at IRWELL HILL in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by CDL PERSEUS PTE LTD, comprising 540 residential units, completed in 2021.
With approximately 93 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 IRWELL HILL RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 114 | $2,746 psf | $1,254,360 |
| 1 BR | 351 | $2,730 psf | $1,728,705 |
| 2 BR | 44 | $2,726 psf | $2,314,932 |
| 3 BR | 33 | $2,605 psf | $3,308,212 |
| 4 BR | 35 | $2,740 psf | $4,290,743 |
| 5+ BR | 3 | $3,203 psf | $7,453,120 |
Sales Market Overview
IRWELL HILL RESIDENCES has recorded 580 sale transactions with an average transaction price of $1,954,027, ranging from $995,000 to $9,009,360.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 409 | $2,663 psf | $1,835,467 | — |
| 2022 | 97 | $2,859 psf | $2,371,557 | ↑ 7.3% |
| 2023 | 31 | $2,916 psf | $1,807,645 | ↑ 2.0% |
| 2024 | 4 | $2,805 psf | $1,814,250 | ↓ 3.8% |
| 2025 | 31 | $2,941 psf | $2,340,642 | ↑ 4.9% |
| 2026 | 8 | $2,897 psf | $2,091,875 | ↓ 1.5% |
IRWELL HILL RESIDENCES ranks in the top 16% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, IRWELL HILL RESIDENCES trades 11.5% above the segment benchmark.
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Rental Market Overview
IRWELL HILL RESIDENCES has recorded 377 rental transactions with monthly rents averaging $5,442/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 35 | $3,510/mo | $3,100/mo | $6,200/mo |
| 1 BR | 82 | $4,235/mo | $3,800/mo | $5,100/mo |
| 2 BR | 212 | $5,231/mo | $4,300/mo | $7,000/mo |
| 3 BR | 34 | $8,572/mo | $6,500/mo | $10,800/mo |
| 4 BR | 14 | $12,921/mo | $11,000/mo | $18,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 350 | $5,506/mo |
| 2026 | 27 | $4,609/mo |
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Investment Analysis
Based on average rents and sale prices, IRWELL HILL RESIDENCES delivers an estimated gross rental yield of 3.3%. 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 |
|---|---|---|---|---|
| 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 |
| THE ROBERTSON OPUS | 999 yrs lease commencing from 1841 | 348 | $3,367 psf | 204 |
Location Map
Map shows IRWELL HILL RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- IRWELL HILL RESIDENCES
- Great World MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Havelock MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Gan Eng Seng Primary School
Nearby MRT Stations
IRWELL HILL RESIDENCES is 300m from Great World MRT (Thomson-East Coast Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 300m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 690m |
| Orchard | NS22 | North-South Line | 850m |
| Orchard | TE14 | Thomson-East Coast Line | 850m |
| Havelock | TE16 | Thomson-East Coast Line | 890m |
| Somerset | NS23 | North-South Line | 900m |
| Tiong Bahru | EW17 | East-West Line | 1.3 km |
| Fort Canning | DT20 | Downtown Line | 1.5 km |
Nearby Schools
There are 16 schools within 2 km of IRWELL HILL RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 350m |
| Fairfield Methodist School (Primary) | Primary | 920m |
| Gan Eng Seng Primary School | Primary | 1.0 km |
| Gan Eng Seng School | Secondary | 1.0 km |
| Chatsworth International School (Orchard) | International | 1.3 km |
| St. Anthony's Primary School | Primary | 1.4 km |
| River Valley Primary School | Primary | 1.4 km |
| Tanglin Secondary School | Secondary | 1.5 km |
| ACS (Junior) | Primary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.5 km |
| Outram Secondary School | Secondary | 1.5 km |
| ISS International School (Paterson) | International | 1.5 km |
Location depth within D9. Irwell Hill Residences is positioned on a quiet residential enclave — Irwell Bank Road — rather than the high-traffic frontage of Orchard Road itself. This gives residents the dual benefit of proximity to Singapore’s premier retail and dining corridor while enjoying a lower ambient noise environment. The walk to Great World MRT on the Thomson-East Coast Line is approximately three minutes, with the TEL Stage 3 opening in November 2022 providing direct one-seat connections to Orchard (two stops north), Marina Bay, and eventually Changi Airport upon full-line completion. LTA’s TEL project page confirms the full east-coast extension is progressing, further enhancing long-term connectivity value.
MVRDV’s pixelated PPVC facade. In a market where prefabricated prefinished volumetric construction (PPVC) often produces visually monotonous towers, CDL commissioned Rotterdam-based MVRDV to add a design layer that makes Irwell Hill Residences instantly identifiable on the Singapore skyline. Each prefabricated module acts as a single “pixel”, recessed or extended via metal frames to create varied balcony typologies and a colour palette of gold and deep brown inspired by climbing plants. A four-storey sky garden at the 24th floor and an “Irwell Sky” rooftop pavilion with double- and triple-height modules add meaningful communal amenity. This architectural differentiation is a tangible resale asset: buyers can articulate why this building looks the way it does, a narrative that resonates with the international owner-occupier and investor audience that shops the CCR.
CDL developer pedigree. City Developments Limited is among Singapore’s longest-established listed developers with a multi-decade track record of delivery and post-TOP asset management. For a 99-year leasehold asset where quality of construction and maintenance determines long-term value preservation, the CDL brand carries quantifiable weight in secondary market pricing.
- MRT connectivity: 3-min walk to Great World TEL station; Orchard 2 stops north
- Architectural identity: MVRDV pixelated facade, unique in the Singapore residential landscape
- Scale: 540 units across twin 36-storey towers — sufficient for liquidity without over-supply in resale
- Sky amenities: 24th-floor sky garden and rooftop pavilion add rare premium amenity
- Developer: CDL (Perseus Pte Ltd), blue-chip track record in CCR delivery
99-year leasehold tenure in a freehold-premium market. Singapore’s property market assigns a structural discount to leasehold over freehold, a gap that widens as the remaining lease falls below 60 years. With tenure commencing 2020, Irwell Hill Residences has approximately 93 years remaining today — well within the comfortable zone for mortgage eligibility and CPF usage. However, buyers with a long investment horizon must account for the accelerating lease decay effect from around 2060 onwards. The stamp duty calculator can help model total acquisition cost, and the comparison tool allows a side-by-side assessment against nearby freehold alternatives in D9.
ABSD exposure for non-Singapore Citizen buyers. At CCR price points — where a mid-floor two-bedroom unit is likely priced above S$2.5 million — the 60% ABSD for foreign purchasers and 20% for Singapore Permanent Residents are material cost additions that compress secondary market liquidity. Singapore Citizens purchasing a second property face 20% ABSD. Buyers should stress-test total acquisition cost carefully.
Concentrated Orchard-fringe supply pipeline. Several new CCR sites in the River Valley corridor remain available for future development, and the government’s price heatmap reveals that D9 new-sale supply has been consistent across recent Government Land Sale cycles. While the TEL infrastructure provides a structural demand anchor, future project launches within walking distance could create short-term pricing competition in the resale and sub-sale market.
Interest rate sensitivity. At average launch PSF of ~S$2,700 and current balance-unit PSF above S$4,000 based on recent transacted levels, monthly debt service on a typical two-bedroom unit can exceed S$9,000–S$12,000 at prevailing rates. High leverage on a leasehold CCR asset is a concentration risk in a rising-rate scenario.
[
{
"persona": "Singapore Citizen upgrader from HDB",
"fit_color": "green",
"reason": "D9 prestige address, excellent TEL connectivity to CBD and Orchard, 99-year lease is fully CPF and bank-mortgage eligible. Sky amenities and MVRDV design support lifestyle narrative. ABSD of 20% on second property is the key friction cost to model."
},
{
"persona": "Singapore Permanent Resident primary home buyer",
"fit_color": "green",
"reason": "First residential purchase is ABSD-exempt for PRs on their sole property. Irwell Hill Residences offers an attainable entry point into prime CCR with strong infrastructure fundamentals and a recognisable developer. Great World MRT makes the CBD commute efficient."
},
{
"persona": "High-net-worth investor seeking rental yield",
"fit_color": "amber",
"reason": "Gross yields in D9 typically run 2.8%–3.2%, which is below the risk-free rate at current Singapore fixed-deposit levels. The investment case rests primarily on capital appreciation rather than income; a long-term hold of 8–12 years is needed to smooth acquisition costs including ABSD."
},
{
"persona": "Foreign national buyer",
"fit_color": "red",
"reason": "The 60% ABSD for foreign purchasers makes acquisition economics very challenging at Irwell Hill Residences PSF levels. Total cost including ABSD, BSD, and legal fees on a S$2.5M unit approaches S$4M+. Only buyers with very strong capital-gain conviction and a long hold horizon should proceed."
},
{
"persona": "Owner-occupier family prioritising lifestyle",
"fit_color": "green",
"reason": "River Valley Primary School is within 1km, Great World City mall is adjacent, Robertson Quay dining is minutes away on foot. The development’s sky garden and MVRDV architectural identity create a genuinely distinctive living environment that supports long-term owner satisfaction and premium resale positioning."
},
{
"persona": "Short-term speculative buyer",
"fit_color": "red",
"reason": "The Seller’s Stamp Duty regime (up to 12% if sold within 1 year) combined with the high acquisition quantum and leasehold tenure makes short-holding-period flips economically punishing. Irwell Hill Residences is a medium-to-long-term hold, not a quick-turn trade."
}
]
Irwell Hill Residences earns its place in the upper tier of District 9’s modern leasehold portfolio on several converging grounds: an irreplaceable location three minutes from Great World MRT, a genuinely distinctive architectural identity courtesy of MVRDV’s pixelated facade, and CDL’s institutional-grade delivery and management. The 580 transactions recorded to date reflect genuine market conviction, and the CCR’s strong 2025 price recovery suggests the broader D9 market has absorbed the post-ABSD correction and moved forward.
The caveats are structural rather than project-specific. At post-launch PSF levels of S$4,000+, the gross yield story is thin. Leasehold tenure is a long-run constraint even if it is academically irrelevant for at least another 30–35 years. And the ABSD regime means this is, in practice, a Singapore Citizen and PR market rather than a globally-sourced one. Buyers who fit that profile, plan to hold through a property cycle, and value the lifestyle credentials of the Orchard fringe will find Irwell Hill Residences a compelling proposition. Use the ROI calculator to model your holding period, and cross-reference acquisition costs with the stamp duty calculator before proceeding.
Irwell Hill Residences represents a mature CDL CCR product — architecturally differentiated, infrastructure-backed, and priced for the discerning long-horizon buyer rather than the speculative flipper.
FAQ
What is the average price for IRWELL HILL RESIDENCES?
What is the rental yield for IRWELL HILL RESIDENCES?
Is IRWELL HILL RESIDENCES freehold or leasehold?
What MRT station serves Irwell Hill Residences and how far is the walk?
Great World MRT station on the Thomson-East Coast Line (TEL) is approximately a 3-minute walk from Irwell Hill Residences. TEL Stage 3 opened on 13 November 2022 and provides direct access to Orchard (two stops north), Marina Bay, and the broader east-coast corridor. The TEL also interchanges with the North-South and East-West Lines at key nodes, making citywide connectivity from the development excellent.
Who designed Irwell Hill Residences and what makes the architecture distinctive?
The architecture is a collaboration between Singapore-based ADDP Architects (structural and planning design) and Dutch firm MVRDV (facade design). MVRDV employed a “pixelated” approach to the prefabricated prefinished volumetric construction (PPVC) system: each modular unit forms one pixel, recessed or extended with metal frames to create varied balcony configurations. The colour palette of gold and deep brown across the two 36-storey towers is inspired by the organic forms of climbing plants, and the 24th-floor sky garden introduces a band of greenery visible from street level.
What is the tenure of Irwell Hill Residences and how does it affect CPF usage?
Irwell Hill Residences is on a 99-year leasehold with tenure commencing 2020, giving approximately 93 years of remaining lease as of 2026. CPF Ordinary Account funds can be used for a property purchase where the remaining lease covers the youngest buyer to at least age 95. With ~93 years remaining, most buyers will have full CPF flexibility. Note that the CPF withdrawal limit is tied to the Valuation Limit and Withdrawal Limit; check the CPF Board’s property schemes page for current rules.
How many units does Irwell Hill Residences have and what is the unit mix?
The development comprises 540 residential units spread across two 36-storey towers. The unit mix spans from studio apartments through to penthouses, with one- and two-bedroom configurations making up the majority of the stack. A sky penthouse sold at launch for over S$9 million. The variety of unit types supports a diverse buyer and tenant base, which is a positive factor for rental liquidity.
What are the key schools near Irwell Hill Residences?
River Valley Primary School is within 1km of the development, qualifying buyers for Phase 2C priority balloting in the Primary 1 registration exercise — a significant consideration for families. Other schools in the broader D9 and D10 catchment include Anglo-Chinese School (Junior) and ISS International School, the latter popular with the expatriate community that remains a core rental tenant base in the River Valley corridor.
What ABSD applies if I purchase Irwell Hill Residences as a second property?
Additional Buyer’s Stamp Duty (ABSD) rates as of 2026: Singapore Citizens purchasing a second residential property pay 20% ABSD; Singapore Permanent Residents purchasing a first property pay 5% ABSD (second and beyond: 30%). Foreign nationals pay 60% ABSD on any residential purchase. Buyer’s Stamp Duty (BSD) is payable by all buyers and is tiered from 1% to 6%. Use the stamp duty calculator to model your total acquisition cost, and verify the latest rates at IRAS’s ABSD guidance page.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 580 transactions analysed
- Rental data: 377 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 IRWELL HILL RESIDENCES
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