LANGSTON VILLE is a 72-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 54 units and is TOP 1999.
This profile draws on 14 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 LANGSTON VILLE 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 14 sales and 74 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LANGSTON VILLE dashboard.
- Average sale price: $1,846,398 across 14 transactions
- Estimated gross rental yield: 2.8%
- District 9 PSF ranking: Value tier (top 80%)
- 999 yrs lease commencing from 1841 · CCR · D9 · 54 units
About LANGSTON VILLE
LANGSTON VILLE is a 999 yrs lease commencing from 1841 condominium, located at KIM YAM ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by GUAN QIAN REALTY, comprising 54 residential units, completed in 1999.
With approximately 72 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 LANGSTON VILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 13 | $1,857 psf | $1,743,814 |
| 4 BR | 1 | $1,708 psf | $3,180,000 |
Sales Market Overview
LANGSTON VILLE has recorded 14 sale transactions with an average transaction price of $1,846,398, ranging from $1,580,000 to $3,180,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,748 psf | $1,641,722 | — |
| 2022 | 4 | $1,836 psf | $1,718,950 | ↑ 5.0% |
| 2023 | 2 | $1,915 psf | $1,803,444 | ↑ 4.3% |
| 2024 | 2 | $1,847 psf | $2,520,000 | ↓ 3.6% |
| 2025 | 2 | $1,996 psf | $1,880,000 | ↑ 8.1% |
LANGSTON VILLE ranks in the top 80% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LANGSTON VILLE trades 24.6% below the segment benchmark.
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Rental Market Overview
LANGSTON VILLE has recorded 74 rental transactions with monthly rents averaging $4,375/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 43 | $4,232/mo | $1,300/mo | $5,600/mo |
| 3 BR | 31 | $4,573/mo | $2,700/mo | $7,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $3,500/mo |
| 2022 | 19 | $4,012/mo |
| 2023 | 17 | $4,653/mo |
| 2024 | 10 | $4,630/mo |
| 2025 | 19 | $4,537/mo |
| 2026 | 2 | $5,700/mo |
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Investment Analysis
Based on average rents and sale prices, LANGSTON VILLE delivers an estimated gross rental yield of 2.8%. 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 LANGSTON VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LANGSTON VILLE
- 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
LANGSTON VILLE is 550m 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 | 550m |
| Somerset | NS23 | North-South Line | 630m |
| Fort Canning | DT20 | Downtown Line | 640m |
| Dhoby Ghaut | NS24 | North-South Line | 860m |
| Dhoby Ghaut | NE6 | North-East Line | 860m |
| Dhoby Ghaut | CC1 | Circle Line | 860m |
| Havelock | TE16 | Thomson-East Coast Line | 900m |
| Clarke Quay | NE5 | North-East Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of LANGSTON VILLE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 160m |
| Kheng Cheng School | Primary | 510m |
| ACS (Junior) | Primary | 1.2 km |
| Singapore Management University | Tertiary | 1.2 km |
| Outram Secondary School | Secondary | 1.3 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.5 km |
| Gan Eng Seng School | Secondary | 1.5 km |
| School of the Arts | Jc | 1.5 km |
| Gan Eng Seng Primary School | Primary | 1.6 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Chatsworth International School (Orchard) | International | 1.9 km |
| LASALLE College of the Arts | Tertiary | 1.9 km |
Adequate lease horizon. Around 72 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.
Walking-distance MRT. Great World is about 0.55km — 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 54 units, LANGSTON VILLE 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 0.16km 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 72 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 14 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: LANGSTON VILLE 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. 14 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 LANGSTON VILLE?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions analysed
- Rental data: 74 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 LANGSTON VILLE
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