MOUNT SOPHIA SUITES is a freehold development along SOPHIA ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 50 units and is TOP 2010.
This profile draws on 13 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 16 years from TOP, MOUNT SOPHIA SUITES 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 9 (Orchard / River Valley), the immediate context for MOUNT SOPHIA SUITES 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 13 sales and 148 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOUNT SOPHIA SUITES dashboard.
- Average sale price: $1,017,600 across 13 transactions
- Estimated gross rental yield: 3.7%
- District 9 PSF ranking: Value tier (top 81%)
- Freehold tenure · CCR · D9 · 50 units
About MOUNT SOPHIA SUITES
MOUNT SOPHIA SUITES is a freehold condominium, located at SOPHIA ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by BS MOUNT SOPHIA PTE LTD, comprising 50 residential units, completed in 2010.
As a freehold property, MOUNT SOPHIA SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MOUNT SOPHIA SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,880 psf | $838,450 |
| 1 BR | 8 | $1,796 psf | $1,089,375 |
| 2 BR | 1 | $1,633 psf | $1,160,000 |
Sales Market Overview
MOUNT SOPHIA SUITES has recorded 13 sale transactions with an average transaction price of $1,017,600, ranging from $700,800 to $1,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,775 psf | $1,053,500 | — |
| 2022 | 3 | $1,877 psf | $890,267 | ↑ 5.7% |
| 2023 | 2 | $1,769 psf | $928,500 | ↓ 5.7% |
| 2024 | 1 | $1,633 psf | $1,160,000 | ↓ 7.7% |
| 2025 | 3 | $1,875 psf | $1,109,000 | ↑ 14.8% |
MOUNT SOPHIA SUITES ranks in the top 81% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, MOUNT SOPHIA SUITES trades 26.1% below the segment benchmark.
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Rental Market Overview
MOUNT SOPHIA SUITES has recorded 148 rental transactions with monthly rents averaging $3,121/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 115 | $3,017/mo | $1,850/mo | $4,200/mo |
| 2 BR | 33 | $3,485/mo | $2,600/mo | $4,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 29 | $2,510/mo |
| 2022 | 30 | $3,062/mo |
| 2023 | 23 | $3,428/mo |
| 2024 | 30 | $3,292/mo |
| 2025 | 26 | $3,319/mo |
| 2026 | 10 | $3,340/mo |
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Investment Analysis
Based on average rents and sale prices, MOUNT SOPHIA SUITES delivers an estimated gross rental yield of 3.7%. 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 |
|---|---|---|---|---|
| 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 MOUNT SOPHIA SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOUNT SOPHIA SUITES
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Bencoolen MRT
- Little India MRT
- ACS (Junior)
- Singapore Management University
- Nanyang Academy of Fine Arts
Nearby MRT Stations
MOUNT SOPHIA SUITES is 390m from Dhoby Ghaut MRT (North-South Line), with 18 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dhoby Ghaut | NS24 | North-South Line | 390m |
| Dhoby Ghaut | NE6 | North-East Line | 390m |
| Dhoby Ghaut | CC1 | Circle Line | 390m |
| Bencoolen | DT21 | Downtown Line | 530m |
| Little India | NE7 | North-East Line | 560m |
| Little India | DT12 | Downtown Line | 560m |
| Rochor | DT13 | Downtown Line | 670m |
| Bras Basah | CC2 | Circle Line | 710m |
Nearby Schools
There are 17 schools within 2 km of MOUNT SOPHIA SUITES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 630m |
| Singapore Management University | Tertiary | 680m |
| Nanyang Academy of Fine Arts | Tertiary | 730m |
| LASALLE College of the Arts | Tertiary | 760m |
| School of the Arts | Jc | 880m |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| Kheng Cheng School | Primary | 1.6 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| St. Andrew's Secondary School | Secondary | 1.6 km |
| St. Andrew's Junior College | Jc | 1.6 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. Dhoby Ghaut sits about 0.39km 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 50 units, MOUNT SOPHIA SUITES 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. ACS (Junior) sits about 0.63km 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 13 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": "amber",
"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: MOUNT SOPHIA SUITES 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. 13 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
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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: 13 transactions analysed
- Rental data: 148 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 MOUNT SOPHIA SUITES
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