PATERSON RESIDENCE is a freehold development along PATERSON ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 110 units and is TOP 2008.
This profile draws on 25 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 18 years from TOP, PATERSON RESIDENCE 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 PATERSON RESIDENCE 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 25 sales and 218 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PATERSON RESIDENCE dashboard.
- Average sale price: $4,360,960 across 25 transactions
- Estimated gross rental yield: 2.1%
- District 9 PSF ranking: Premium tier (top 23%)
- Freehold tenure · CCR · D9 · 110 units
About PATERSON RESIDENCE
PATERSON RESIDENCE is a freehold condominium, located at PATERSON ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by FIRST CAPITAL REALTY PTE LTD, comprising 110 residential units, completed in 2008.
As a freehold property, PATERSON RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PATERSON RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 9 | $2,630 psf | $3,453,444 |
| 4 BR | 12 | $2,604 psf | $3,986,917 |
| 5+ BR | 4 | $2,092 psf | $7,525,000 |
Sales Market Overview
PATERSON RESIDENCE has recorded 25 sale transactions with an average transaction price of $4,360,960, ranging from $3,195,000 to $9,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $2,350 psf | $4,240,429 | — |
| 2022 | 2 | $2,543 psf | $3,805,000 | ↑ 8.2% |
| 2023 | 3 | $2,431 psf | $5,272,667 | ↓ 4.4% |
| 2024 | 6 | $2,571 psf | $4,825,833 | ↑ 5.7% |
| 2025 | 6 | $2,702 psf | $3,876,333 | ↑ 5.1% |
| 2026 | 1 | $2,818 psf | $3,700,000 | ↑ 4.3% |
PATERSON RESIDENCE ranks in the top 23% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, PATERSON RESIDENCE trades 3.4% above the segment benchmark.
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Rental Market Overview
PATERSON RESIDENCE has recorded 218 rental transactions with monthly rents averaging $7,794/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 13 | $3,969/mo | $3,200/mo | $4,800/mo |
| 2 BR | 9 | $4,956/mo | $3,800/mo | $5,500/mo |
| 3 BR | 75 | $6,854/mo | $3,600/mo | $8,500/mo |
| 4 BR | 114 | $8,517/mo | $5,000/mo | $18,500/mo |
| 5+ BR | 7 | $16,857/mo | $11,000/mo | $20,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 34 | $6,350/mo |
| 2022 | 52 | $7,251/mo |
| 2023 | 39 | $8,353/mo |
| 2024 | 40 | $8,470/mo |
| 2025 | 41 | $8,046/mo |
| 2026 | 12 | $9,317/mo |
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Investment Analysis
Based on average rents and sale prices, PATERSON RESIDENCE delivers an estimated gross rental yield of 2.1%. 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 PATERSON RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PATERSON RESIDENCE
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Great World MRT
- Somerset MRT
- Chatsworth International School (Orchard)
- Kheng Cheng School
- St. Anthony'
Nearby MRT Stations
PATERSON RESIDENCE is 170m from Orchard Boulevard MRT (Thomson-East Coast Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 170m |
| Orchard | NS22 | North-South Line | 350m |
| Orchard | TE14 | Thomson-East Coast Line | 350m |
| Great World | TE15 | Thomson-East Coast Line | 820m |
| Somerset | NS23 | North-South Line | 970m |
| Napier | TE12 | Thomson-East Coast Line | 1.0 km |
| Havelock | TE16 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 19 schools within 2 km of PATERSON RESIDENCE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 690m |
| Kheng Cheng School | Primary | 880m |
| St. Anthony's Primary School | Primary | 890m |
| ISS International School (Paterson) | International | 940m |
| ISS International School (Preston) | International | 980m |
| Tanglin Secondary School | Secondary | 1.1 km |
| Methodist Girls' School | Secondary | 1.2 km |
| Methodist Girls' School (Primary) | Primary | 1.4 km |
| Fairfield Methodist School (Primary) | Primary | 1.4 km |
| ACS (Junior) | Primary | 1.4 km |
| Gan Eng Seng Primary School | Primary | 1.4 km |
| CHIJ (Kellock) | Primary | 1.5 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. Orchard Boulevard sits about 0.17km 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. Chatsworth International School (Orchard) sits about 0.69km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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: PATERSON RESIDENCE 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. 25 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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Is PATERSON RESIDENCE freehold or leasehold?
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What is the tenure of PATERSON RESIDENCE?
How does PATERSON RESIDENCE compare to other projects in the district?
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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: 25 transactions analysed
- Rental data: 218 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 PATERSON RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.