PATERSON SUITES 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 102 units and is TOP 2010.
This profile draws on 34 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, PATERSON 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 PATERSON 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 34 sales and 194 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PATERSON SUITES dashboard.
- Average sale price: $5,467,785 across 34 transactions
- Estimated gross rental yield: 2.3%
- District 9 PSF ranking: Premium tier (top 20%)
- Freehold tenure · CCR · D9 · 102 units
About PATERSON SUITES
PATERSON SUITES is a freehold condominium, located at PATERSON ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by BUKIT SEMBAWANG ESTATES LTD, comprising 102 residential units, completed in 2010.
As a freehold property, PATERSON SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PATERSON SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 21 | $2,714 psf | $4,615,271 |
| 5+ BR | 13 | $2,582 psf | $6,844,923 |
Sales Market Overview
PATERSON SUITES has recorded 34 sale transactions with an average transaction price of $5,467,785, ranging from $4,200,000 to $13,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $2,558 psf | $4,703,298 | — |
| 2022 | 5 | $2,560 psf | $6,648,946 | ↑ 0.1% |
| 2023 | 6 | $2,704 psf | $5,830,000 | ↑ 5.6% |
| 2024 | 4 | $2,760 psf | $5,661,000 | ↑ 2.1% |
| 2025 | 3 | $2,713 psf | $5,483,333 | ↓ 1.7% |
| 2026 | 5 | $2,845 psf | $5,369,938 | ↑ 4.9% |
PATERSON SUITES ranks in the top 20% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, PATERSON SUITES trades 8.8% above the segment benchmark.
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Rental Market Overview
PATERSON SUITES has recorded 194 rental transactions with monthly rents averaging $10,550/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 119 | $9,398/mo | $6,300/mo | $16,600/mo |
| 4 BR | 75 | $12,378/mo | $7,000/mo | $28,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 39 | $7,969/mo |
| 2022 | 44 | $9,643/mo |
| 2023 | 30 | $12,164/mo |
| 2024 | 38 | $12,221/mo |
| 2025 | 39 | $11,200/mo |
| 2026 | 4 | $11,375/mo |
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Investment Analysis
Based on average rents and sale prices, PATERSON SUITES delivers an estimated gross rental yield of 2.3%. 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 SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PATERSON SUITES
- 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 SUITES is 160m 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 | 160m |
| Orchard | NS22 | North-South Line | 330m |
| Orchard | TE14 | Thomson-East Coast Line | 330m |
| Great World | TE15 | Thomson-East Coast Line | 760m |
| Somerset | NS23 | North-South Line | 880m |
| Napier | TE12 | Thomson-East Coast Line | 1.1 km |
| Havelock | TE16 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 20 schools within 2 km of PATERSON SUITES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 760m |
| Kheng Cheng School | Primary | 810m |
| St. Anthony's Primary School | Primary | 870m |
| ISS International School (Paterson) | International | 990m |
| ISS International School (Preston) | International | 1.0 km |
| Tanglin Secondary School | Secondary | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| ACS (Junior) | Primary | 1.3 km |
| Methodist Girls' School | Secondary | 1.3 km |
| Methodist Girls' School (Primary) | Primary | 1.4 km |
| Gan Eng Seng Primary School | Primary | 1.5 km |
| Gan Eng Seng School | Secondary | 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 0.16km 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 0.76km 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 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. 34 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
What is the average price for PATERSON SUITES?
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Is PATERSON SUITES freehold or leasehold?
How far is the nearest MRT from PATERSON SUITES?
What is the tenure of PATERSON SUITES?
How does PATERSON SUITES compare to other projects in the district?
What stamp duty applies for a foreign buyer of PATERSON SUITES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 34 transactions analysed
- Rental data: 194 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 SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.