RESIDENCES AT EMERALD HILL is a freehold development along EMERALD HILL ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 29 units and is TOP 2012.
This profile draws on 1 recorded transaction from URA 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 14 years from TOP, RESIDENCES AT EMERALD HILL 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 RESIDENCES AT EMERALD HILL 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 2 sales and 82 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RESIDENCES AT EMERALD HILL dashboard.
- Average sale price: $7,494,360 across 2 transactions
- Estimated gross rental yield: 1.6%
- District 9 PSF ranking: Above average (top 49%)
- Freehold tenure · CCR · D9 · 29 units
About RESIDENCES AT EMERALD HILL
RESIDENCES AT EMERALD HILL is a freehold condominium, located at EMERALD HILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by LAFE (EMERALD HILL) DEVELOPMENT PTE LTD, comprising 29 residential units, completed in 2012.
As a freehold property, RESIDENCES AT EMERALD HILL does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at RESIDENCES AT EMERALD HILL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,335 psf | $3,870,000 |
| 5+ BR | 1 | $1,920 psf | $11,118,720 |
Sales Market Overview
RESIDENCES AT EMERALD HILL has recorded 2 sale transactions with an average transaction price of $7,494,360, ranging from $3,870,000 to $11,118,720.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,335 psf | $3,870,000 | — |
| 2026 | 1 | $1,920 psf | $11,118,720 | ↓ 17.8% |
RESIDENCES AT EMERALD HILL ranks in the top 49% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, RESIDENCES AT EMERALD HILL trades 13.1% below the segment benchmark.
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Rental Market Overview
RESIDENCES AT EMERALD HILL has recorded 82 rental transactions with monthly rents averaging $9,896/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 13 | $16,154/mo | $14,500/mo | $18,000/mo |
| 3 BR | 43 | $7,590/mo | $6,300/mo | $9,500/mo |
| 4 BR | 21 | $8,481/mo | $7,400/mo | $11,000/mo |
| 5+ BR | 5 | $19,400/mo | $16,500/mo | $22,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $7,686/mo |
| 2022 | 19 | $9,593/mo |
| 2023 | 15 | $8,828/mo |
| 2024 | 19 | $11,747/mo |
| 2025 | 11 | $10,864/mo |
| 2026 | 4 | $11,625/mo |
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Investment Analysis
Based on average rents and sale prices, RESIDENCES AT EMERALD HILL delivers an estimated gross rental yield of 1.6%. 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 | $2,730 psf | 582 |
| 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 | $2,513 psf | 253 |
Location Map
Map shows RESIDENCES AT EMERALD HILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RESIDENCES AT EMERALD HILL
- Somerset MRT
- Orchard MRT
- Orchard MRT
- Newton MRT
- Newton MRT
- ACS (Junior)
- St. Anthony'
- St. Margaret'
Nearby MRT Stations
RESIDENCES AT EMERALD HILL is 540m from Somerset MRT (North-South Line), with 13 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 540m |
| Orchard | NS22 | North-South Line | 820m |
| Orchard | TE14 | Thomson-East Coast Line | 820m |
| Newton | NS21 | North-South Line | 940m |
| Newton | DT11 | Downtown Line | 940m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 940m |
| Dhoby Ghaut | NS24 | North-South Line | 1.0 km |
| Dhoby Ghaut | NE6 | North-East Line | 1.0 km |
Nearby Schools
There are 17 schools within 2 km of RESIDENCES AT EMERALD HILL, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 320m |
| St. Anthony's Primary School | Primary | 670m |
| St. Margaret's Primary School | Primary | 990m |
| St. Margaret's Secondary School | Secondary | 1.0 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.3 km |
| Kheng Cheng School | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| ISS International School (Preston) | International | 1.4 km |
| ISS International School (Paterson) | International | 1.4 km |
| Chatsworth International School (Orchard) | International | 1.5 km |
| LASALLE College of the Arts | Tertiary | 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.
Walking-distance MRT. Somerset is about 0.54km — 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 29 units, RESIDENCES AT EMERALD HILL 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 0.32km 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 1 recorded sale, 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: RESIDENCES AT EMERALD HILL 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. 1 transaction in URA provides 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 RESIDENCES AT EMERALD HILL?
What is the rental yield for RESIDENCES AT EMERALD HILL?
Is RESIDENCES AT EMERALD HILL freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 2 transactions analysed
- Rental data: 82 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 RESIDENCES AT EMERALD HILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,930 condo transactions recorded in District 9 over the last 12 months, 62% new sale, 37% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
2 active Government Land Sales sites in District 9 could add roughly 640 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Zion Road (Parcel A) | — | ~440 | Confirmed | Awarded |
| Zion Road (Parcel B) | — | ~200 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing RESIDENCES AT EMERALD HILL against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.2 km away), an upgrader gap of about $6,400,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $6,600,000
- Bukit Merah — 4-room average $894,787 (1.8 km away), an upgrader gap of about $6,600,000