SAPPHIRE 99 is a 79-year balance leasehold development along SOPHIA ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 20 units and is TOP 2006.
This profile draws on 0 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 20 years from TOP, SAPPHIRE 99 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 SAPPHIRE 99 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 0 sales and 67 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SAPPHIRE 99 dashboard.
- · CCR · D9 · 20 units
About SAPPHIRE 99
SAPPHIRE 99 is a condominium, located at SOPHIA ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 20 residential units, completed in 2006.
With approximately 79 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
SAPPHIRE 99 has recorded 67 rental transactions with monthly rents averaging $4,251/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 5 | $3,460/mo | $2,400/mo | $4,000/mo |
| 2 BR | 53 | $3,969/mo | $3,000/mo | $5,100/mo |
| 3 BR | 9 | $6,350/mo | $4,800/mo | $7,350/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $3,300/mo |
| 2022 | 15 | $3,820/mo |
| 2023 | 15 | $4,857/mo |
| 2024 | 10 | $4,120/mo |
| 2025 | 14 | $4,868/mo |
| 2026 | 3 | $4,100/mo |
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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 SAPPHIRE 99 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SAPPHIRE 99
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Little India MRT
- Little India MRT
- ACS (Junior)
- Singapore Management University
- LASALLE College of the Arts
Nearby MRT Stations
SAPPHIRE 99 is 400m from Dhoby Ghaut MRT (North-South Line), with 17 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dhoby Ghaut | NS24 | North-South Line | 400m |
| Dhoby Ghaut | NE6 | North-East Line | 400m |
| Dhoby Ghaut | CC1 | Circle Line | 400m |
| Little India | NE7 | North-East Line | 560m |
| Little India | DT12 | Downtown Line | 560m |
| Bencoolen | DT21 | Downtown Line | 560m |
| Rochor | DT13 | Downtown Line | 680m |
| Bras Basah | CC2 | Circle Line | 750m |
Nearby Schools
There are 17 schools within 2 km of SAPPHIRE 99, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 600m |
| Singapore Management University | Tertiary | 710m |
| LASALLE College of the Arts | Tertiary | 760m |
| Nanyang Academy of Fine Arts | Tertiary | 770m |
| School of the Arts | Jc | 910m |
| St. Margaret's Secondary School | Secondary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Kheng Cheng School | Primary | 1.6 km |
| St. Andrew's Secondary School | Secondary | 1.6 km |
| St. Andrew's Junior College | Jc | 1.6 km |
Adequate lease horizon. Around 79 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.
Genuine walk-to-MRT access. Dhoby Ghaut sits about 0.40km 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 20 units, SAPPHIRE 99 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 0.60km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 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: SAPPHIRE 99 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. 0 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 SAPPHIRE 99?
What is the rental yield for SAPPHIRE 99?
Is SAPPHIRE 99 freehold or leasehold?
How far is the nearest MRT from SAPPHIRE 99?
What is the tenure of SAPPHIRE 99?
How does SAPPHIRE 99 compare to other projects in the district?
What stamp duty applies for a foreign buyer of SAPPHIRE 99?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 67 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 SAPPHIRE 99
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.