ST THOMAS SUITES is a freehold development along ST. THOMAS WALK in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 176 units and is TOP 2010.
This profile draws on 39 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, ST THOMAS 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 ST THOMAS 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 39 sales and 279 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ST THOMAS SUITES dashboard.
- Average sale price: $5,537,749 across 39 transactions
- Estimated gross rental yield: 2.6%
- District 9 PSF ranking: Above average (top 43%)
- Freehold tenure · CCR · D9 · 176 units
About ST THOMAS SUITES
ST THOMAS SUITES is a freehold condominium, located at ST. THOMAS WALK in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by FRASERS CENTREPOINT HOMES, comprising 176 residential units, completed in 2010.
As a freehold property, ST THOMAS SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ST THOMAS SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 13 | $2,245 psf | $4,084,231 |
| 5+ BR | 26 | $2,209 psf | $6,264,508 |
Sales Market Overview
ST THOMAS SUITES has recorded 39 sale transactions with an average transaction price of $5,537,749, ranging from $3,700,000 to $16,030,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $2,112 psf | $4,521,538 | — |
| 2022 | 7 | $2,172 psf | $5,514,000 | ↑ 2.8% |
| 2023 | 4 | $2,322 psf | $5,206,250 | ↑ 6.9% |
| 2024 | 4 | $2,304 psf | $5,177,300 | ↓ 0.8% |
| 2025 | 9 | $2,286 psf | $7,072,222 | ↓ 0.8% |
| 2026 | 2 | $2,438 psf | $6,705,000 | ↑ 6.7% |
ST THOMAS SUITES ranks in the top 43% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, ST THOMAS SUITES trades 9.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
ST THOMAS SUITES has recorded 279 rental transactions with monthly rents averaging $11,892/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 100 | $9,443/mo | $6,824/mo | $16,000/mo |
| 4 BR | 174 | $12,503/mo | $8,200/mo | $27,000/mo |
| 5+ BR | 5 | $39,600/mo | $27,000/mo | $53,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 65 | $10,122/mo |
| 2022 | 48 | $11,046/mo |
| 2023 | 46 | $13,975/mo |
| 2024 | 60 | $12,255/mo |
| 2025 | 51 | $12,641/mo |
| 2026 | 9 | $11,867/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, ST THOMAS SUITES delivers an estimated gross rental yield of 2.6%. 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 | $2,728 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 ST THOMAS SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ST THOMAS SUITES
- Great World MRT
- Somerset MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- ACS (Junior)
Nearby MRT Stations
ST THOMAS SUITES is 390m from Great World MRT (Thomson-East Coast Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 390m |
| Somerset | NS23 | North-South Line | 400m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 740m |
| Orchard | NS22 | North-South Line | 800m |
| Orchard | TE14 | Thomson-East Coast Line | 800m |
| Dhoby Ghaut | NS24 | North-South Line | 1.1 km |
| Dhoby Ghaut | NE6 | North-East Line | 1.1 km |
| Dhoby Ghaut | CC1 | Circle Line | 1.1 km |
Nearby Schools
There are 20 schools within 2 km of ST THOMAS SUITES, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 410m |
| Fairfield Methodist School (Primary) | Primary | 660m |
| ACS (Junior) | Primary | 980m |
| St. Anthony's Primary School | Primary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Gan Eng Seng School | Secondary | 1.5 km |
| Gan Eng Seng Primary School | Primary | 1.5 km |
| Singapore Management University | Tertiary | 1.6 km |
| ISS International School (Paterson) | International | 1.6 km |
| ISS International School (Preston) | International | 1.6 km |
| Outram Secondary School | Secondary | 1.6 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.8 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. Great World 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.
School-belt proximity. Kheng Cheng School sits about 0.41km 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: ST THOMAS 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. 39 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 ST THOMAS SUITES?
What is the rental yield for ST THOMAS SUITES?
Is ST THOMAS SUITES freehold or leasehold?
How far is the nearest MRT from ST THOMAS SUITES?
What is the tenure of ST THOMAS SUITES?
How does ST THOMAS SUITES compare to other projects in the district?
What stamp duty applies for a foreign buyer of ST THOMAS SUITES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 39 transactions analysed
- Rental data: 279 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 ST THOMAS SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.