STARLIGHT SUITES is a freehold development along RIVER VALLEY CLOSE in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 105 units and is TOP 2015.
This profile draws on 32 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 11 years from TOP, STARLIGHT 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 STARLIGHT 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 32 sales and 251 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STARLIGHT SUITES dashboard.
- Average sale price: $2,466,656 across 32 transactions
- Estimated gross rental yield: 2.2%
- District 9 PSF ranking: Mid-range (top 65%)
- Freehold tenure · CCR · D9 · 105 units
About STARLIGHT SUITES
STARLIGHT SUITES is a freehold condominium, located at RIVER VALLEY CLOSE in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by MEADOWS PROPERTY (S'PORE) PTE LTD, comprising 105 residential units, completed in 2015.
As a freehold property, STARLIGHT SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STARLIGHT SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 6 | $2,164 psf | $1,211,000 |
| 2 BR | 11 | $2,010 psf | $1,653,455 |
| 3 BR | 3 | $1,923 psf | $2,108,667 |
| 4 BR | 10 | $2,009 psf | $3,740,300 |
| 5+ BR | 2 | $1,553 psf | $4,875,000 |
Sales Market Overview
STARLIGHT SUITES has recorded 32 sale transactions with an average transaction price of $2,466,656, ranging from $1,188,000 to $6,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,860 psf | $4,219,500 | — |
| 2022 | 8 | $1,931 psf | $2,098,750 | ↑ 3.9% |
| 2023 | 9 | $1,975 psf | $2,404,222 | ↑ 2.2% |
| 2024 | 5 | $2,172 psf | $1,758,200 | ↑ 10.0% |
| 2025 | 6 | $2,089 psf | $2,472,667 | ↓ 3.8% |
STARLIGHT SUITES ranks in the top 65% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, STARLIGHT SUITES trades 18.2% below the segment benchmark.
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Rental Market Overview
STARLIGHT SUITES has recorded 251 rental transactions with monthly rents averaging $4,605/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 198 | $4,130/mo | $2,400/mo | $6,000/mo |
| 2 BR | 32 | $5,464/mo | $3,900/mo | $6,500/mo |
| 3 BR | 21 | $7,767/mo | $5,600/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $3,932/mo |
| 2022 | 54 | $4,150/mo |
| 2023 | 45 | $5,071/mo |
| 2024 | 45 | $4,716/mo |
| 2025 | 46 | $5,121/mo |
| 2026 | 12 | $5,254/mo |
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Investment Analysis
Based on average rents and sale prices, STARLIGHT SUITES delivers an estimated gross rental yield of 2.2%. 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 STARLIGHT SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STARLIGHT SUITES
- Great World MRT
- Havelock MRT
- Fort Canning MRT
- Somerset MRT
- Dhoby Ghaut MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Outram Secondary School
Nearby MRT Stations
STARLIGHT SUITES is 420m from Great World MRT (Thomson-East Coast Line), with 15 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 420m |
| Havelock | TE16 | Thomson-East Coast Line | 680m |
| Fort Canning | DT20 | Downtown Line | 770m |
| Somerset | NS23 | North-South Line | 780m |
| 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 |
| Clarke Quay | NE5 | North-East Line | 1.2 km |
Nearby Schools
There are 13 schools within 2 km of STARLIGHT SUITES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 210m |
| Kheng Cheng School | Primary | 370m |
| Outram Secondary School | Secondary | 1.1 km |
| Gan Eng Seng School | Secondary | 1.3 km |
| Gan Eng Seng Primary School | Primary | 1.3 km |
| ACS (Junior) | Primary | 1.4 km |
| Singapore Management University | Tertiary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.7 km |
| School of the Arts | Jc | 1.7 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.7 km |
| Cantonment Primary School | Primary | 1.8 km |
| Chatsworth International School (Orchard) | International | 1.9 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 0.42km 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. Fairfield Methodist School (Primary) sits about 0.21km 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: STARLIGHT 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. 32 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 STARLIGHT SUITES?
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Is STARLIGHT SUITES freehold or leasehold?
How far is the nearest MRT from STARLIGHT SUITES?
What is the tenure of STARLIGHT SUITES?
How does STARLIGHT SUITES compare to other projects in the district?
What stamp duty applies for a foreign buyer of STARLIGHT SUITES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 32 transactions analysed
- Rental data: 251 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 STARLIGHT SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.