SUITES @ CAIRNHILL is a 83-year balance leasehold development along CAIRNHILL ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2010.
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 16 years from TOP, SUITES @ CAIRNHILL 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 SUITES @ CAIRNHILL 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 144 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUITES @ CAIRNHILL dashboard.
- · CCR · D9 · 48 units
About SUITES @ CAIRNHILL
SUITES @ CAIRNHILL is a condominium, located at CAIRNHILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by HOI HUP REALTY PTE LTD, comprising 48 residential units, completed in 2010.
With approximately 83 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
SUITES @ CAIRNHILL has recorded 144 rental transactions with monthly rents averaging $8,186/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 47 | $6,766/mo | $5,800/mo | $7,800/mo |
| 3 BR | 47 | $7,723/mo | $6,800/mo | $8,500/mo |
| 4 BR | 50 | $9,956/mo | $7,800/mo | $16,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $7,248/mo |
| 2022 | 30 | $7,087/mo |
| 2023 | 22 | $9,427/mo |
| 2024 | 20 | $8,145/mo |
| 2025 | 40 | $8,953/mo |
| 2026 | 7 | $8,086/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 SUITES @ CAIRNHILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUITES @ CAIRNHILL
- Newton MRT
- Newton MRT
- Orchard MRT
- Orchard MRT
- Orchard Boulevard MRT
- St. Anthony'
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
Nearby MRT Stations
SUITES @ CAIRNHILL is 460m from Newton MRT (North-South Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 460m |
| Newton | DT11 | Downtown Line | 460m |
| Orchard | NS22 | North-South Line | 820m |
| Orchard | TE14 | Thomson-East Coast Line | 820m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.0 km |
| Somerset | NS23 | North-South Line | 1.1 km |
| Novena | NS20 | North-South Line | 1.4 km |
| Little India | NE7 | North-East Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of SUITES @ CAIRNHILL, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 320m |
| Anglo-Chinese School (Primary) | Primary | 650m |
| Singapore Chinese Girls' School (Primary) | Primary | 710m |
| ACS (Junior) | Primary | 830m |
| St. Margaret's Primary School | Primary | 860m |
| St. Margaret's Secondary School | Secondary | 940m |
| ISS International School (Preston) | International | 950m |
| ISS International School (Paterson) | International | 1.0 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| St. Joseph's Institution | Secondary | 1.6 km |
| Methodist Girls' School | Secondary | 1.6 km |
| Kheng Cheng School | Primary | 1.7 km |
Adequate lease horizon. Around 83 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. Newton sits about 0.46km 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 48 units, SUITES @ CAIRNHILL 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. St. Anthony's Primary School 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.
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: SUITES @ CAIRNHILL 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
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Is SUITES @ CAIRNHILL freehold or leasehold?
How far is the nearest MRT from SUITES @ CAIRNHILL?
What is the tenure of SUITES @ CAIRNHILL?
How does SUITES @ CAIRNHILL compare to other projects in the district?
What stamp duty applies for a foreign buyer of SUITES @ CAIRNHILL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 144 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 SUITES @ CAIRNHILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.