THE CAIRNHILL is a 57-year balance leasehold development along CAIRNHILL RISE in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 35 units and is TOP 1984.
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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 9 (Orchard / River Valley), the immediate context for THE 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 113 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CAIRNHILL dashboard.
- · CCR · D9 · 35 units
About THE CAIRNHILL
THE CAIRNHILL is a condominium, located at CAIRNHILL RISE in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by FAR EAST ORGANIZATION, comprising 35 residential units, completed in 1984.
With approximately 57 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Rental Market Overview
THE CAIRNHILL has recorded 113 rental transactions with monthly rents averaging $6,635/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 108 | $6,560/mo | $5,500/mo | $8,000/mo |
| 5+ BR | 5 | $8,260/mo | $7,800/mo | $8,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 33 | $6,245/mo |
| 2023 | 35 | $6,546/mo |
| 2025 | 42 | $6,929/mo |
| 2026 | 3 | $7,867/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 THE CAIRNHILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CAIRNHILL
- Newton MRT
- Newton MRT
- Orchard MRT
- Orchard MRT
- Somerset MRT
- St. Anthony'
- ACS (Junior)
- St. Margaret'
Nearby MRT Stations
THE CAIRNHILL is 530m from Newton MRT (North-South Line), with 12 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 530m |
| Newton | DT11 | Downtown Line | 530m |
| Orchard | NS22 | North-South Line | 890m |
| Orchard | TE14 | Thomson-East Coast Line | 890m |
| Somerset | NS23 | North-South Line | 940m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.1 km |
| Little India | NE7 | North-East Line | 1.3 km |
| Little India | DT12 | Downtown Line | 1.3 km |
Nearby Schools
There are 18 schools within 2 km of THE CAIRNHILL, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 480m |
| ACS (Junior) | Primary | 610m |
| St. Margaret's Primary School | Primary | 740m |
| Anglo-Chinese School (Primary) | Primary | 810m |
| St. Margaret's Secondary School | Secondary | 820m |
| Singapore Chinese Girls' School (Primary) | Primary | 850m |
| ISS International School (Preston) | International | 1.2 km |
| ISS International School (Paterson) | International | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.6 km |
| Kheng Cheng School | Primary | 1.6 km |
Walking-distance MRT. Newton is about 0.53km — 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 35 units, THE 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 0.48km 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 tenor below 75 years. With roughly 57 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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: THE 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
What is the average price for THE CAIRNHILL?
What is the rental yield for THE CAIRNHILL?
Is THE CAIRNHILL freehold or leasehold?
How far is the nearest MRT from THE CAIRNHILL?
What is the tenure of THE CAIRNHILL?
How does THE CAIRNHILL compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE CAIRNHILL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 113 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 THE CAIRNHILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.