THE EDGE ON CAIRNHILL is a freehold development along CAIRNHILL ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 46 units and is TOP 2003.
This profile draws on 8 recorded transactions from URA 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 23 years from TOP, THE EDGE ON 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 THE EDGE ON 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 8 sales and 33 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE EDGE ON CAIRNHILL dashboard.
- Average sale price: $4,918,611 across 8 transactions
- Estimated gross rental yield: 2.6%
- District 9 PSF ranking: Above average (top 36%)
- Freehold tenure · CCR · D9 · 46 units
About THE EDGE ON CAIRNHILL
THE EDGE ON CAIRNHILL is a freehold condominium, located at CAIRNHILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by PYRAMID HILL PROPERTIES PTE LTD, comprising 46 residential units, completed in 2003.
As a freehold property, THE EDGE ON CAIRNHILL does not face lease decay concerns.
Sales Market Overview
THE EDGE ON CAIRNHILL has recorded 8 sale transactions with an average transaction price of $4,918,611, ranging from $4,300,000 to $5,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,018 psf | $4,300,000 | — |
| 2022 | 2 | $2,323 psf | $4,950,000 | ↑ 15.1% |
| 2023 | 2 | $2,341 psf | $5,014,444 | ↑ 0.8% |
| 2024 | 1 | $2,309 psf | $4,920,000 | ↓ 1.4% |
| 2025 | 2 | $2,393 psf | $5,100,000 | ↑ 3.7% |
THE EDGE ON CAIRNHILL ranks in the top 36% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, THE EDGE ON CAIRNHILL trades 5.8% below the segment benchmark.
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Rental Market Overview
THE EDGE ON CAIRNHILL has recorded 33 rental transactions with monthly rents averaging $10,670/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 33 | $10,670/mo | $6,800/mo | $19,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $8,767/mo |
| 2022 | 8 | $10,056/mo |
| 2023 | 4 | $12,863/mo |
| 2024 | 8 | $10,919/mo |
| 2025 | 5 | $11,860/mo |
| 2026 | 2 | $10,475/mo |
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Investment Analysis
Based on average rents and sale prices, THE EDGE ON CAIRNHILL 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 | $2,730 psf | 582 |
| 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 | $2,513 psf | 253 |
Location Map
Map shows THE EDGE ON CAIRNHILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE EDGE ON CAIRNHILL
- Newton MRT
- Newton MRT
- Orchard MRT
- Orchard MRT
- Somerset MRT
- St. Anthony'
- ACS (Junior)
- Anglo-Chinese School (Primary)
Nearby MRT Stations
THE EDGE ON CAIRNHILL is 570m from Newton MRT (North-South Line), with 12 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 570m |
| Newton | DT11 | Downtown Line | 570m |
| Orchard | NS22 | North-South Line | 770m |
| Orchard | TE14 | Thomson-East Coast Line | 770m |
| Somerset | NS23 | North-South Line | 930m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 940m |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of THE EDGE ON CAIRNHILL, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 350m |
| ACS (Junior) | Primary | 690m |
| Anglo-Chinese School (Primary) | Primary | 790m |
| Singapore Chinese Girls' School (Primary) | Primary | 850m |
| St. Margaret's Primary School | Primary | 870m |
| St. Margaret's Secondary School | Secondary | 940m |
| ISS International School (Preston) | International | 1.0 km |
| ISS International School (Paterson) | International | 1.1 km |
| Chatsworth International School (Orchard) | International | 1.3 km |
| Kheng Cheng School | Primary | 1.6 km |
| Methodist Girls' School | Secondary | 1.7 km |
| St. Joseph's Institution | Secondary | 1.7 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.
Walking-distance MRT. Newton is about 0.57km — 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 46 units, THE EDGE ON 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 0.35km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 8 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.
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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THE EDGE ON CAIRNHILL 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. 8 transactions in URA 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 THE EDGE ON CAIRNHILL?
What is the rental yield for THE EDGE ON CAIRNHILL?
Is THE EDGE ON CAIRNHILL freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 8 transactions analysed
- Rental data: 33 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 EDGE ON CAIRNHILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,930 condo transactions recorded in District 9 over the last 12 months, 62% new sale, 37% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
2 active Government Land Sales sites in District 9 could add roughly 640 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Zion Road (Parcel A) | — | ~440 | Confirmed | Awarded |
| Zion Road (Parcel B) | — | ~200 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing THE EDGE ON CAIRNHILL against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.5 km away), an upgrader gap of about $3,850,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $4,050,000