THE SUITES AT CENTRAL is a freehold development along DEVONSHIRE ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 157 units and is an established secondary-market project.
This profile draws on 22 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 SUITES AT CENTRAL 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 22 sales and 326 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SUITES AT CENTRAL dashboard.
- Average sale price: $3,451,964 across 22 transactions
- Estimated gross rental yield: 2.6%
- District 9 PSF ranking: Above average (top 26%)
- Freehold tenure · CCR · D9 · 157 units
About THE SUITES AT CENTRAL
THE SUITES AT CENTRAL is a freehold condominium, located at DEVONSHIRE ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 157 residential units.
As a freehold property, THE SUITES AT CENTRAL does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SUITES AT CENTRAL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $2,479 psf | $1,600,000 |
| 3 BR | 3 | $2,343 psf | $2,695,067 |
| 4 BR | 17 | $2,521 psf | $3,803,412 |
Sales Market Overview
THE SUITES AT CENTRAL has recorded 22 sale transactions with an average transaction price of $3,451,964, ranging from $1,580,000 to $4,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,286 psf | $3,100,000 | — |
| 2022 | 3 | $2,402 psf | $3,128,400 | ↑ 5.1% |
| 2023 | 3 | $2,542 psf | $3,006,667 | ↑ 5.8% |
| 2024 | 7 | $2,473 psf | $3,791,429 | ↓ 2.7% |
| 2025 | 7 | $2,554 psf | $3,458,286 | ↑ 3.3% |
| 2026 | 1 | $2,539 psf | $3,690,000 | ↓ 0.6% |
THE SUITES AT CENTRAL ranks in the top 26% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, THE SUITES AT CENTRAL trades 1.9% above the segment benchmark.
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Rental Market Overview
THE SUITES AT CENTRAL has recorded 326 rental transactions with monthly rents averaging $7,444/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 57 | $4,681/mo | $3,500/mo | $6,900/mo |
| 2 BR | 72 | $6,331/mo | $4,700/mo | $8,000/mo |
| 3 BR | 148 | $8,159/mo | $5,300/mo | $12,000/mo |
| 4 BR | 49 | $10,136/mo | $7,100/mo | $14,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 65 | $6,208/mo |
| 2022 | 63 | $6,634/mo |
| 2023 | 66 | $8,534/mo |
| 2024 | 57 | $7,806/mo |
| 2025 | 62 | $7,999/mo |
| 2026 | 13 | $7,792/mo |
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Investment Analysis
Based on average rents and sale prices, THE SUITES AT CENTRAL 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 THE SUITES AT CENTRAL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SUITES AT CENTRAL
- Somerset MRT
- Great World MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- ACS (Junior)
Nearby MRT Stations
THE SUITES AT CENTRAL is 330m from Somerset MRT (North-South Line), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 330m |
| Great World | TE15 | Thomson-East Coast Line | 440m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 790m |
| Orchard | NS22 | North-South Line | 840m |
| Orchard | TE14 | Thomson-East Coast Line | 840m |
| Dhoby Ghaut | NS24 | North-South Line | 1.0 km |
| Dhoby Ghaut | NE6 | North-East Line | 1.0 km |
| Dhoby Ghaut | CC1 | Circle Line | 1.0 km |
Nearby Schools
There are 20 schools within 2 km of THE SUITES AT CENTRAL, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 460m |
| Fairfield Methodist School (Primary) | Primary | 630m |
| ACS (Junior) | Primary | 920m |
| St. Anthony's Primary School | Primary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.5 km |
| Singapore Management University | Tertiary | 1.5 km |
| Gan Eng Seng School | Secondary | 1.5 km |
| Gan Eng Seng Primary School | Primary | 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 | 1.7 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.
Genuine walk-to-MRT access. Somerset sits about 0.33km 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 0.46km 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: THE SUITES AT CENTRAL 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. 22 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
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Is THE SUITES AT CENTRAL freehold or leasehold?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 22 transactions analysed
- Rental data: 326 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 SUITES AT CENTRAL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.