TOP TEN is a freehold development along EMERALD HILL ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 10 units and is an established secondary-market project.
This profile draws on 3 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.
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 TOP TEN 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 3 sales and 8 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TOP TEN dashboard.
- Average sale price: $3,498,650 across 3 transactions
- Estimated gross rental yield: 2.4%
- District 9 PSF ranking: Value tier (top 85%)
- Freehold tenure · CCR · D9 · 10 units
About TOP TEN
TOP TEN is a freehold condominium, located at EMERALD HILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 10 residential units.
As a freehold property, TOP TEN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TOP TEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $1,808 psf | $2,655,000 |
| 5+ BR | 1 | $1,650 psf | $5,185,950 |
Sales Market Overview
TOP TEN has recorded 3 sale transactions with an average transaction price of $3,498,650, ranging from $2,610,000 to $5,185,950.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,808 psf | $2,655,000 | — |
| 2022 | 1 | $1,650 psf | $5,185,950 | ↓ 8.8% |
TOP TEN ranks in the top 85% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, TOP TEN trades 28.3% below the segment benchmark.
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Rental Market Overview
TOP TEN has recorded 8 rental transactions with monthly rents averaging $6,963/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 4 | $6,200/mo | $3,800/mo | $7,300/mo |
| 4 BR | 4 | $7,725/mo | $7,200/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $6,067/mo |
| 2022 | 1 | $7,500/mo |
| 2023 | 2 | $7,150/mo |
| 2024 | 1 | $9,000/mo |
| 2025 | 1 | $6,700/mo |
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Investment Analysis
Based on average rents and sale prices, TOP TEN delivers an estimated gross rental yield of 2.4%. 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 TOP TEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TOP TEN
- Somerset MRT
- Orchard MRT
- Orchard MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- ACS (Junior)
- St. Anthony'
- St. Margaret'
Nearby MRT Stations
TOP TEN is 480m from Somerset MRT (North-South Line), with 15 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 480m |
| Orchard | NS22 | North-South Line | 880m |
| Orchard | TE14 | Thomson-East Coast Line | 880m |
| Dhoby Ghaut | NS24 | North-South Line | 940m |
| Dhoby Ghaut | NE6 | North-East Line | 940m |
| Dhoby Ghaut | CC1 | Circle Line | 940m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 990m |
| Newton | NS21 | North-South Line | 1.0 km |
Nearby Schools
There are 16 schools within 2 km of TOP TEN, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 240m |
| St. Anthony's Primary School | Primary | 760m |
| St. Margaret's Primary School | Primary | 1.0 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| Kheng Cheng School | Primary | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| Anglo-Chinese School (Primary) | Primary | 1.3 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.3 km |
| LASALLE College of the Arts | Tertiary | 1.4 km |
| ISS International School (Preston) | International | 1.4 km |
| Singapore Management University | Tertiary | 1.4 km |
| ISS International School (Paterson) | International | 1.5 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 0.48km 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 10 units, TOP TEN 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. ACS (Junior) sits about 0.24km 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 3 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: TOP TEN 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. 3 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 TOP TEN?
What is the rental yield for TOP TEN?
Is TOP TEN 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: 3 transactions analysed
- Rental data: 8 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 TOP TEN
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 TOP TEN against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.2 km away), an upgrader gap of about $2,400,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $2,600,000
- Bukit Merah — 4-room average $894,787 (1.8 km away), an upgrader gap of about $2,600,000