UE SQUARE is a 26-year balance leasehold development along RIVER VALLEY ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 495 units and is TOP 1997.
This profile draws on 45 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 UE SQUARE 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 45 sales and 716 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the UE SQUARE dashboard.
- Average sale price: $2,519,720 across 45 transactions
- Estimated gross rental yield: 2.4%
- District 9 PSF ranking: Mid-range (top 59%)
- 929 yrs lease commencing from 1953 · CCR · D9 · 495 units
About UE SQUARE
UE SQUARE is a 929 yrs lease commencing from 1953 condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by UNITED ENGINEERING LTD, comprising 495 residential units, completed in 1997.
With approximately 26 years remaining on its 99-year lease, buyers should be aware of significant financing restrictions.
Unit Mix Distribution
Transaction data breakdown by bedroom type at UE SQUARE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $2,323 psf | $1,175,000 |
| 2 BR | 5 | $2,036 psf | $1,596,600 |
| 3 BR | 23 | $2,007 psf | $2,213,978 |
| 4 BR | 10 | $2,157 psf | $3,351,600 |
| 5+ BR | 4 | $1,819 psf | $4,360,472 |
Sales Market Overview
UE SQUARE has recorded 45 sale transactions with an average transaction price of $2,519,720, ranging from $1,045,000 to $6,275,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $1,821 psf | $2,237,210 | — |
| 2022 | 3 | $1,912 psf | $2,655,000 | ↑ 5.0% |
| 2023 | 8 | $2,052 psf | $2,685,063 | ↑ 7.4% |
| 2024 | 9 | $2,082 psf | $2,592,889 | ↑ 1.5% |
| 2025 | 14 | $2,159 psf | $2,461,500 | ↑ 3.7% |
| 2026 | 2 | $2,320 psf | $3,005,000 | ↑ 7.5% |
UE SQUARE ranks in the top 59% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, UE SQUARE trades 16.3% below the segment benchmark.
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Rental Market Overview
UE SQUARE has recorded 716 rental transactions with monthly rents averaging $5,062/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 279 | $4,140/mo | $2,200/mo | $8,300/mo |
| 2 BR | 209 | $4,758/mo | $2,800/mo | $6,650/mo |
| 3 BR | 182 | $6,273/mo | $3,850/mo | $9,900/mo |
| 4 BR | 46 | $7,234/mo | $2,800/mo | $11,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 133 | $4,162/mo |
| 2022 | 160 | $4,776/mo |
| 2023 | 127 | $5,518/mo |
| 2024 | 131 | $5,312/mo |
| 2025 | 114 | $5,475/mo |
| 2026 | 51 | $5,599/mo |
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Investment Analysis
Based on average rents and sale prices, UE SQUARE 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 UE SQUARE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- UE SQUARE
- Fort Canning MRT
- Clarke Quay MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Singapore Management University
Nearby MRT Stations
UE SQUARE is 200m from Fort Canning MRT (Downtown Line), with 22 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 200m |
| Clarke Quay | NE5 | North-East Line | 660m |
| Dhoby Ghaut | NS24 | North-South Line | 760m |
| Dhoby Ghaut | NE6 | North-East Line | 760m |
| Dhoby Ghaut | CC1 | Circle Line | 760m |
| Chinatown | NE4 | North-East Line | 930m |
| Chinatown | DT19 | Downtown Line | 930m |
| Somerset | NS23 | North-South Line | 970m |
Nearby Schools
There are 12 schools within 2 km of UE SQUARE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 360m |
| Kheng Cheng School | Primary | 930m |
| Singapore Management University | Tertiary | 940m |
| School of the Arts | Jc | 1.2 km |
| Outram Secondary School | Secondary | 1.2 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.3 km |
| ACS (Junior) | Primary | 1.4 km |
| Gan Eng Seng School | Secondary | 1.8 km |
| Gan Eng Seng Primary School | Primary | 1.9 km |
| LASALLE College of the Arts | Tertiary | 1.9 km |
| Cantonment Primary School | Primary | 1.9 km |
| St. Anthony's Primary School | Primary | 2.0 km |
Genuine walk-to-MRT access. Fort Canning sits about 0.20km 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.
Resort-scale facilities. At 495 units, UE SQUARE typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
School-belt proximity. Fairfield Methodist School (Primary) sits about 0.36km 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 26 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.
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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: UE SQUARE 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. 45 transactions in URA 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 UE SQUARE?
What is the rental yield for UE SQUARE?
Is UE SQUARE 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: 45 transactions analysed
- Rental data: 716 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 UE SQUARE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
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 UE SQUARE against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (550m away), an upgrader gap of about $1,450,000
- Bukit Merah — 4-room average $894,787 (1.1 km away), an upgrader gap of about $1,600,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $1,650,000