WATERFORD RESIDENCE is a 83-year balance leasehold development along KIM YAM ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 118 units and is TOP 2010.
This profile draws on 36 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.
At roughly 16 years from TOP, WATERFORD RESIDENCE 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 WATERFORD RESIDENCE 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 36 sales and 236 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERFORD RESIDENCE dashboard.
- Average sale price: $2,569,391 across 36 transactions
- Estimated gross rental yield: 2.9%
- District 9 PSF ranking: Value tier (top 78%)
- 999 yrs lease commencing from 1841 · CCR · D9 · 118 units
About WATERFORD RESIDENCE
WATERFORD RESIDENCE is a 999 yrs lease commencing from 1841 condominium, located at KIM YAM ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by HOI HUP REALTY PTE LTD, comprising 118 residential units, completed in 2010.
With approximately 83 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WATERFORD RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 13 | $1,978 psf | $2,224,137 |
| 4 BR | 20 | $1,830 psf | $2,667,715 |
| 5+ BR | 3 | $1,565 psf | $3,410,000 |
Sales Market Overview
WATERFORD RESIDENCE has recorded 36 sale transactions with an average transaction price of $2,569,391, ranging from $1,660,000 to $3,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,730 psf | $2,292,000 | — |
| 2022 | 9 | $1,898 psf | $2,400,988 | ↑ 9.7% |
| 2023 | 11 | $1,735 psf | $2,514,482 | ↓ 8.6% |
| 2024 | 1 | $1,842 psf | $3,350,000 | ↑ 6.2% |
| 2025 | 10 | $2,004 psf | $2,786,189 | ↑ 8.8% |
| 2026 | 1 | $2,037 psf | $2,850,000 | ↑ 1.6% |
WATERFORD RESIDENCE ranks in the top 78% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, WATERFORD RESIDENCE trades 24% below the segment benchmark.
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Rental Market Overview
WATERFORD RESIDENCE has recorded 236 rental transactions with monthly rents averaging $6,187/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 7 | $2,979/mo | $2,500/mo | $3,200/mo |
| 2 BR | 95 | $5,428/mo | $3,400/mo | $7,000/mo |
| 3 BR | 134 | $6,892/mo | $4,800/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $5,015/mo |
| 2022 | 45 | $6,130/mo |
| 2023 | 52 | $6,733/mo |
| 2024 | 40 | $6,320/mo |
| 2025 | 54 | $6,361/mo |
| 2026 | 9 | $6,356/mo |
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Investment Analysis
Based on average rents and sale prices, WATERFORD RESIDENCE delivers an estimated gross rental yield of 2.9%. 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 WATERFORD RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERFORD RESIDENCE
- Fort Canning MRT
- Great World MRT
- Somerset MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Singapore Management University
Nearby MRT Stations
WATERFORD RESIDENCE is 510m from Fort Canning MRT (Downtown Line), with 17 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 510m |
| Great World | TE15 | Thomson-East Coast Line | 660m |
| Somerset | NS23 | North-South Line | 730m |
| Dhoby Ghaut | NS24 | North-South Line | 820m |
| Dhoby Ghaut | NE6 | North-East Line | 820m |
| Dhoby Ghaut | CC1 | Circle Line | 820m |
| Havelock | TE16 | Thomson-East Coast Line | 910m |
| Clarke Quay | NE5 | North-East Line | 970m |
Nearby Schools
There are 12 schools within 2 km of WATERFORD RESIDENCE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 90m |
| Kheng Cheng School | Primary | 620m |
| Singapore Management University | Tertiary | 1.2 km |
| ACS (Junior) | Primary | 1.2 km |
| Outram Secondary School | Secondary | 1.2 km |
| School of the Arts | Jc | 1.5 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.5 km |
| Gan Eng Seng School | Secondary | 1.6 km |
| Gan Eng Seng Primary School | Primary | 1.6 km |
| St. Anthony's Primary School | Primary | 1.7 km |
| Cantonment Primary School | Primary | 1.9 km |
| LASALLE College of the Arts | Tertiary | 1.9 km |
Adequate lease horizon. Around 83 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Fort Canning is about 0.51km — 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.
School-belt proximity. Fairfield Methodist School (Primary) sits about 0.09km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
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": "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: WATERFORD RESIDENCE 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. 36 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
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Is WATERFORD RESIDENCE 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: 36 transactions analysed
- Rental data: 236 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 WATERFORD RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.