Side-by-Side Comparison
| Metric | District 4 — Sentosa/HarbourFront | District 9 — Orchard/River Valley |
|---|---|---|
| Condo Count | 37 | 259 |
| Avg PSF | $1,752 psf | $2,257 psf |
| Median Price | $3,597,347 | $2,609,538 |
| Transaction Volume | 1,858 | 6,324 |
| Avg Walkability | 54.3/100 | 87.2/100 |
| Avg Investment Score | 52.1/100 | 59.7/100 |
| Avg TOP Year | 2008 | 2006 |
| Avg Gross Yield | 3.0% | 2.7% |
Price Analysis
District 4 — Sentosa/HarbourFront is the more affordable option, with an average PSF that is $505 psf (25.2%) lower than District 9 — Orchard/River Valley.
In terms of median transaction price, District 9 — Orchard/River Valley also offers a lower entry point at $2,609,538 compared to $3,597,347.
Lifestyle & Accessibility
District 9 — Orchard/River Valley scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 4 — Sentosa/HarbourFront wins on price. District 9 — Orchard/River Valley wins on walkability. District 9 — Orchard/River Valley wins on investment score. District 4 — Sentosa/HarbourFront wins on rental yield.
Investment Potential
District 9 — Orchard/River Valley has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 4 — Sentosa/HarbourFront delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 4 — Sentosa/HarbourFront
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | $1,738 psf | 352 | 1,129 | 99 yrs lease commencing from 2006 |
| THE INTERLACE | $1,465 psf | 238 | 1,040 | 99 yrs lease commencing from 2009 |
| CARIBBEAN AT KEPPEL BAY | $1,758 psf | 202 | 969 | 99 yrs lease commencing from 1999 |
| THE REEF AT KING'S DOCK | $2,467 psf | 166 | 429 | 99 yrs lease commencing from 2021 |
| CAPE ROYALE | $2,220 psf | 116 | 302 | 99 yrs lease commencing from 2008 |
Top 5 Condos in District 9 — Orchard/River Valley
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | $2,726 psf | 577 | 540 | 99 yrs lease commencing from 2020 |
| RIVER GREEN | $3,134 psf | 485 | 524 | 99 yrs lease commencing from 2024 |
| RIVER MODERN | $3,228 psf | 412 | 0 | 99 years leasehold |
| THE AVENIR | $3,190 psf | 322 | 376 | Freehold |
| KOPAR AT NEWTON | $2,511 psf | 247 | 378 | 99 yrs lease commencing from 2019 |
Final Verdict
District 4 — Sentosa/HarbourFront
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,752 psf)
- Higher gross rental yield (3.0%)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Lower walkability score (54.3/100)
- Lower average investment score (52.1)
- Fewer condos available (37 developments)
District 9 — Orchard/River Valley
Pros & Cons
✓ Strengths
- Better walkability score (87.2/100)
- Higher average investment score (59.7)
- More condos to choose from (259 developments)
✗ Considerations
- Higher average PSF ($2,257 psf)
- Lower gross rental yield (2.7%)
- Older average stock (avg TOP 2006)
Frequently Asked Questions
Which is more affordable, District 4 — Sentosa/HarbourFront or District 9 — Orchard/River Valley?
Is District 4 — Sentosa/HarbourFront or District 9 — Orchard/River Valley better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.