Side-by-Side Comparison
| Metric | District 9 — Orchard/River Valley | District 10 — Tanglin/Holland |
|---|---|---|
| Condo Count | 259 | 441 |
| Avg PSF | $2,257 psf | $2,202 psf |
| Median Price | $2,609,538 | $3,567,100 |
| Transaction Volume | 6,324 | 8,446 |
| Avg Walkability | 87.2/100 | 62.5/100 |
| Avg Investment Score | 59.7/100 | 54.3/100 |
| Avg TOP Year | 2006 | 2004 |
| Avg Gross Yield | 2.7% | 2.5% |
Price Analysis
District 10 — Tanglin/Holland is the more affordable option, with an average PSF that is $55 psf (2.5%) 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 $3,567,100.
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 10 — Tanglin/Holland wins on price. District 9 — Orchard/River Valley wins on walkability. District 9 — Orchard/River Valley wins on investment score. District 9 — Orchard/River Valley 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 9 — Orchard/River Valley 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 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 |
Top 5 Condos in District 10 — Tanglin/Holland
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| SKYE AT HOLLAND | $2,945 psf | 664 | 666 | 99 yrs lease commencing from 2024 |
| LEEDON GREEN | $2,784 psf | 569 | 638 | Freehold |
| D'LEEDON | $1,854 psf | 426 | 1,703 | 99 yrs lease commencing from 2010 |
| HYLL ON HOLLAND | $2,648 psf | 326 | 319 | Freehold |
| FOURTH AVENUE RESIDENCES | $2,465 psf | 294 | 476 | 99 yrs lease commencing from 2018 |
Final Verdict
District 9 — Orchard/River Valley
Pros & Cons
✓ Strengths
- Better walkability score (87.2/100)
- Higher average investment score (59.7)
- Higher gross rental yield (2.7%)
- Newer average stock (avg TOP 2006)
✗ Considerations
- Higher average PSF ($2,257 psf)
- Fewer condos available (259 developments)
District 10 — Tanglin/Holland
Pros & Cons
✓ Strengths
- More affordable average PSF ($2,202 psf)
- More condos to choose from (441 developments)
✗ Considerations
- Lower walkability score (62.5/100)
- Lower average investment score (54.3)
- Lower gross rental yield (2.5%)
- Older average stock (avg TOP 2004)
Frequently Asked Questions
Which is more affordable, District 9 — Orchard/River Valley or District 10 — Tanglin/Holland?
Is District 9 — Orchard/River Valley or District 10 — Tanglin/Holland 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.