Side-by-Side Comparison
| Metric | District 9 — Orchard/River Valley | District 11 — Novena/Newton |
|---|---|---|
| Condo Count | 259 | 221 |
| Avg PSF | $2,257 psf | $1,838 psf |
| Median Price | $2,609,538 | $2,549,778 |
| Transaction Volume | 6,324 | 3,048 |
| Avg Walkability | 87.2/100 | 60.3/100 |
| Avg Investment Score | 59.7/100 | 52.3/100 |
| Avg TOP Year | 2006 | 2005 |
| Avg Gross Yield | 2.7% | 1.9% |
Price Analysis
District 11 — Novena/Newton is the more affordable option, with an average PSF that is $419 psf (20.5%) lower than District 9 — Orchard/River Valley.
In terms of median transaction price, District 11 — Novena/Newton also offers a lower entry point at $2,549,778 compared to $2,609,538.
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 11 — Novena/Newton 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 11 — Novena/Newton
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | $3,075 psf | 287 | 340 | Freehold |
| WATTEN HOUSE | $3,236 psf | 179 | 180 | Freehold |
| SOLEIL @ SINARAN | $1,970 psf | 92 | 417 | 99 yrs lease commencing from 2006 |
| PEAK RESIDENCE | $2,489 psf | 90 | 90 | Freehold |
| AMARYLLIS VILLE | $1,899 psf | 71 | 311 | 99 yrs lease commencing from 1997 |
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%)
- More condos to choose from (259 developments)
- Newer average stock (avg TOP 2006)
✗ Considerations
- Higher average PSF ($2,257 psf)
District 11 — Novena/Newton
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,838 psf)
✗ Considerations
- Lower walkability score (60.3/100)
- Lower average investment score (52.3)
- Lower gross rental yield (1.9%)
- Fewer condos available (221 developments)
- Older average stock (avg TOP 2005)
Frequently Asked Questions
Which is more affordable, District 9 — Orchard/River Valley or District 11 — Novena/Newton?
Is District 9 — Orchard/River Valley or District 11 — Novena/Newton 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.