Singapore District 9: Orchard, Cairnhill, River Valley — Condo Area Profile

Area Profile Laatst beoordeeld

District 9 — covering Orchard, Cairnhill, and River Valley — is Singapore's premier CCR address, with 259 condos transacting at a median S$2,618 psf across 6,432 sales. Freehold stock commands a premium of 15–25% over leasehold, foreign demand has recalibrated since the 60% ABSD introduced in April 2023, and new launches in 2025 such as River Green (averaging S$3,130 psf) confirm the corridor's enduring pricing floor.

There is a postcode in Singapore that needs no qualifier. Tell any seasoned agent you are looking "in District 9" and the conversation shifts register immediately — from property search to wealth management. Orchard Road's gilded kilometre, the hushed Cairnhill enclave with its freehold towers set behind bougainvillea walls, and the low-rise riverside blocks of River Valley that look across the Singapore River to Robertson Quay: these three sub-precincts share a single identity as the city-state's most coveted residential address.

The district's 259 condominiums span a remarkable spectrum — from 1970s walk-up-era freehold buildings on Cairnhill Circle with ageing finishes but irreplaceable land titles, to glistening new-economy towers whose show-flat entrance halls cost more to fit out than most outer-district apartments. What unites them is proximity to the Central Business District, MRT access at Orchard, Somerset, Dhoby Ghaut, and Great World interchanges, and a rental catchment drawn from the multinational executive pool that treats this corridor as a first and only choice.

Two forces have fundamentally reshaped District 9's demand profile since 2023. First, the April 2023 cooling measures raised Additional Buyer's Stamp Duty (ABSD) for foreigners to a flat 60% of purchase price, regardless of property count — a rate confirmed by IRAS. The share of foreign buyers in the CCR dropped from 15.8% in Q1 2023 to approximately 1.8% by 2024. District 9, historically a top destination for Chinese, Indonesian, and Indian ultra-high-net-worth buyers, absorbed this structural demand shift the most acutely. Second, URA's Draft Master Plan envisions Orchard Road transforming from a purely retail corridor into a mixed-use lifestyle precinct: a new destination park merging Dhoby Ghaut Green and Istana Park, a temperature-controlled botanical glass house, and a green boulevard from Botanic Gardens to Dhoby Ghaut — plans outlined by URA's Draft Master Plan.

The supply side reinforces scarcity. The most notable recent launch, River Green (Wing Tai Holdings, 524 units at 11 River Valley Road), sold 88% of its units on launch weekend in August 2025 at an average of S$3,130 psf, setting a CCR sales record and demonstrating that well-priced leasehold product finds local upgrader demand even without foreign support, as reported by EdgeProp (as of August 2025).

By ShiokNest Data TeamSources: URA REALISUpdated
For: First-time buyersHDB upgradersInvestors
Source: URA REALIS

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Key Takeaways
  • 259 condos tracked in District 9 (CCR)
  • Median PSF: $2,618 psf across 6,432 sales
  • Median rent: $5,500/mo across 44,039 leases
  • Estimated gross yield: 2.8%
  • Segment: Core Central Region

District Overview

District 9 covers Orchard, Cairnhill, River Valley, located in Singapore's Core Central Region (CCR). ShiokNest currently tracks 259 condominiums in this district.

Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.

Properties Tracked

Properties D9
NameStreetTenureUnitsTOP
111 EMERALD HILLEMERALD HILL ROADFreehold402011
1919SOPHIA ROAD—752015
2 RVGRIVER VALLEY GROVE—60—
283 STUDIORIVER VALLEY ROAD—72013
336 RIVER VALLEYRIVER VALLEY ROAD—60—
8 @ MOUNT SOPHIAMOUNT SOPHIA—3132007
8 HULLETHULLET ROAD—442021
8 RODYKRODYK STREET—502011
8 SAINT THOMASST. THOMAS WALK—250—
ACORNMOHAMED SULTAN ROAD—10—
ALBACAIRNHILL RISEFreehold502015
ASPEN HEIGHTSRIVER VALLEY ROAD999 yrs lease commencing from 18416061999
ASPEN LINQINSTITUTION HILL999 yrs lease commencing from 1841182014
ATTITUDE AT KIM YAMKIM YAM ROAD999 yrs lease commencing from 184133—
BELLE VUE RESIDENCESOXLEY WALKFreehold1762010
BRENTWOODLLOYD ROAD—92005
CAIRNHILL 16CAIRNHILL RISEFreehold392022
CAIRNHILL ASTORIACAIRNHILL RISEFreehold362007
CAIRNHILL CONSERVATION AREACAIRNHILL ROADFreehold——
CAIRNHILL CRESTCAIRNHILL CIRCLEFreehold2482005
CAIRNHILL NINECAIRNHILL ROAD99 yrs lease commencing from 20142682016
CAIRNHILL PLAZACAIRNHILL ROADFreehold2041978
CAIRNHILL RESIDENCESCAIRNHILL CIRCLEFreehold972010
CASA CAIRNHILLPECK HAY ROADFreehold721991
CASA NOVACRESTPECK HAY ROADFreehold201999
CAVENAGH COURTCAVENAGH ROADFreehold681971
CAVENAGH FORTUNACAVENAGH ROAD—26—
CAVENAGH GARDENSCAVENAGH ROADFreehold1721975
CAVENAGH HOUSECLEMENCEAU AVENUE NORTHFreehold801971
CAVENAGH LODGECAVENAGH ROAD—411996
CENTENNIA SUITESKIM SENG ROADFreehold972014
CITYVALESOPHIA ROADFreehold192003
CITYVISTA RESIDENCESPECK HAY ROADFreehold702013
CLAREMONTKILLINEY ROADFreehold672001
CLAYMORE PLAZACLAYMORE HILLFreehold24—
DEANS PROPERTY CENTRESCOTTS ROAD———
DELFI ORCHARDORCHARD ROADFreehold23—
DEVONSHIRE 12DEVONSHIRE ROADFreehold202015
DEVONSHIRE BUILDINGDEVONSHIRE ROAD—8—
DEVONSHIRE RESIDENCESDEVONSHIRE ROADFreehold842014
DUBLIN LODGEDUBLIN ROADFreehold——
DUBLIN ROAD FLATSDUBLIN ROADFreehold——
EBER GARDENSEBER ROAD—8—
ELIZABETH HEIGHTSCAIRNHILL ROADFreehold901985
ELIZABETH TOWERMOUNT ELIZABETHFreehold801980
EMERALD APARTMENTSEMERALD HILL ROAD—2—
EMERALD HILL CONSERVATION AREAEMERALD HILL ROADFreehold——
EMILY RESIDENCEMOUNT EMILY ROADFreehold382006
EQUITY HEIGHTSMOUNT SOPHIA—7—
ESPADAST. THOMAS WALKFreehold2322013
ESTILOWILKIE ROADFreehold582009
EURO-ASIA COURTRIVER VALLEY CLOSEFreehold1051994
FAIRHAVENSOPHIA ROAD———
FRASER RESIDENCE ORCHARD SINGAPOREPATERSON ROAD—115—
GAMBIER COURTKIM YAM ROAD99 yrs lease commencing from 1997181999
GRANGE HEIGHTSST. THOMAS WALKFreehold1201976
GRANGE INFINITEGRANGE ROADFreehold682011
GREAT WORLD CITYKIM SENG WALK—303—
HAUS ON HANDYHANDY ROAD99 yrs lease commencing from 20181882021
HELIOS RESIDENCESCAIRNHILL CIRCLEFreehold1402011
HIGH POINTMOUNT ELIZABETH—591973
HIJAUANCAVENAGH ROADFreehold412015
HILL HOUSEINSTITUTION HILL999 yrs lease commencing from 1841722022
HILLTOPSCAIRNHILL CIRCLEFreehold2412011
HOCK MANSIONWILKIE TERRACEFreehold14—
HOLLYWOOD APARTMENTSOXLEY RISEFreehold8—
HORIZON TOWERSLEONIE HILL99 yrs lease commencing from 19792111984
HULLET RISEHULLET ROAD—32—
ILLUMINAIRE ON DEVONSHIREDEVONSHIRE ROADFreehold722011
IRWELL HILL RESIDENCESIRWELL HILL99 yrs lease commencing from 20205402021
JIAWILKIE ROADFreehold222012
KILLINEY 118KILLINEY ROADFreehold302013
KIM SIA COURTJALAN JINTANFreehold172—
KIMSIA PARKJALAN JINTANFreehold——
KLIMT CAIRNHILLCAIRNHILL ROADFreehold1382021
KOPAR AT NEWTONMAKEWAY AVENUE99 yrs lease commencing from 20193782021
LA CRYSTALKILLINEY ROADFreehold851996
LANGSTON VILLEKIM YAM ROAD999 yrs lease commencing from 1841541999
LE WILKIEWILKIE ROADFreehold411996
LEONIE CONDOTELLEONIE HILL ROAD—1281997
LEONIE GARDENSLEONIE HILL99 yrs lease commencing from 19901381993
LEONIE HILL RESIDENCESLEONIE HILL ROADFreehold802005
LEONIE PARC VIEWLEONIE HILL ROADFreehold442009
LEONIE SUITESLEONIE HILL99 yrs lease commencing from 200297—
LEONIE TOWERSLEONIE HILLFreehold921975
LIV ON SOPHIAADIS ROADFreehold642018
LIV ON WILKIEWILKIE TERRACEFreehold812019
LLOYD COURTLLOYD ROADFreehold25—
LLOYD MANSIONLLOYD ROAD—9—
LLOYD SIXTYFIVELLOYD ROADFreehold762016
LUCKY PLAZAORCHARD ROADFreehold88—
LUMARIVER VALLEY GROVEFreehold752010
MACKENZIE 138MACKENZIE ROADFreehold352006
MACKENZIE 88MACKENZIE ROADFreehold552009
MACKENZIE REGENCYMACKENZIE ROADFreehold19—
MARTIN EDGEMARTIN ROADFreehold92006
MARTIN MODERNMARTIN PLACE99 yrs lease commencing from 20164502021
MARTIN NO 38MARTIN ROADFreehold88—
MARTIN PLACE RESIDENCESMARTIN PLACEFreehold3022011
MIRAGE TOWERKIM SENG ROADFreehold2481997
MOUNT SOPHIA SUITESSOPHIA ROADFreehold502010
NAGARATHAR BUILDINGTANK ROAD—3—
NEW FUTURALEONIE HILL ROADFreehold1241976
NEWTON EDGEMAKEWAY AVENUEFreehold1032011
NIVEN LOFTNIVEN ROAD—62004
NIVEN SUITESWILKIE TERRACE—242009
NOMUHANDY ROADFreehold502008
NUTMEG COURTNUTMEG ROAD—2—
OAKWOOD STUDIOS SINGAPOREMOUNT ELIZABETH—98—
OLEANAS RESIDENCEKIM YAM ROADFreehold1301999
ONE CLAYMORECLAYMORE DRIVEFreehold58—
ONE DEVONSHIREDEVONSHIRE ROADFreehold1522012
ONE OXLEY RISEOXLEY RISEFreehold892008
ORCHARD COURTOXLEY ROAD993 yrs lease commencing from 197396—
ORCHARD SCOTTSANTHONY ROAD99 yrs lease commencing from 20013872007
ORCHARD SOPHIASOPHIA ROADFreehold782023
ORCHARD TOWERSCLAYMORE DRIVEFreehold——
ORCHARD VIEWANGULLIA PARKFreehold302012
OUE TWIN PEAKSLEONIE HILL ROAD99 yrs lease commencing from 2010462—
OXLEY EDGERIVER VALLEY ROADFreehold452016
OXLEY GARDENOXLEY GARDENFreehold461986
OXLEY MANSIONOXLEY ROAD—2—
OXLEY NEO RESIDENCESOXLEY ROAD———
OXLEY RESIDENCEOXLEY ROADFreehold122018
PARC CENTENNIALKAMPONG JAVA ROADFreehold512011
PARC EMILYMOUNT EMILY ROADFreehold2952008
PARC MACKENZIEMACKENZIE ROADFreehold422009
PARC SOPHIAADIS ROADFreehold1522013
PATERSON LINCPATERSON ROADFreehold352010
PATERSON RESIDENCEPATERSON ROADFreehold1102008
PATERSON SUITESPATERSON ROADFreehold1022010
PEACE MANSIONSOPHIA ROAD99 yrs lease commencing from 1970421976
PINE RESIDENCESINSTITUTION HILL—4—
RE CHARGE @ 303RIVER VALLEY ROAD———
REIGNWOOD HAMILTON SCOTTSSCOTTS ROADFreehold562012
RESIDENCES @ KILLINEYKILLINEY ROADFreehold682013
RESIDENCES AT 338ARIVER VALLEY ROADFreehold462004
RESIDENCES AT EMERALD HILLEMERALD HILL ROADFreehold292012
RHAPSODY ON MOUNT ELIZABETHMOUNT ELIZABETHFreehold322010
RICHMOND PARKBIDEFORD ROADFreehold1591996
RIVA LODGELEONIE HILL—251995
RIVER GREENRIVER VALLEY GREEN99 yrs lease commencing from 20245242025
RIVER MODERNRIVER VALLEY GREEN99 years leasehold——
RIVER VALLEY CONSERVATION AREAMOHAMED SULTAN ROAD———
RIVER VALLEY COURTRIVER VALLEY ROAD—181995
RIVERDALE RESIDENCERIVER VALLEY ROAD—372003
RIVERGATEROBERTSON QUAYFreehold5452009
RIVERIA GARDENSRIVER VALLEY GROVEFreehold492010
RIVERSHIRELEONIE HILLFreehold741991
RIVERSIDE 48ROBERTSON QUAYFreehold702001
ROBERTSON 100ROBERTSON QUAYFreehold1862004
ROBERTSON BLUEROBERTSON QUAYFreehold362006
ROBERTSON EDGETONG WATT ROAD999 yrs lease commencing from 1841702008
RV ALTITUDERIVER VALLEY ROADFreehold1402021
RV POINTRIVER VALLEY ROAD999 yrs lease commencing from 1841362014
SAM KIANG MANSIONSST. THOMAS WALKFreehold53—
SAPPHIRE 99SOPHIA ROAD—202006
SCOTTS 28SCOTTS ROADFreehold1361999
SCOTTS HIGHPARKSCOTTS ROADFreehold732009
SCOTTS SQUARESCOTTS ROADFreehold3382010
SKYLINE @ ORCHARD BOULEVARDANGULLIA PARKFreehold402015
SKYLINE 360 @ SAINT THOMAS WALKST. THOMAS WALKFreehold61—
SKYPARKST. THOMAS WALKFreehold562009
SOPHIA 98SOPHIA ROADFreehold162002
SOPHIA CRESTSOPHIA ROAD—16—
SOPHIA FLATSWILKIE ROAD—19—
SOPHIA HILLSMOUNT SOPHIA99 yrs lease commencing from 20134932017
SOPHIA LODGESOPHIA ROADFreehold152006
SOPHIA RESIDENCESOPHIA ROADFreehold2722014
SOPHIA VIEWSOPHIA ROAD—5—
ST THOMAS COURTST. THOMAS WALKFreehold11—
ST THOMAS LODGEST. THOMAS WALK—5—
ST THOMAS SUITESST. THOMAS WALKFreehold1762010
ST THOMAS VILLEST. THOMAS WALK—232000
STARFIRE @ SOPHIASOPHIA ROAD———
STARLIGHT SUITESRIVER VALLEY CLOSEFreehold1052015
SUITES @ CAIRNHILLCAIRNHILL ROAD—482010
SUITES @ SOPHIASOPHIA ROAD—5—
SUITES AT ORCHARDHANDY ROAD99 yrs lease commencing from 20071182015
TAN CHIN TUAN MANSIONCAIRNHILL ROAD—172008
TEOCHEW SAIHO RESIDENCERIVER VALLEY ROAD—7—
THE ABODE AT DEVONSHIREDEVONSHIRE ROADFreehold262002
THE ATELIERMAKEWAY AVENUEFreehold1202021
THE AVENIRRIVER VALLEY CLOSEFreehold3762021
THE BAYRONST. THOMAS WALK—961998
THE BEAUMONTDEVONSHIRE ROADFreehold641985
THE BOTANIC ON LLOYDLLOYD ROADFreehold662006
THE BOUTIQKILLINEY ROADFreehold1302014
THE CAIRNHILLCAIRNHILL RISE—351984
THE CATHAY RESIDENCEMOUNT SOPHIA—762007
THE CENTREPOINTORCHARD ROAD99 yrs lease commencing from 197966—
THE CLAYMORECLAYMORE ROADFreehold1461985
THE COLLECTIVE AT ONE SOPHIASOPHIA ROAD99 yrs lease commencing from 20233672024
THE COSMOPOLITANKIM SENG ROADFreehold2282008
THE EDGE ON CAIRNHILLCAIRNHILL ROADFreehold462003
THE IMPERIALJALAN RUMBIAFreehold1872006
THE INSPIRAARNASALAM CHETTY ROADFreehold1202009
THE IVERIAKIM YAM ROADFreehold512021
THE LAURELSCAIRNHILL ROADFreehold2292014
THE LIGHT @ CAIRNHILLCAIRNHILL CIRCLEFreehold1212004
THE LUMOSLEONIE HILLFreehold532011
THE LUXEHANDY ROAD—152007
THE MARQ ON PATERSON HILLPATERSON HILLFreehold662011
THE METZDEVONSHIRE ROADFreehold1692007
THE MKZMACKENZIE ROADFreehold422017
THE MORNINGSIDEJALAN KUALAFreehold791993
THE ORCHARD RESIDENCESORCHARD BOULEVARD99 yrs lease commencing from 20061752010
THE OXLEYOXLEY RISE—391997
THE PATERSONPATERSON ROADFreehold882004
THE PATERSON EDGEPATERSON ROADFreehold611999
THE PEAK @ CAIRNHILL ICAIRNHILL CIRCLEFreehold522014
THE PEAK @ CAIRNHILL IICAIRNHILL CIRCLEFreehold602018
THE PIER AT ROBERTSONMOHAMED SULTAN ROADFreehold201—
THE PROMONTCAIRNHILL CIRCLEFreehold152010
THE QUAYSIDEROBERTSON QUAY99 yrs lease commencing from 1994791998
THE REGALIARIVER VALLEY CLOSEFreehold1161993
THE RISE @ OXLEY - RESIDENCESOXLEY RISEFreehold1202018
THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILLCAIRNHILL ROADFreehold582013
THE ROBERTSON OPUSUNITY STREET999 yrs lease commencing from 18413482025
THE SCOTTS TOWERSCOTTS ROAD103 yrs lease commencing from 20102312017
THE SUITES AT CENTRALDEVONSHIRE ROADFreehold157—
THE TATE RESIDENCESCLAYMORE ROADFreehold852010
THE TRILLIUMKIM SENG ROADFreehold2312010
THE VERMONT ON CAIRNHILLCAIRNHILL RISEFreehold158—
THE VERV @ RVRIVER VALLEY ROADFreehold26—
THE WHARF RESIDENCETONG WATT ROAD999 yrs lease commencing from 1841186—
TIARAKIM SENG WALKFreehold2642000
TOP TENEMERALD HILL ROADFreehold10—
TOWNHOUSE APARTMENTSCAVENAGH ROAD99 yrs lease commencing from 197748—
TRENDALE TOWERCAIRNHILL ROAD—18—
TRIBECAKIM SENG ROADFreehold175—
TWENTYONE ANGULLIA PARKANGULLIA PARKFreehold54—
TWO8ONE STUDIORIVER VALLEY ROAD999 yrs lease commencing from 18417—
UE SQUARERIVER VALLEY ROAD929 yrs lease commencing from 19534951997
UP@ROBERTSON QUAYROBERTSON QUAY99 yrs lease commencing from 201170—
URBAN RESORT CONDOMINIUMCAIRNHILL ROADFreehold642014
URBAN SUITESHULLET ROADFreehold1652013
URBANARIVER VALLEY CLOSEFreehold1262007
VALLEY HOUSERIVER VALLEY ROAD—16—
VALLEY LODGERIVER VALLEY ROAD—9—
VALLEY MANSIONOXLEY ROADFreehold101970
VIDAPECK HAY ROADFreehold1372009
VILLE ROYALERIVER VALLEY ROADFreehold431993
VISIONCRESTOXLEY RISEFreehold2652007
VIVACETONG WATT ROAD999 yrs lease commencing from 1841852012
WATERFORD RESIDENCEKIM YAM ROAD999 yrs lease commencing from 18411182010
WATERMARK ROBERTSON QUAYRODYK STREETFreehold2062008
WATERSCAPE AT CAVENAGHCAVENAGH ROADFreehold2002014
WHARTON VALESOPHIA ROADFreehold142002
WILKIE 48WILKIE ROADFreehold281998
WILKIE 80WILKIE ROADFreehold502010
WILKIE 87WILKIE ROADFreehold212004
WILKIE APARTMENTSWILKIE ROAD—12—
WILKIE COURTWILKIE ROADFreehold161992
WILKIE REGENCYWILKIE TERRACEFreehold302002
WILKIE STUDIOWILKIE ROADFreehold402011
WILKIE VALEWILKIE ROAD—5—
WILMER HOUSEST. THOMAS WALK—32—
YONG AN PARKRIVER VALLEY ROADFreehold2881986
🧮Check What You Can Afford in District 9→

Sales Market Analysis

6,432
Total Transactions
$2,373,645
Median Price
$2,618 psf
Median PSF
$700,800 – $37,000,000
Price Range
Sales by bedroom D9
TypeTransactionsAvg PriceAvg PSF
Studio508$1,190,089$2,685 psf
1-Bed1,695$1,639,059$2,705 psf
2-Bed1,155$2,231,947$2,665 psf
3-Bed1,281$2,832,409$2,506 psf
4-Bed1,067$3,959,513$2,505 psf
5-Bed726$6,583,359$2,535 psf
Monthly trend D9
MonthVolumeAvg PSF
2025-0660$2,406 psf
2025-07222$3,031 psf
2025-08554$3,017 psf
2025-09113$2,597 psf
2025-10109$2,625 psf
2025-1179$2,468 psf
2025-1256$2,507 psf
2026-0152$2,578 psf
2026-0267$2,510 psf
2026-03476$3,140 psf
2026-0465$2,724 psf
2026-053$2,983 psf

From 2021 to 2026, average PSF in District 9 has appreciated by 21% (~4.2% annualized).

Price appreciation D9
YearSalesAvg PSFYoY
20211,433$2,472 psf—
20221,149$2,491 psf↑ 0.8%
2023863$2,573 psf↑ 3.3%
2024767$2,413 psf↓ 6.2%
20251,557$2,756 psf↑ 14.2%
2026663$2,991 psf↑ 8.5%

Top Performing Condos

Top condos by PSF D9
#CondoAvg PSFAvg PriceSales
1THE MARQ ON PATERSON HILL$4,509 psf$16,517,50012
2EMERALD HILL CONSERVATION AREA$4,178 psf$8,049,25016
3THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL$4,152 psf$13,028,38513
4NEW FUTURA$4,021 psf$9,466,6676
5TWENTYONE ANGULLIA PARK$3,786 psf$9,414,14210
Most active condos D9
#CondoSalesAvg PSF
1IRWELL HILL RESIDENCES580$2,728 psf
2RIVER GREEN491$3,138 psf
3RIVER MODERN421$3,239 psf
4THE AVENIR322$3,190 psf
5KOPAR AT NEWTON251$2,511 psf

Rental Market Analysis

44,039
Total Leases
$5,500/mo
Median Rent
$6,401/mo
Average Rent
Rent by bedroom D9
TypeLeasesAvg RentMinMax
Studio1,814$6,570/mo$1,150/mo$43,000/mo
1-Bed10,619$3,852/mo$553/mo$20,000/mo
2-Bed13,168$5,362/mo$950/mo$23,750/mo
3-Bed12,906$7,537/mo$1,250/mo$29,000/mo
4-Bed5,345$10,928/mo$2,750/mo$100,000/mo
5-Bed172$14,947/mo$6,800/mo$53,000/mo
6-Bed14$14,949/mo$8,000/mo$34,000/mo
7-Bed1$20,500/mo$20,500/mo$20,500/mo

Investment Outlook

2.78%
Est. Gross Yield
$2,373,645
Median Purchase Price
$5,500/mo/mo
Median Rent
ℹ
District 9 Investment Outlook
The average gross rental yield for District 9 is 2.78%. Returns are in line with the broader market.
Yield by bedroom D9
TypeAvg PriceAvg RentEst. Gross Yield
Studio$1,190,089$6,570/mo6.62%
1-Bed$1,639,059$3,852/mo2.82%
2-Bed$2,231,947$5,362/mo2.88%
3-Bed$2,832,409$7,537/mo3.19%
4-Bed$3,959,513$10,928/mo3.31%
5-Bed$6,583,359$14,947/mo2.72%

Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.

The district's 6,432 recorded sales transactions underpin a rich PSF tier structure. At the base sits the leasehold mid-market tier — 99-year projects such as River Green (from S$2,300 psf for smaller units, averaging S$3,130 psf at launch). Above that sits the established freehold tier, where projects like Cairnhill Residences (average S$2,422 psf across 29 transactions) and Casa Cairnhill (average S$2,109 psf) represent mature stock trading below replacement cost. At the apex are ultra-luxury freehold tower projects — Klimt Cairnhill, Scultura — where penthouses and large-format units can breach S$4,000–S$5,000 psf.

Freehold tenure commands a structural premium in District 9 that is more durable than in any other Singapore district. In a freehold building with a realistic en-bloc prospect, the residual land value component constitutes a disproportionate share of total asset value. Market data from Cairnhill sub-precincts shows freehold units typically transacting 15–25% above like-for-like leasehold equivalents on a psf basis.

Transaction velocity tells a complementary story. CCR new private home sales declined sharply post-April 2023 as the foreign buyer cohort retreated, but resale volumes in D9 have proven more resilient. According to URA's Q1 2026 Real Estate Statistics, CCR non-landed prices recovered +0.6% q-o-q in Q1 2026, reversing a 3.5% decline the prior quarter. Rental yields in the CCR corridor sit at approximately 2.5–3.0%, thinner than OCR assets but supported by multinational corporate tenants.

Sub-PrecinctTenureIndicative PSF RangeProfile
Cairnhill (freehold cluster)FreeholdS$2,100–S$4,500+Wealth preservation, en-bloc optionality
River Valley (mid-market)99-yr leaseholdS$2,300–S$3,200Rental yield, upgrader demand
Orchard Boulevard / ScottsMixedS$3,000–S$5,500+Ultra-luxury, brand-name towers
  1. Clarify your ABSD liability before viewing. Singapore Citizens pay 0% on a first purchase and 20% on a second; PRs pay 5% on a first and 30% on a second; foreigners pay 60% flat. IRAS ABSD table — confirm your exact profile with a licensed conveyancing solicitor before making any offer.
  2. Shortlist by tenure intent, not just price. If your horizon is under 10 years and yield is the primary objective, leasehold projects offer better entry PSF and proven rental demand. If your horizon exceeds 15 years or estate planning is a factor, freehold Cairnhill stock merits the premium.
  3. Commission a URA Caveat and rental transaction pull for your shortlisted projects. Filter by the last 24 months to understand post-ABSD-2023 velocity; thin recent transaction volume may indicate liquidity risk on exit.
  4. Stress-test rental yield against your all-in cost. At median S$2,618 psf and 2.5% gross yield, a 1,000 sqft unit at S$2.618M needs to rent at approximately S$5,450/month to break even.
  5. Monitor Orchard Road URA Master Plan milestones. The Paterson integrated development above Orchard MRT and the Dhoby Ghaut destination park are multi-year projects benefiting the western Orchard–River Valley axis most.
  6. Engage a CEA-registered salesperson with verifiable D9 transaction history. District 9 is a specialist market.

Frequently Asked Questions

What is the average PSF in District 9?
The median PSF in District 9 is $2,618 psf based on recorded URA transactions.
Is District 9 in CCR, RCR, or OCR?
District 9 (Orchard, Cairnhill, River Valley) is classified under the Core Central Region (CCR).
What are the best condos in District 9?
By average PSF, the top-performing condos include THE MARQ ON PATERSON HILL, EMERALD HILL CONSERVATION AREA, THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL. Rankings are based on transaction data from URA REALIS.
What is the rental yield in District 9?
The estimated gross rental yield for District 9 is 2.8%, calculated from median sale prices and median monthly rents.
How many condos are in District 9?
ShiokNest currently tracks 259 condominiums in District 9 (Orchard, Cairnhill, River Valley).
What is the Additional Buyer's Stamp Duty (ABSD) rate for foreigners buying in District 9?

As of 2026, foreigners pay a flat 60% ABSD on the purchase price, regardless of property count. The rate was introduced in April 2023 and has not been revised. On a S$3 million Cairnhill unit, that equates to S$1.8 million in ABSD alone. A small number of nationals from the US, Iceland, Liechtenstein, Norway, and Switzerland pay the same rate as Singapore Citizens under FTA provisions.

What is the typical freehold premium in District 9 compared with leasehold condos?

Freehold units in District 9 — particularly in Cairnhill — typically command a 15–25% PSF premium over comparable 99-year leasehold units in the same micro-area. The premium reflects the absence of lease decay, enhanced en-bloc optionality, and the estate-planning utility of a perpetual title. For shorter holds (under 10 years), the premium may not be fully recovered; for longer holds, it typically proves justified.

Which are the most notable condo projects in District 9 right now?

Among established freehold stock: Cairnhill Residences (S$2,422 psf), Cairnhill Crest (248 units, completed 2004), and Casa Cairnhill (S$2,109 psf). At the ultra-luxury end: Klimt Cairnhill (freehold, completion expected October 2025). In new-launch leasehold: River Green (524 units, 99-year leasehold, S$3,130 psf, August 2025) — CCR's best-selling launch of 2025. Orchard Sophia (freehold, PSF S$2,696–S$3,182).

What is the en-bloc outlook for older District 9 freehold buildings?

District 9 freehold buildings from the 1970s–1990s remain structurally viable en-bloc candidates given the high land values. However, successful collective sales require 80% owner consent (90% for buildings under 10 years), a reserve price reflecting replacement cost, and a developer willing to pay the land price plus ABSD on the land and construction. In the current environment with softer luxury demand, developer appetite for large CCR land bids has moderated.

How has the District 9 price index moved in early 2026?

CCR non-landed property prices rose +0.6% q-o-q in Q1 2026, reversing a 3.5% quarterly decline in Q4 2025, according to URA's Q1 2026 statistics. The overall private residential index rose 0.9%. Analysts project CCR growth of 1.8–2% for full-year 2026 — the most conservative of the three regions but also the most stable.

What schools and lifestyle amenities make District 9 attractive to families?

District 9 offers a dense concentration of top-tier international schools within a short radius: ISS International School (Paterson Road), Chatsworth International School (Orchard campus), and EtonHouse International School. The Orchard retail-dining-entertainment belt, the Singapore Botanic Gardens (UNESCO World Heritage Site, 10 minutes by MRT), and the upcoming Dhoby Ghaut destination park all contribute to a lifestyle package multinational families prize. Great World City mall, Clarke Quay, and Robertson Quay add river-facing dining.

Methodology & Sources

Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.

Transaction data sourced from URA REALIS.

  • Gross yield estimates assume no vacancy, maintenance fees, or taxes.
  • View area maps and nearby amenities on OneMap.
  • Check stamp duty rates at IRAS BSD and IRAS ABSD.

We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.

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Labels: Area Profile CCR Condo Investment Luxury Market Analysis
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