Cairnhill Nine
Overview & Key Facts
Cairnhill Nine is a 268-unit luxury condominium at 9 Cairnhill Road in District 9, completed in 2017 on a 99-year leasehold commencing 2014. The development forms the residential half of an integrated mixed-use tower — its 30-storey residential block rises to 122 metres and stands among the tallest residential buildings in the Orchard Road district, sharing the 114,355 sqft site with the Ascott Orchard Singapore serviced residence tower (220 units).
The developer is CapitaLand Development, one of Singapore’s largest and most reputable real estate groups, and the development carries the full weight of CapitaLand’s delivery track record: institutional construction quality, robust MCST management infrastructure, and long-term maintenance standards well above the Singapore average. The integrated site model — residential and serviced residence sharing shared-grade facilities and a covered link bridge connecting to Paragon Shopping Centre — is a landmark attribute that very few Singapore condominiums can replicate.
The unit mix spans 1-bedroom configurations from 592 sqft through 4-bedroom units at up to 2,013 sqft and penthouses extending to 3,864 sqft — a broad range that positions Cairnhill Nine to serve both compact investor-grade buyers and large-format family occupiers. The development incorporates a Fibaro smart home automation system as standard, controlling air-conditioning, digital biometric locks, and security cameras via IoT — a specification that was ahead of the Singapore market at TOP in 2017 and remains a differentiating feature today.
With 268 residential units averaging $2,550,052 (approximately $2,471 PSF) and average rents of approximately $6,527 per month, Cairnhill Nine occupies the mid-to-upper CCR tier — priced above mass-market CCR but meaningfully below the ultra-prime Nassim-Ardmore corridor. The leasehold tenure commenced in 2014, leaving approximately 87 years remaining — well above the 75-year CPF usage threshold, which means CPF Ordinary Account funds can be applied to the purchase and standard bank financing terms apply without restriction.
Location & Connectivity
Cairnhill Nine sits at 9 Cairnhill Road, positioned between the Orchard Road commercial spine to the south and the quieter Cairnhill–Newton residential enclave to the north. The address is not a main-road condo in the conventional sense: Cairnhill Road is a residential street that branches off Bideford Road and runs through a low-to-mid density residential belt, insulating residents from the noise and congestion of Orchard Road while keeping Singapore’s premier lifestyle corridor no more than a short walk away.
MRT connectivity is exceptional. Somerset MRT (NS23) on the North South Line is approximately 400 metres from the development — a flat 5-minute walk. Orchard MRT (NS22/TE14) — a dual-line interchange since the Thomson-East Coast Line extension — is a similar distance in the opposite direction, providing direct TEL access to Stevens, Caldecott, and the eastern districts. Newton MRT (NS21/DT11), the North South–Downtown Line interchange, is approximately 800 metres north — offering additional Downtown Line connectivity to the CBD, Marina Bay, and Changi Airport. For a 268-unit condominium in Singapore’s most competitive residential district, having three MRT stations within walking distance represents a connectivity advantage that few developments at any price tier can match.
The lifestyle geography is arguably Singapore’s strongest for any residential address. Paragon Shopping Centre is directly connected via a covered link bridge — residents can access Paragon without stepping outdoors, a quality-of-life feature that is unique among Singapore condominiums at this price point. ION Orchard, Scotts Square, Wheelock Place, Ngee Ann City, and the full Orchard Road retail corridor are within a 5–10 minute walk. The Gleneagles Hospital and Mount Elizabeth Hospital — Singapore’s premier private medical facilities — are both within 1 km. The Central Expressway is 3 minutes by car, providing rapid CBD access for residents who drive.
The school catchment is strong for an Orchard-belt address: River Valley Primary, one of Singapore’s most sought-after primary schools with consistent PSLE rankings, is within the 1 km priority registration radius for many residents. Raffles Girls’ Secondary School and the Singapore Management University (SMU) are both within the broader catchment. The immediate catchment also includes St Margaret’s Primary School and Chatsworth International School, making the address well-suited for both local and expatriate families with school-going children.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | primary | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| Fairfield Methodist School (Primary) | primary | ~1.1 km |
| St. Margaret's Primary School | primary | ~1.3 km |
| ISS International School (Preston) | international | ~1.3 km |
| Chatsworth International School (Orchard) | international | ~1.3 km |
| ISS International School (Paterson) | international | ~1.3 km |
Facilities
Cairnhill Nine’s facilities package is designed to the specifications of a luxury mixed-use development, and the quality reflects the CapitaLand institutional delivery standard. The centrepiece is a 50-metre lap pool — a full competition-length pool that is rare in Singapore condominiums at this unit count — flanked by an aqua deck, spa pods, hammock garden, and cabana areas. Children’s pool facilities and BBQ pit areas complete the outdoor deck.
The development features two clubhouses, which between them accommodate a full-specification gymnasium, a golf simulator room, a music room, a function room and event space, a wine and cigar lounge, a spa room with steam and treatment facilities, and a reading room. These are not cursory developer additions — they are purpose-built lifestyle amenities that reflect the development’s positioning as an integrated hotel-grade residential product. The shared facility model with Ascott Orchard Singapore (220 serviced residence units) means the maintenance standard and operational overhead are managed to hospitality industry specifications, not residential MCST average.
“The facilities are genuinely hotel-grade. The golf simulator and wine lounge are things you don’t expect in a condo — but they’re well-maintained and actually used. The 50m lap pool is the best in the area by far.”
— Resident review via PropertyGuru
The smart home automation system (Fibaro platform) is integrated as standard across all units, enabling IoT control of air-conditioning, digital biometric locks, and security cameras via smartphone. At TOP in 2017 this was a leading-edge specification in the Singapore market; in 2026 it remains a practical daily differentiator for residents who value remote access and home monitoring. Concierge services are provided 24 hours, consistent with the development’s hotel-integrated positioning. Two electric vehicle charging stations are provided in the car park — a forward-looking provision that is increasingly standard but was notable at TOP.
Unit Sizes & Layout
Cairnhill Nine’s 268 units span four configuration tiers: 1-bedroom units (including 1-bedroom + Guest variants) from 592 to 969 sqft, 2-bedroom units (including 2-bedroom + Guest) from 1,033 to 1,324 sqft, 4-bedroom units from 1,528 to 2,013 sqft, and 8 penthouses from 2,400 to 3,864 sqft. Notably, there is no 3-bedroom configuration — the unit mix jumps directly from 2-bedroom to 4-bedroom, reflecting a deliberate positioning decision: the development targets compact investors (1BR, 1BR+Guest) at the entry tier and serious family occupiers (4BR, PH) at the top, without a mid-market 3BR compromise position.
The 1-bedroom and 1-bedroom + Guest units (137 units in aggregate, representing slightly over half the development) are efficiently planned at CCR standards: 592–786 sqft for the straight 1-bedroom, 732–969 sqft for the 1-bedroom + Guest variant that adds a flexible study or guest room. At 30 storeys on the North South Line’s Orchard corridor, upper-floor 1-bedroom units command significant city and Orchard Road views — an attribute that distinguishes Cairnhill Nine from most CCR investor-grade 1-bedroom products that deliver similar PSF without the elevation premium.
The 2-bedroom and 2-bedroom + Guest units (101 units combined) at 1,033–1,324 sqft are sized for dual-income couples and small families who need a second bedroom without the full 4-bedroom footprint. The 2-bedroom + Guest variant again provides the flexible third room that accommodates a home office, infant room, or occasional guest without paying the full 4-bedroom premium. At approximately $2,471 PSF and an average transacted value of $2,550,052, the 2-bedroom units sit in the $2.0–$3.3m range — accessible to the upper tier of Singapore’s upgrader and HNW market.
The 4-bedroom units at 1,528–2,013 sqft and penthouses at 2,400–3,864 sqft deliver the development’s showpiece product. Eight penthouses occupy the upper floors of the 30-storey residential tower, and at these elevations the views across Orchard Road, Fort Canning Park, and the Singapore city skyline are unobstructed panoramas. A 3,864 sqft penthouse at Cairnhill Nine in 2026 transacts at the upper end of the Singapore luxury residential market — one penthouse sale recorded at $7.5 million via a trust structure, reflecting the profile of buyers who occupy this tier.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $2,542 | $1,541,000 |
| 2 BR | 9 | $2,485 | $1,836,500 |
| 3 BR | 12 | $2,476 | $2,569,833 |
| 4 BR | 1 | $2,604 | $3,980,000 |
| 5 BR | 2 | $2,134 | $7,450,000 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $1,500,000 to $7,500,000, averaging $2,550,052 (~$2,495 psf).
Rents range from $3,700 to $13,500 per month across 578 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 5.3% (from $2,305 to $2,427 psf).
Neighbourhood Comparison
The most direct structural comparison for Cairnhill Nine is Helios Residences on Cairnhill Circle — a freehold D9 development by Pontiac Land, 140 units, completed 2010. Helios transacts at approximately $2,700–$2,900 PSF. The freehold premium over Cairnhill Nine’s $2,471 PSF is approximately 10–18% — within the standard Singapore leasehold-freehold gap and entirely consistent with a 2014-commencing leasehold with 87 years remaining where CPF and financing constraints are not yet active. For buyers who specifically value freehold permanence, Helios provides it; for buyers who are comfortable with the 87-year leasehold, the PSF discount at Cairnhill Nine and the tri-MRT connectivity advantage are a strong counter-argument.
Scotts Square on Scotts Road (D9, freehold, 338 units, 2011, by Wheelock Properties) represents the ultra-prime end of the D9 CCR market, averaging over $3,000 PSF and targeting the Nassim-Orchard-Ardmore luxury tier. The $500+ PSF premium over Cairnhill Nine reflects Scotts Square’s freehold title, the Wheelock luxury brand, and the specific Scotts Road address premium. Cairnhill Nine is positioned below Scotts Square in the D9 hierarchy — CapitaLand institutional quality at a mid-luxury CCR price point rather than ultra-prime, which is a deliberate positioning that makes it accessible to a broader CCR purchasing pool.
The Surrey on River Valley Close (D9, 99-year leasehold from 1997, 118 units) provides a within-tenure comparison for leasehold D9. With approximately 71 years remaining on its lease, The Surrey trades at a meaningful discount to Cairnhill Nine — reflecting the progressive CPF eligibility compression as the remaining lease approaches the 75-year threshold. The comparison illustrates the value of Cairnhill Nine’s 2014 lease commencement: with 87 years remaining and a full decade before the development approaches the CPF friction zone, buyers today can hold for a decade-plus before lease decay begins to materially constrain the resale pool.
In the investor-grade 1-bedroom D9 CCR segment, The Trillium (River Valley Road, D9, freehold, 2008, by Wing Tai) and The Inspira (Martin Road, D9, freehold, 2012) provide relevant freehold comparables. Both trade at a freehold premium over Cairnhill Nine but with comparatively weaker MRT access. For the investor who prioritises tenant yield and convenience over freehold permanence, Cairnhill Nine’s Somerset MRT walking distance and Paragon bridge provide a tenant attraction advantage that freehold peers at similar PSF cannot replicate at this address.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CAIRNHILL NINE | 99 yrs lease commencing from 2014 | 2016 | 268 | $2,495 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
Lease Decay Analysis
The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CAIRNHILL NINE across multiple dimensions.
What Residents Say
“The location is unbeatable. I can walk to Paragon without getting wet, Somerset MRT is five minutes away, and I’m on Orchard Road in less time than it takes to park. The smart home system works well — I manage the aircon and door lock remotely from my office.”
— Owner review via PropertyGuru
“We chose Cairnhill Nine for the 4-bedroom layout and the Orchard proximity. The views from the upper floors are spectacular — Fort Canning Park, Orchard, the whole city at night. The 50m pool and the gym are well-maintained and never overcrowded at off-peak hours.”
— Resident review via 99.co
“A quiet condo, which is conveniently located minutes away from Orchard Road and walking distance from the Newton MRT. The building management is professional — you would expect nothing less from CapitaLand. Highly recommended for professionals working in the CBD or along Orchard.”
— Resident comment via EdgeProp
“We rent a 2-bedroom unit here and love it. The Paragon bridge is something we use almost every day — it’s a genuinely useful facility, not just a marketing gimmick. The concierge service is responsive and the building is always well-kept.”
— Tenant review via 99.co
The resident and tenant feedback pattern at Cairnhill Nine is consistent: strong satisfaction with the Orchard Road location, the covered Paragon bridge, and MRT walking distances; appreciation for the CapitaLand management standard; and specific praise for the 50-metre lap pool and upper-floor views. The tenant profile is predominantly expatriate senior professionals, dual-income couples, and family occupiers in the 4-bedroom and penthouse tier. Common feedback themes include the quiet character of Cairnhill Road despite the Orchard Road proximity, the practical utility of the Fibaro smart home system, and the quality of the facilities relative to competing developments at similar PSF levels.
Strengths & Weaknesses
- Somerset MRT (NS23) ~400m walk — one of Singapore’s shortest condo-to-MRT distances in any CCR district
- Tri-MRT access: Somerset (NS23), Orchard (NS22/TE14), Newton (NS21/DT11) — three lines within 800m
- Covered link bridge directly to Paragon Shopping Centre — a unique lifestyle amenity among Singapore condominiums
- CapitaLand institutional developer quality — construction standards, MCST management, and maintenance reliability well above average
- 87yr remaining lease (from 2014) — CPF OA fully usable, standard financing applies, no lease-decay headwind for 10+ year hold
- Fibaro smart home automation as standard — IoT aircon, biometric lock, and security camera in all units
- 50m lap pool plus golf simulator, wine lounge, music room — hospitality-grade facilities managed alongside Ascott Orchard
- $2,471 PSF for a 30-storey Orchard-belt CCR address — 10–30% below D9 freehold peers; leasehold discount is real but so is the locational premium
- ~3.1% implied gross yield ($6,527/mo average rent) — above CCR average for D9 comparables
- Paragon Medical Centre (100+ specialist clinics), Gleneagles, and Mount Elizabeth Hospital all within 1km
- River Valley Primary within priority registration radius for many units — a sought-after school catchment in D9
- Upper-floor city and Orchard Road views — Fort Canning Park and skyline panoramas from 30-storey height
- Leasehold from 2014 — freehold title unavailable; buyers who prioritise permanent tenure will pay a premium for D9 freehold alternatives
- 268 units including 137 compact 1BR & 1BR+Guest — higher tenant turnover profile than family-oriented CCR developments
- No 3-bedroom configuration — jump from 2BR to 4BR leaves a gap for buyers who want a mid-tier 3BR layout
- Orchard Road street noise and crowds at ground level — lower floors may experience ambient noise despite Cairnhill Road positioning
- Entry price $1.5m+ even for compact 1-bedrooms at current market — high absolute quantum even for small units
- Limited enclave quiet — 30-storey tower in an integrated hotel-residential development feels urban rather than suburban
- 2017 vintage interiors — original kitchens and bathrooms may require selective renovation to upgrade to current luxury standards
- Maintenance fees likely elevated for hospitality-grade facilities and concierge — buyers should verify current MCST levy before purchase
Verdict
Cairnhill Nine’s investment case is built on one of Singapore’s strongest locational fundamentals: a Cairnhill Road address with Somerset MRT at 400 metres, Orchard MRT 400 metres in the other direction, Newton MRT 800 metres north, and a covered bridge to Paragon Shopping Centre. No other condominium in Singapore combines all four of these locational attributes at the same address. For investors who believe that MRT access and Orchard Road lifestyle adjacency are durable long-term capital value drivers, the location thesis at Cairnhill Nine is exceptionally well-supported.
The leasehold tenure is the key financial variable. At 87 years remaining (lease from 2014), CPF usage is unrestricted, standard bank financing applies, and the development falls well within the zone where lease decay is not yet a pricing headwind. The relevant comparison is not with properties approaching the 75-year CPF threshold — it is with District 9 freehold condominiums at comparable PSF levels. D9 freehold comparables such as Helios Residences (Cairnhill Circle, freehold), The Cairnhill (Cairnhill Rise, freehold), and Vivace (Cairnhill Road, freehold) trade at $2,700–$3,200 PSF — a 10–30% premium over Cairnhill Nine’s $2,471 PSF average. For buyers who plan to hold for 10–15 years, the leasehold discount is a genuine value entry point rather than a structural constraint.
The gross yield profile is credible for a CCR asset of this specification: at $6,527 average monthly rent and $2,550,052 average sale price, the implied gross yield is approximately 3.1%. This is above the CCR average for comparable D9 condominiums (typically 2.5–2.9%) and reflects the development’s strong tenant demand from expatriate professionals and senior corporate executives working along the Orchard–CBD corridor. The Ascott Orchard serviced residence co-location also means the address carries a sustained occupancy signal from the hospitality sector, which is a proxy for the residential tenancy demand environment.
Cairnhill Nine is the right answer for buyers who want the Orchard address with full CPF eligibility, three MRT lines at the doorstep, Paragon at the end of the bridge, and CapitaLand institutional delivery quality — and who accept the leasehold tenure as an appropriate price for the locational premium.
The key risks are consistent with the CCR investor-grade playbook: concentration of 1-bedroom and 1-bedroom + Guest units means tenant turnover is higher than a family-oriented CCR development; the 30-storey tower format means there is no low-rise enclave quiet in the way that boutique D9 or D11 developments provide; and at $2,471 PSF the entry cost is not trivial even for a 592 sqft 1-bedroom. For buyers whose primary objective is capital preservation and yield in a blue-chip Orchard address with institutional management, Cairnhill Nine is a well-calibrated product. For buyers prioritising space, low density, or enclave quiet over locational prestige, other D9 options may align better with their lifestyle priorities.