Nine Residences
Overview & Key Facts
Nine Residences is a 186-unit mixed-use condominium developed by CEL-Yishun (Commercial) Pte Ltd, a subsidiary of CEL Development, part of the Chip Eng Seng Group — a well-established Singapore construction and property development firm. Completed in 2015 on a 99-year leasehold commencing from 2013, the development is located at 16 Yishun Avenue 9 in District 27. Designed by the multi-award-winning firm P&T Consultants, Nine Residences stands out in the Yishun landscape as a contemporary mixed-use project that integrates residential living with a retail podium.
The development comprises 3 residential blocks rising to 14 storeys above a commercial podium housing 146 retail units including a food court and supermarket as anchor tenants. The unit mix is notably diverse: 1-bedroom, 1-bedroom + study, 2-bedroom, 2-bedroom + study, 3-bedroom, 4-bedroom, 5-bedroom, and even strata-titled terrace houses — a breadth of configurations unusual for a development of this scale. At an average PSF of approximately S$1,380, Nine Residences offers modern living with integrated retail convenience in the Yishun growth corridor.
The mixed-use concept is Nine Residences’ defining proposition. Having a supermarket, food court, and retail amenities directly in the building podium eliminates the need to travel for daily essentials — a practical advantage that resonates strongly with families, the elderly, and anyone who values convenience. With approximately 86 years remaining on the lease, the development offers a long runway for both owner-occupiers and investors seeking suburban yield with modern specifications.
Location & Connectivity
Nine Residences is located along Yishun Avenue 9 in District 27, positioned within Singapore’s northern growth corridor. Yishun MRT (North-South Line, NS13) is approximately 812 metres away — a 10–12 minute walk that falls outside the doorstep convenience category but remains manageable for regular commuters. Bus connectivity along Yishun Avenue 9 supplements the MRT access, with direct services to Yishun Bus Interchange and surrounding areas.
The surrounding neighbourhood has undergone significant transformation. Northpoint City, Singapore’s largest retail mall in the north, is accessible via Yishun MRT — a mega-mall anchored by cinemas, supermarkets, and over 500 retail and dining outlets. Closer to home, Nine Residences’ own Junction Nine retail podium provides immediate access to a food court, supermarket, and neighbourhood services. The Lower Seletar Reservoir Park is nearby for outdoor recreation, and the Yishun Pond Park provides an additional green space option.
For families, the area offers several education options. The development is accessible to schools including those in the broader Yishun-Sembawang education cluster. The Central Expressway (CTE) and Seletar Expressway (SLE) provide driving connectivity, with the CBD reachable in approximately 20–25 minutes during off-peak periods.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| North View Primary School | primary | Within 1 km |
| Yishun Primary School | primary | Within 1 km |
| Yishun Secondary School | secondary | Within 1 km |
| XCL World Academy | international | Within 1 km |
| Wellington Primary School | primary | Within 1 km |
| Yishun Town Secondary School | secondary | Within 1 km |
| Yishun Innova Junior College | jc | Within 1 km |
| Chung Cheng High School (Yishun) | secondary | ~1.5 km |
Facilities
Nine Residences provides a modern facility set appropriate for its 186-unit boutique scale. The swimming pool and children’s wading pool form the aquatic core, complemented by a gymnasium with contemporary equipment. BBQ pavilions and a function room provide communal entertaining spaces, while a children’s playground caters to young families. The landscaped sky garden on the residential levels provides an elevated green space that separates the residential experience from the commercial podium below.
“The integrated retail downstairs is the real killer feature. Having a supermarket and food court in your building means you genuinely never need to leave the complex for daily needs. The facilities are modest compared to mega-condos, but the pool is well-maintained and the gym is decent. For a development of this size, it works well.”
— Resident feedback via property forums
The facility set is necessarily compact for 186 units — there are no tennis courts, no putting green, and the pool is not a 50-metre lap pool. Buyers coming from larger developments with resort-scale amenities will find the on-site recreational options limited. However, the mixed-use proposition fundamentally changes the value equation: the Junction Nine retail podium with its food court, supermarket, and neighbourhood shops is itself a lifestyle facility that larger standalone condominiums must travel to access. The 24-hour security and covered parking complete the essential infrastructure. For residents whose daily convenience outweighs resort-style recreational breadth, Nine Residences delivers a practical package.
Unit Sizes & Layout
Nine Residences offers 186 residential units across 3 blocks of 14 storeys, with an unusually diverse unit mix: 1-bedroom, 1-bedroom + study, 2-bedroom, 2-bedroom + study, 3-bedroom, 4-bedroom, 5-bedroom, and strata-titled terrace units. This breadth of configurations is remarkable for a development of this scale and allows Nine Residences to serve everyone from single professionals to large families. The inclusion of terrace houses within a condominium development adds a landed-living dimension that is genuinely rare in the Yishun corridor.
The 2015 completion date means units feature contemporary finishes and layouts that align with modern living expectations — open-plan living-dining areas, efficient kitchen configurations, and bathroom specifications that feel current rather than dated. The residential blocks are positioned above the retail podium, with the sky garden providing a buffer between commercial and residential levels. Higher-floor units capture views across the low-rise Yishun landscape, with some stacks offering reservoir or park views. Air conditioning in bedrooms and living areas comes standard, and all units are equipped with modern fittings from quality brands.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $1,272 | $630,000 |
| 1 BR | 22 | $1,262 | $783,591 |
| 2 BR | 28 | $1,257 | $1,000,300 |
| 3 BR | 7 | $1,203 | $1,348,286 |
| 4 BR | 3 | $1,250 | $1,923,333 |
Pricing & Market Position
Based on 61 recorded transactions, sale prices range from $630,000 to $2,400,000, averaging $1,001,400 (~$1,338 psf).
Rents range from $1,750 to $6,000 per month across 239 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 14.1% (from $1,175 to $1,341 psf).
Neighbourhood Comparison
Within the Yishun corridor, Nine Residences competes against Symphony Suites (99-year from 2013, ~660 units) and Skies Miltonia (99-year from 2013, ~420 units). Symphony Suites offers a larger development scale with more extensive facilities and comparable pricing, while Skies Miltonia provides a similar mid-sized format. Nine Residences’ advantage over both is the integrated retail podium — neither competitor offers the daily convenience of an in-building supermarket and food court.
For buyers considering alternatives outside Yishun, North Park Residences at Northpoint City (99-year, ~920 units, directly above Yishun MRT) offers the closest comparable mixed-use proposition with superior MRT integration. However, North Park Residences trades at a higher PSF and is a significantly larger, denser development. Nine Residences appeals to buyers who prefer a smaller, more intimate community with its own dedicated retail, versus the mega-mall integration of North Park. The choice depends on whether you value boutique scale and immediate podium convenience (Nine Residences) or MRT-direct access and mega-mall retail breadth (North Park Residences).
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NINE RESIDENCES | 99 yrs lease commencing from 2013 | 2017 | 186 | $1,338 |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,491 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
Lease Decay Analysis
The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | 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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates NINE RESIDENCES across multiple dimensions.
What Residents Say
“The convenience factor is unbeatable. Supermarket downstairs, food court in the building, and you never need to worry about rainy-day grocery runs. The pool area is nice and the gym is well-equipped. Yishun MRT is a bit of a walk, but honestly I take the bus more often — the bus stop is much closer.”
— Resident feedback via property forums
“We bought the 3-bedroom + study and it works perfectly for our family of four. The layout is efficient and the finishes are still in good condition after several years. The terrace neighbours have lovely outdoor spaces — we sometimes wish we’d stretched for one of those units. The mix of unit types means a good mix of neighbours too.”
— Owner discussion via PropertyGuru
“Good value for a modern condo in D27. The retail downstairs is genuinely useful — not just token shops but a proper food court and supermarket. Facilities are modest compared to the big developments, but adequate. The main downside is Yishun MRT distance and the Yishun address itself, which some people still view negatively. But the neighbourhood is improving year by year.”
— Resident review via 99.co
Strengths & Weaknesses
- Integrated mixed-use: Junction Nine retail podium with supermarket, food court, and shops directly in building
- Diverse unit mix: 1BR to 5BR plus strata terrace houses — rare variety for a 186-unit development
- Modern 2015 specifications — contemporary finishes requiring no immediate renovation investment
- Long lease: ~86 years remaining on 99-year tenure — comfortable runway for long-term ownership
- P&T Consultants architecture — award-winning design firm with international portfolio
- Sky garden separating residential from commercial levels — effective buffer for quiet living
- CTE and SLE expressway connectivity — CBD reachable in ~20-25 minutes off-peak
- Yishun growth corridor benefiting from Northpoint City, Khoo Teck Puat Hospital, and future NSC
- Strata terrace units offer semi-landed experience within condominium security and facilities
- Competitive PSF (~S$1,380) for modern specifications with integrated retail convenience
- Yishun MRT approximately 812m away — 10-12 minute walk, not doorstep convenience
- Yishun address carries mixed reputation — neighbourhood perception is improving but not fully rehabilitated
- Compact facility set: no tennis court, modest pool — boutique scale limits recreational breadth
- Mixed-use design means commercial activity at ground level — noise and foot traffic from retail tenants
- Limited prestige positioning — D27 OCR address does not command premium pricing in resale market
- Rental yield competition from abundant HDB rental supply in Yishun at lower quantum
- Bus-dependent for MRT access during rainy weather given the walking distance
- Retail podium tenancy can fluctuate — vacant shops affect the convenience proposition
Verdict
Nine Residences is a functional, well-conceived mixed-use development that delivers genuine daily convenience through its integrated retail podium. The proposition is simple and practical: live above your supermarket, food court, and neighbourhood shops, with modern residential facilities and a diverse unit mix that accommodates virtually any household configuration. At approximately S$1,380 psf, it offers contemporary living in the Yishun growth corridor at pricing that remains significantly below central region benchmarks.
The location is the honest trade-off. Yishun is not a prestige address, and the 812-metre walk to Yishun MRT is functional rather than convenient. The development compensates through its self-contained mixed-use design — residents who work from home or whose routines centre on the immediate neighbourhood may find they use the MRT less frequently than expected. The 86 years remaining on the lease provides a comfortable runway for long-term ownership, and the modern 2015 specifications mean no immediate renovation expenditure is required.
Against the Yishun competitive set, Nine Residences differentiates through its mixed-use integration. Nearby condominiums like Symphony Suites and Skies Miltonia offer larger facility sets and potentially better MRT proximity, but lack the integrated retail that defines Nine Residences’ daily convenience. For buyers whose priority is practical, self-contained suburban living with modern specifications and a long lease, Nine Residences delivers a proposition that few standalone condominiums can match.