Residences At 338a
Residences At 338a is a freehold condominium in District 9 (Orchard, Cairnhill, River Valley), within Singapore's Core Central Region (CCR). Completed in 2004, the development comprises 46 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
RESIDENCES AT 338A is a freehold condominium at RIVER VALLEY ROAD in District 9 (CCR), developed by SPRINGSTAR PROPERTIES PTE LTD, comprising 46 units, completed in 2004.
Location & Connectivity
RESIDENCES AT 338A is approximately 460m from Great World MRT station, with 15 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Great World | Thomson-East Coast Line | 460m |
| Somerset | North-South Line | 470m |
| Fort Canning | Downtown Line | 810m |
| Dhoby Ghaut | North-South Line | 880m |
| Dhoby Ghaut | North-East Line | 880m |
| Dhoby Ghaut | Circle Line | 880m |
Schools & Education
18 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 350m |
| Kheng Cheng School | Primary | 440m |
| ACS (Junior) | Primary | 1 km |
| Singapore Management University | Tertiary | 1.3 km |
| NPS International School | International | 1.3 km |
| Outram Secondary School | Secondary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.4 km |
| Gan Eng Seng School | Secondary | 1.5 km |
Market Position
RESIDENCES AT 338A has recorded 10 sales at an average price of $2,506,300.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,935 psf | — |
| 2022 | 2 | $2,112 psf | ↑ 9.1% |
| 2023 | 1 | $2,030 psf | ↓ 3.9% |
| 2024 | 2 | $2,077 psf | ↑ 2.3% |
| 2025 | 2 | $2,107 psf | ↑ 1.5% |
| 2026 | 1 | $2,170 psf | ↑ 3.0% |
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The latest reading marks the highest point in this series — RESIDENCES AT 338A prices have climbed 12.2% since 2021.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.3 as of June 2026 — up 0.9% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,731 psf | 585 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,139 psf | 494 |
| RIVER MODERN | 99 years leasehold | $3,243 psf | 427 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 46-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, cbd walking distance and freehold / generational hold. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For empty nesters / downsizers, long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and resort facilities — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
RESIDENCES AT 338A is a freehold development in District 9 (CCR), with 46 units, offering a gross yield of 2.5%.
At ~$2,128 psf, it reflects its premium CCR positioning.
Explore the full RESIDENCES AT 338A dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing RESIDENCES AT 338A against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (880m away), an upgrader gap of about $1,600,000
- Central Area — 4-room average $1,088,814 (890m away), an upgrader gap of about $1,400,000
- Kallang/whampoa — 4-room average $882,887 (2 km away), an upgrader gap of about $1,600,000
FAQ
What is the average PSF for RESIDENCES AT 338A?
Is RESIDENCES AT 338A freehold?
What is the rental yield for RESIDENCES AT 338A?
Which MRT is nearest to RESIDENCES AT 338A?
Sources & Next Steps
- RESIDENCES AT 338A Dashboard — Live charts and analytics
- URA — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 10 transactions
- Rental data: 52 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 10 records analysed · Source: URA private-sale caveats