Residences @ Killiney
Overview & Key Facts
Residences @ Killiney is a 68-unit freehold condominium on Killiney Road in District 9, completed in 2013 and developed by Hoi Hup Realty Pte Ltd. It occupies a prestige Somerset address — one of the most walkable locations in the entire Core Central Region — where the combination of freehold tenure, boutique scale, and genuine multi-line MRT proximity creates an investment and lifestyle proposition that its price tag does not immediately advertise.
At an average transacted PSF of S$2,348, Residences @ Killiney sits measurably below both River Green (S$3,134 PSF, 99-year leasehold, 2024) and The Avenir (S$3,190 PSF, freehold, 376 units) — two developments widely cited as the CCR benchmark for River Valley and Somerset living. The PSF discount against a 99-year leasehold peer is the more telling figure: buyers are acquiring perpetual land title in a premier D9 address at a lower cost per square foot than a nearby new-build that will begin decaying in decade increments.
The average transaction value of S$3,568,681 (median S$3,600,000) reflects large unit configurations calibrated for executive occupiers and high-end expatriate tenants rather than compact investor units. This is a material distinction: Residences @ Killiney is not an entry-level CCR product. It is a boutique premium asset where the pricing conversation begins at S$3.5 million and the typical tenant writes a cheque for S$8,715 per month.
Location & Connectivity
Killiney Road’s claim to being D9’s best-kept secret is not hyperbole once the transit numbers are laid out. Somerset MRT (North-East Line) is 0.44 km from the development — a six-minute walk. Great World MRT (Thomson–East Coast Line) is 0.49 km away. Two separate MRT lines, both within 500 metres, serving the NEL (Dhoby Ghaut, Chinatown, Harbour Front) and the TEL (Marina Bay, Gardens by the Bay, Woodlands, East Coast). For residents who treat MRT access as a primary living criterion, this pairing is exceptional.
The coverage does not stop there. Fort Canning MRT (Downtown Line) is 0.81 km away, and Dhoby Ghaut MRT — the NEL/CCL/NSL triple interchange — is 0.85 km. Within a 900-metre radius, residents have access to four separate MRT stations across four different lines: NEL, TEL, DTL, NSL, and CCL. That degree of transit optionality is matched by almost no other residential address in Singapore at this price point.
Walkability scores 91 out of 100, and the neighbourhood delivers on every dimension that score implies. Orchard Road’s retail corridor is a 500-metre walk north. Fort Canning Park — one of Singapore’s most underrated green lungs, covering 18 hectares of heritage hilltop — is 800 metres away. The Killiney Road precinct itself is among the most characterful in the CCR: the famous Killiney Kopitiam (Est. 1919) anchors a stretch of conservation shophouses that offers kaya toast at 6 AM, independent cafés, boutique restaurants, and neighbourhood convenience that no new-build enclave can manufacture.
The school catchment adds a dimension that Killiney Road buyers often overlook until they need it. Fairfield Methodist Primary at 0.37 km qualifies residents for Phase 2B priority registration under MOE’s primary school framework — the closest non-alumni school advantage available in D9. Kheng Cheng School follows at 0.47 km. ACS Junior at 1.00 km and Singapore Management University at 1.29 km complete a school-cluster profile that supports both family living and an academic-professional tenant market.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| Singapore Management University | tertiary | ~1.3 km |
| St. Anthony's Primary School | primary | ~1.4 km |
| Outram Secondary School | secondary | ~1.5 km |
| Gan Eng Seng School | secondary | ~1.6 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.6 km |
Facilities
Hoi Hup Realty delivered a facilities package appropriate to a 68-unit boutique CCR development at 2013 standards: swimming pool, gymnasium, and sky deck — the tier of amenity typically associated with premium boutique builds rather than entry-level compact investor blocks. The developer has a credible track record with quality finishes across its CCR portfolio, and Residences @ Killiney reflects that positioning.
Buyers expecting resort-scale facilities — the multiple pools, function halls, and tennis courts of a 500-unit development — will need to recalibrate expectations. At 68 units, the development was never designed as a facilities flagship. What it delivers is a well-maintained, manageable amenity set for a boutique community where MCST governance is straightforward and common-area upkeep benefits from a smaller, more cohesive owner base.
Unit Sizes & Layout
The average transaction value of S$3,568,681 and a median of S$3,600,000 tell the unit mix story clearly: Residences @ Killiney is not a studio-and-one-bedroom investor product. The configurations skew toward generously sized two- and three-bedroom units that attract executive owner-occupiers and high-end expatriate tenants. At 2013 Hoi Hup finishings standards for a CCR development, the interior quality is commensurate with the price tier — though buyers purchasing for own-stay should budget for a kitchen and bathroom refresh given the 12-year vintage.
The rental market confirms the positioning. An average rent of S$8,715 per month (median S$7,600) is executive-class by Singapore standards — the tenant profile at Residences @ Killiney is not the SMU postgraduate or the creative professional; it is the regional director, the expatriate family on a housing allowance, or the senior financial professional who prioritises a Somerset CCR address and genuine transit connectivity over a newer building in a less central location.
The flip side of large-unit positioning is yield compression. At 2.53% gross yield, the return is below the CCR average and materially below compact-unit boutique developments in the same district. This is the structural arithmetic of premium units: higher absolute rents, but a larger price denominator. Buyers who enter Residences @ Killiney on a yield basis will need a long investment horizon and a conviction on capital appreciation to make the return profile work. Those who enter for quality of life, freehold tenure, and location will find the argument considerably easier to close.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,261 | $2,505,000 |
| 4 BR | 6 | $2,400 | $3,743,148 |
| 5 BR | 4 | $2,070 | $4,902,500 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $2,320,000 to $5,130,000, averaging $3,568,681 (~$2,348 psf).
Rents range from $5,000 to $27,500 per month across 130 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 12.6% (from $2,085 to $2,348 psf).
Neighbourhood Comparison
In the D9 CCR landscape, Residences @ Killiney occupies a distinct position: freehold tenure at a PSF below its major 99-year leasehold comparables. At S$2,348 PSF, it sits S$378 below Kopar at Newton (S$2,726 PSF, 99yr/2019, 378 units), S$786 below River Green (S$3,134 PSF, 99yr/2024, 524 units), and S$842 below The Avenir (S$3,190 PSF, freehold, 376 units) — the most directly comparable freehold peer in the corridor. The tenure-adjusted discount against River Green is the starkest: buyers are paying less per square foot for perpetual land title than for a 99-year leasehold launched in 2024.
Against Irwell Hill Residences (S$2,726 PSF, 99yr/2020, 540 units), the gap is S$378 PSF in favour of Residences @ Killiney — meaningful when applied to the average unit size at this development. The facilities comparison favours Irwell Hill as a larger, more contemporary development, but Killiney Road’s transit position (Somerset NEL + Great World TEL doorstep) is stronger than Irwell Bank Road’s access profile.
The comparison with The Avenir warrants specific attention. Both are freehold D9 assets; The Avenir at S$3,190 PSF carries a 36% price premium over Residences @ Killiney. The Avenir delivers more extensive facilities, a larger development scale (376 units vs. 68), and a 2022 completion that means a decade of fresher finishings. Buyers who are indifferent to boutique scale, can work with 2013 finishings, and assign material value to the Somerset NEL + Great World TEL dual-line doorstep will find the 36% premium a difficult case to make. Those who require resort-scale facilities and a contemporary lobby will find it straightforward.
- The Avenir: S$3,190 PSF — freehold D9, 376 units, full facilities, 2022.
- River Green: S$3,134 PSF — 99yr/2024, 524 units, River Valley corridor.
- Irwell Hill Residences: S$2,726 PSF — 99yr/2020, 540 units, Irwell Bank Road.
- Kopar at Newton: S$2,512 PSF — 99yr/2019, 378 units, Newton corridor.
- Residences @ Killiney: S$2,348 PSF — freehold D9, 68 units, Somerset NEL + Great World TEL doorstep, walkability 91/100.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RESIDENCES @ KILLINEY | Freehold | 2013 | 68 | $2,348 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates RESIDENCES @ KILLINEY across multiple dimensions.
What Residents Say
The resident profile at Residences @ Killiney reflects its positioning: a mix of owner-occupying professionals, expatriate executives on housing allowances, and investor-landlords who have discovered that the Killiney Road address delivers a tenant calibre that the headline PSF does not yet fully reflect.
“We walk to Great World in five minutes and Somerset in six. My wife uses TEL for the East Coast; I use NEL for the CBD. We haven’t felt the need for a second car since moving here. The Killiney Kopitiam breakfast has become the highlight of the weekend.”
— Owner-occupier professional couple, via property forum
“My tenant is a regional head at a European bank. She specifically asked for a Killiney Road address when she was relocating from Hong Kong — the Somerset NEL and Great World TEL proximity was the requirement, not an afterthought. She renewed at a higher rate than I expected.”
— Investor-landlord, via online forum
The tenant market is driven by executive and expatriate demand that values the Somerset-Orchard address, genuine multi-line MRT access, and the Killiney Road lifestyle over the photogenic lobby of a newer development further from the core. Rental turnover appears low among this segment — consistent with a market where tenants understand what they have found and are willing to renew rather than relocate.
For families with children, the Fairfield Methodist Primary proximity is a noted draw. The 0.37 km distance qualifies for Phase 2B priority — the most practically useful registration phase for families without alumni ties to the school. At 68 units, the development is a quiet, community-scale environment: residents tend to know their neighbours, MCST decisions are made efficiently, and the kind of building-management friction common to large-estate condominiums is largely absent.
Strengths & Weaknesses
- Somerset NEL 0.44km + Great World TEL 0.49km — two separate MRT lines within 500m, genuinely exceptional dual-line doorstep access
- Four MRT stations on four lines (NEL, TEL, DTL, NSL/CCL) within 900m — best multi-line transit coverage in D9 at this price tier
- Freehold tenure at S$2,348 PSF — cheaper per sqft than River Green (S$3,134, 99yr) and The Avenir (S$3,190, FH)
- Walkability 91/100 — Orchard Road 500m, Fort Canning Park 800m, Killiney Kopitiam on doorstep
- Fairfield Methodist Primary 0.37km — Phase 2B P1 registration priority within 1km, rare advantage in D9
- Hoi Hup developer pedigree — credible CCR track record, quality 2013 finishings for the price tier
- PSF appreciation S$2,085→S$2,348 over 5 years (+12.6%) — steady compounding, no speculative volatility
- Executive rental market — S$8,715 avg rent attracts regional directors and expatriate tenants with stable, long-tenancy profiles
- Boutique 68-unit MCST — responsive governance, lower overhead, well-maintained communal spaces
- Killiney Road lifestyle — conservation shophouses, independent cafes, Fort Canning green lung, heritage-quarter character unavailable in new-build enclaves
- 2.53% gross yield — below CCR average; large-unit absolute pricing compresses rental return, not suitable as an income property
- Average ticket S$3.6M — high absolute quantum limits the buyer pool and reduces resale liquidity vs. compact CCR units
- 2013 vintage — kitchen and bathroom renovation budget required for own-stay buyers expecting contemporary finishings
- Boutique facilities only — pool, gym, sky deck but no resort-scale amenities, function rooms, or tennis courts
- Only 68 units — few comparable transactions per year, making valuation benchmarking and exit timing less predictable
- En-bloc score 44 — moderate, not imminent; collective sale optionality is a long-horizon tail, not a near-term catalyst
- Investment score 59 — yield compression and large-unit quantum weigh on the overall investment rating vs. compact CCR peers
- Recent PSF softening from S$2,393 to S$2,348 — minor, consistent with broad CCR consolidation, but bears monitoring
- No direct bus interchange or lifestyle mall on Killiney Road itself — residents rely on Orchard Road retail corridor (500m walk)
Verdict
Residences @ Killiney is a location-first asset, and the location case is compelling by any objective measure. Somerset NEL and Great World TEL within 500 metres, Fort Canning DTL within 900 metres, Dhoby Ghaut’s triple interchange under one kilometre — four lines, four stations, all within a short walk of Killiney Road. Orchard Road 500 metres north. Fort Canning Park 800 metres away. Fairfield Methodist Primary 370 metres for P1 school-phase eligibility. Walkability at 91 out of 100. These are structural attributes, not marketing claims, and they are durable across any market cycle.
The five-year PSF trajectory of S$2,085 to S$2,348 — a 12.6% appreciation over the period — reflects steady, non-speculative capital growth rather than a momentum trade. The recent slight softening from S$2,393 (Year 3) to S$2,348 is consistent with broader CCR price consolidation rather than an asset-specific concern. The development has not experienced the volatility of thinly traded boutique blocks, which speaks to the depth of genuine demand at this address.
The main counterargument is clear and should be stated without varnish: 2.53% gross yield is below average for CCR assets, and buyers who require income return to justify the capital commitment will find the mathematics uncomfortable. This is not an income property. It is a capital-preservation and lifestyle asset dressed in a boutique 68-unit format — appropriate for high-net-worth buyers who value perpetual land title, exceptional transit coverage, and an Orchard-adjacent address, and who are comfortable with a yield that reflects the quality of what they are acquiring rather than the desperation of a vendor.
The investment score of 59 and en-bloc score of 44 are appropriately calibrated. The en-bloc potential is real but not imminent — a 68-unit freehold D9 site on Killiney Road carries developer appeal, but collective sale cycles are long and uncertain. Investors who factor this in as a tail-upside on a 7–10 year hold horizon are thinking about the asset correctly.