Sam Kiang Mansions
Sam Kiang Mansions is a freehold condominium in District 9 (Orchard, Cairnhill, River Valley), within Singapore's Core Central Region (CCR). The development comprises 53 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data. Nearby developments in District 9 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
SAM KIANG MANSIONS is a freehold condominium at ST. THOMAS WALK in District 9 (CCR), developed by , comprising 53 units.
Location & Connectivity
SAM KIANG MANSIONS is approximately 360m from Great World MRT station, with 10 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Great World | Thomson-East Coast Line | 360m |
| Somerset | North-South Line | 440m |
| Orchard Boulevard | Thomson-East Coast Line | 700m |
| Orchard | North-South Line | 770m |
| Orchard | Thomson-East Coast Line | 770m |
| Havelock | Thomson-East Coast Line | 1.1 km |
Schools & Education
22 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 390m |
| Fairfield Methodist School (Primary) | Primary | 690m |
| ACS (Junior) | Primary | 1 km |
| NPS International School | International | 1 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| EtonHouse International School Orchard | International | 1.4 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Gan Eng Seng School | Secondary | 1.4 km |
Market Position
SAM KIANG MANSIONS has recorded 4 sales at an average price of $2,563,200.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,970 psf | — |
| 2025 | 1 | $2,092 psf | ↑ 6.2% |
| 2026 | 1 | $2,223 psf | ↑ 6.2% |
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SAM KIANG MANSIONS prices sit at a fresh series high after a 6.2% gain on the prior period, now 12.8% above the 2021 starting level.
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
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 53 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Verdict
SAM KIANG MANSIONS is a freehold development in District 9 (CCR), with 53 units, offering a gross yield of 2.1%.
At ~$2,158 psf, it reflects its premium CCR positioning.
Explore the full SAM KIANG MANSIONS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SAM KIANG MANSIONS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (910m away), an upgrader gap of about $1,650,000
- Central Area — 4-room average $1,088,814 (1.2 km away), an upgrader gap of about $1,450,000
FAQ
What is the average PSF for SAM KIANG MANSIONS?
Is SAM KIANG MANSIONS freehold?
What is the rental yield for SAM KIANG MANSIONS?
Which MRT is nearest to SAM KIANG MANSIONS?
Sources & Next Steps
- SAM KIANG MANSIONS 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: 4 transactions
- Rental data: 120 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 4 records analysed · Source: URA private-sale caveats