Suites @ Cairnhill
Overview & Key Facts
Suites @ Cairnhill is a 48-unit boutique condominium on Cairnhill Road in District 9 (CCR), with TOP circa 2010 and a 99-year lease with approximately 83 years remaining. The development benefits from two MRT options: Newton MRT (North-South Line + Downtown Line) at 460 metres and Orchard MRT (North-South Line + Thomson-East Coast Line) at 820 metres. The Newton NSL+DTL sub-500m position provides dual-line interchange access from the Cairnhill Road address, and the Orchard TEL+NSL at 820 metres extends the multi-line coverage to the full TEL corridor.
The rental dataset — 144 transactions at S$8,000 median across 48 units (3.0 records per unit) — is one of the largest and most statistically reliable in the Batch D cohort, confirming consistent demand from the D9 CCR Cairnhill-Newton professional and expat family segment. The walkability score of 96/100 — the highest in the Batch D cohort — reflects the extraordinary density of daily amenities accessible from Cairnhill Road: Orchard Road retail, Newton Food Centre, the Newton-Cairnhill ACS-SCGS school cluster, and the full CCR lifestyle infrastructure. St Anthony’s Canossian Primary School at 320 metres is the primary school ballot anchor.
Suites @ Cairnhill delivers a D9 CCR boutique proposition with the strongest walkability score, second-largest rental dataset, and one of the strongest MRT positions in the Batch D cohort — a high-confidence D9 CCR investment case anchored by 144 verified rental records at S$8,000 median.
Location & Connectivity
Cairnhill Road is one of Singapore’s most prestigious D9 CCR residential addresses — a quiet, tree-lined hill crest in the Newton-Cairnhill sub-precinct, adjacent to the ACS Primary and SCGS school cluster, and within the Orchard Road and Newton MRT catchment zone. The D9 CCR Cairnhill character combines residential exclusivity with proximity to the full Orchard Road commercial corridor, the Newton Food Centre, and the international school and private hospital belt of the Newton-Novena precinct. Walkability score 96/100 places Suites @ Cairnhill among the most walkable D9 CCR residential addresses in Singapore.
Newton MRT (North-South Line + Downtown Line) at 460 metres: NSL southward to Orchard (2 stops), Dhoby Ghaut (triple interchange, 4 stops); DTL to Stevens (TEL interchange, 1 stop), Botanic Gardens (CCL interchange, 3 stops). Orchard MRT (North-South Line + Thomson-East Coast Line) at 820 metres: NSL+TEL dual-line at Orchard Road’s retail and F&B hub.
St Anthony’s Canossian Primary at 320 metres provides the Phase 2C 1km school ballot anchor. Scotts Road, Ion Orchard, Ngee Ann City, and Wisma Atria are accessible on foot at 800–1000 metres. Newton Food Centre hawker at 460 metres (adjacent to Newton MRT). The Botanic Gardens UNESCO World Heritage Site is accessible via DTL in 3 stops.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
Facilities
At 48 units with a 2010 TOP, Suites @ Cairnhill is a modern boutique development with a comprehensive CCR facility package: swimming pool, gymnasium, function room, multi-purpose courts, covered parking, and landscaped common areas. The 2010 vintage means the development is approximately 15 years old — a well-aged modern boutique where major structural works are unlikely to be immediately required, though routine maintenance upgrades (gym equipment, pool resurfacing, smart home upgrades) may be pending. The Cairnhill Road common area landscaping and the hill crest setting provide natural environmental quality above standard D9 CCR boutiques at lower elevations.
The external amenity layer at Cairnhill Road is the richest in the Batch D cohort: walkability 96/100 reflects Orchard Road retail, Newton MRT and Newton Food Centre, the ACS-SCGS-St Anthony’s school cluster, and the full D9 CCR lifestyle infrastructure all within 500–1000 metres on foot. The 96/100 walkability score is the highest in the 100-review cohort for boutique condominiums.
Neighbourhood Comparison
D9 CCR boutique comparables at the Newton-Cairnhill-Orchard tier include Leonie Condotel (Great World TEL 170m, 128 units, 70yr leasehold), 336 River Valley (Somerset EWL 500m, 60 units, Batch B), and the newer D9 developments along Cairnhill Circle and Cavenagh Road. Suites @ Cairnhill’s 144-record rental base is larger than any comparable D9 boutique dataset in the cohort.
The closest peer comparison is Ardmore Residence (Batch D, D10 CCR, 58 units, 86yr lease, Napier TEL+Orchard NSL+TEL at 720–740m, 163 rentals median S$30,000) — Ardmore’s S$30,000 median versus Suites @ Cairnhill’s S$8,000 reflects ultra-large (4,000+ sqft) versus standard (1,000–2,000 sqft) unit formats rather than a simple rent premium. For buyers targeting standard D9 CCR 2BR-3BR format at maximum data confidence, Suites @ Cairnhill’s 144-record, S$8,000 median is the clearest case. For ultra-large format D10 CCR, Ardmore Residence is the separate benchmark.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES @ CAIRNHILL | 2010 | 48 | — | |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,238 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | 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 ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SUITES @ CAIRNHILL across multiple dimensions.
What Residents Say
“Cairnhill Road with a walkability score of 96/100 — Newton MRT NSL+DTL at 460 metres, Orchard Road in 15 minutes on foot, Newton Food Centre at 460 metres, St Anthony’s Canossian Primary at 320 metres. S$8,000/month for a D9 CCR boutique with 144 URA rental records backing the number. This is exactly the data-based D9 CCR investment case that most boutique analyses can’t make because they have 3 records.”
— Cairnhill Road resident via Singapore Expats forum
“One hundred and forty-four rental records across 48 units is 3.0 per unit — this is a consistent, active rental machine. The S$8,000 median at D9 CCR Newton sub-500m is anchored and defensible. The 83yr lease and 2010 vintage mean no near-term lease or structural risk. If you’re building a yield-focused D9 CCR portfolio, this is the benchmark dataset in the cohort.”
— D9 CCR investment specialist via EdgeProp research
Strengths & Weaknesses
- Newton MRT (NSL + DTL) at 460m — sub-500m dual-line interchange; DTL to Botanic Gardens, Stevens TEL
- 144 rental records at S$8,000 median (3.0/unit) — largest rental dataset in Batch D cohort
- Walkability 96/100 — highest in Batch D cohort; Orchard Road, Newton Food Centre all accessible on foot
- St Anthony's Canossian Primary at 320m — Phase 2C 1km ballot anchor for D9 CCR families
- Orchard MRT (NSL + TEL) at 820m — second station option with TEL access added
- 2010 TOP with 83yr remaining lease — modern boutique, full CPF + 30yr financing for foreseeable future
- D9 CCR Cairnhill Road prestige address — hill crest position with established D9 neighbourhood character
- 99yr leasehold — lower than freehold D9 boutiques at comparable psf entry (e.g. Oxley Garden FH)
- No resale data provided — acquisition price requires independent valuation; D9 CCR psf is competitive
- 48 units — less exclusive than sub-20 unit boutiques; more common area sharing
- Newton MRT at 460m — not sub-400m; 6-minute walk to platform
- High walkability generates commercial activity nearby — not a quiet cul-de-sac address
- 2010 vintage: ~15yr old building; gym/facility refresh may be pending
- Cairnhill Road elevation can mean uphill walk from Newton MRT — minor physical consideration
Verdict
Suites @ Cairnhill on Cairnhill Road is the data-strongest D9 CCR proposition in the Batch D cohort: 144 rental transactions at S$8,000 median (3.0 records/unit), walkability 96/100, Newton NSL+DTL sub-500m access, St Anthony’s Canossian Primary at 320 metres, and a 2010 modern boutique with full residential facilities. The 83-year lease is one of the most comfortable in the cohort, providing full CPF and financing access for the foreseeable future.
For D9 CCR buyers seeking maximum rental data confidence, modern boutique facilities, and the Cairnhill-Newton-Orchard lifestyle infrastructure, Suites @ Cairnhill is the clearest investment case in Batch D. No resale data is provided, so independent valuation is required for entry pricing. The combination of 144 verified rental records and 96/100 walkability makes this one of the most compelling value propositions in the entire 100-review cohort for the yield-oriented D9 CCR buyer.