The Peak @ Cairnhill Ii
Overview & Key Facts
The Peak @ Cairnhill II occupies a quiet, elevated position along Cairnhill Circle in District 9 — one of Singapore’s most prestigious residential addresses. Developed by TG Development and TEE Land and completed in 2015, this freehold boutique condominium rises 18 storeys over a compact 16,243 sqft site, comprising exactly 60 residences designed exclusively as two-bedroom apartments and duplex penthouse suites.
The “II” designation distinguishes it from The Peak @ Cairnhill I, an earlier development by the same joint venture team on a neighbouring parcel. Where many CCR condominiums compete on scale and brand prestige, The Peak @ Cairnhill II takes a different approach: a small, well-managed community in a genuinely quiet enclave, just minutes from the Orchard Road corridor yet shielded from its noise and density. The result is a property that punches above its unit count in both lifestyle quality and long-term capital resilience.
At approximately S$2,000 psf on the resale market and with PSF appreciation from S$1,886 to S$2,185 over recent years — roughly 16% growth — The Peak @ Cairnhill II sits at the accessible end of District 9 freehold pricing, well below the S$2,726–S$3,237 psf commanded by competing new launches in the same district. For buyers seeking a foothold in the CCR without committing to a new-launch premium, this development warrants serious consideration.
Location & Connectivity
Cairnhill Circle is one of those addresses that needs no elaboration to Singaporeans who know the property market. It sits within the Orchard planning area, flanked by Scotts Road to the west and Cairnhill Road to the south — a leafy residential enclave that has historically attracted Singapore’s most affluent households, expatriate professionals, and foreign investors. Unlike River Valley or Novena, where high-density development has eroded the neighbourhood’s character, Cairnhill retains a sense of exclusivity and calm that is increasingly rare this close to Orchard Road.
The MRT picture is exceptional. Newton MRT interchange (NS/DT lines) sits 0.63 km from the development — a comfortable 8-minute walk — giving residents direct access to both the North-South Line and the Downtown Line. Orchard MRT (NS/Thomson-East Coast Line) is 0.80 km away, and Somerset MRT (NS Line) is 0.84 km. This triple-MRT proximity is genuinely unusual; most District 9 condominiums are served by one station, not three. The multi-line access means residents can reach the CBD, Marina Bay, Changi Airport, and Jurong East without changing lines, making the development as well-connected by public transport as anywhere in Singapore.
For drivers, the location is equally strong. Scotts Road feeds directly into the Pan-Island Expressway (PIE) and Central Expressway (CTE), and the CBD is reachable in under 12 minutes during off-peak hours. Parking at Ion Orchard, Paragon, and Takashimaya is a short drive away, though most residents report that walking to Orchard Road for shopping and dining is entirely practical in the evenings.
The surrounding amenities are a defining strength of this address. Paragon Shopping Centre, one of Singapore’s premier medical and retail destinations, is approximately 400m away, as is the Orchard Road shopping corridor with Ion Orchard, Takashimaya, and Ngee Ann City. Mount Elizabeth Hospital — one of Singapore’s most respected private hospitals — is a 5-minute walk. Newton Food Centre, a beloved hawker institution, is walkable in 10 minutes. The American Club and Tanglin Club are a short drive for members.
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 |
| ACS (Junior) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | ~1.1 km |
| ISS International School (Paterson) | international | ~1.2 km |
Facilities
For a 60-unit boutique development, The Peak @ Cairnhill II offers a thoughtfully curated range of facilities. The development does not attempt to compete with larger CCR condominiums on breadth; instead, it delivers a focused, high-quality amenity set that complements its small community. The centrepiece is the sky terrace on the 14th storey — an elevated outdoor sanctuary with panoramic views of Singapore’s skyline and the Orchard Road district. The sky gym and sky bar on the upper floors add genuine lifestyle value that is uncommon at this unit count. At ground and podium level, a swimming pool, spa pool, BBQ pavilion, and function room round out the offering.
The facilities are notably well-maintained — a consistent advantage of small boutique developments, where MCST budgets per unit are concentrated and management oversight is easier. Residents report that the pool and gym are rarely crowded; with only 60 households sharing the amenities, booking conflicts that plague larger developments are essentially non-existent. The sky deck is described by residents as one of the best places in the building, offering a rare elevated vantage point over the surrounding Cairnhill rooftops.
“The sky terrace view is stunning — you can see the Orchard skyline and parts of Marina Bay on a clear evening. It’s the kind of space you’d expect at a luxury hotel, and because there are only 60 units, you often have it to yourself.”
— Resident observation via EdgeProp
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,705,200 to $2,138,000, averaging $1,908,022.
Rents range from $3,000 to $8,500 per month across 181 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2022 to 2024, the average PSF has appreciated by 15.9% (from $1,886 to $2,185 psf).
Neighbourhood Comparison
Against current District 9 new launches, The Peak @ Cairnhill II occupies a distinct and defensible position. Irwell Hill Residences asks S$2,726 psf, Kopar at Newton S$2,512 psf, and the ultra-luxury new launches River Modern and The Avenir sit at S$3,237 and S$3,190 psf respectively. Against these benchmarks, the S$2,185 psf ceiling for The Peak @ Cairnhill II represents a 21–46% discount for a freehold CCR asset on a comparable address tier. Buyers gain established tenure, an operational and well-maintained building, and certainty of delivery that new launches cannot offer. The trade-off is a 2015 completion — meaning finishings and common areas are a decade old — and a smaller facilities suite than larger competitors.
Within the sub-market of boutique D9 freehold resale, the relevant peer is The Peak @ Cairnhill I, the sister development on the adjacent parcel. Both share the same Cairnhill Circle address and architectural DNA, but The Peak @ Cairnhill II benefits from a slightly later completion date and the minor refinements that came with it. For buyers comparing the two, unit-level finishings and stack orientation are the primary differentiators — both developments offer freehold tenure, similar MRT distances, and the same neighbourhood character.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE PEAK @ CAIRNHILL II | Freehold | 2018 | 60 | — |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,726 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,237 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates THE PEAK @ CAIRNHILL II across multiple dimensions.
What Residents Say
“It’s a small hilltop condo with almost equal distance to Newton MRT, Orchard MRT, and Somerset MRT. You genuinely have three MRT stations to choose from depending on where you’re going. The quiet is also unexpected — you feel completely removed from Orchard Road even though it’s just minutes away.”
— Resident observation via 99.co
“The private lift access is something you don’t expect at this price point. Every unit gets its own lift lobby on the floor. It gives the development a hotel-suite feel that you don’t get in larger condos.”
— Resident review via PropertyGuru
“The sky bar and sky deck on the upper floors are genuinely impressive for a boutique development. Because there are only 60 units sharing these spaces, they never feel crowded. I’ve lived in larger CCR condos and the amenity experience here is actually better because it’s more personal.”
— Resident review via EdgeProp
Strengths & Weaknesses
- Freehold tenure in CCR District 9 — rare and high-value asset class
- All 60 units are corner units with multiple exposures and private lift access
- Newton MRT interchange (NS/DT) at 0.63 km — comfortable daily walk
- Triple MRT access: Newton, Orchard, and Somerset all within 0.84 km
- Five primary schools within 1 km — exceptional P1 balloting position
- Sky terrace, sky gym, and sky bar offer upscale amenity experience
- Small community of 60 units means facilities never crowded
- PSF growth of ~16% from $1,886 to $2,185 shows capital appreciation momentum
- Deep rental market — 181 rental transactions confirms consistent tenant demand
- Meaningful discount vs D9 new launches ($2,512–$3,237 psf)
- Paragon, Mount Elizabeth Hospital, and Orchard Road within walking distance
- Exclusively 2-bedroom format limits buyer and tenant pool (no 1BR or 3BR options)
- Gross yield of 2.71% reflects CCR cap rate compression — not a yield play
- Facilities suite is focused but compact — no tennis court or large clubhouse
- Small site area (16,243 sqft) means limited greenery and landscaping
- Only 60 units — resale liquidity is thinner than larger developments
- Building is a decade old (2015 TOP) — common areas and finishes show age
- Limited parking ratio for visitors due to compact footprint
- Premium Orchard/Cairnhill address commands higher maintenance fees vs suburban CCR
Verdict
The Peak @ Cairnhill II is a coherent, well-executed boutique CCR condominium that delivers on its core promise: freehold tenure, an excellent address, exceptional MRT connectivity, and a small-community living experience in one of Singapore’s most historically stable residential enclaves. At approximately S$2,000 psf on the resale market, it represents a meaningful entry-point discount relative to District 9 new launches, which currently range from S$2,512 to S$3,237 psf. For buyers who do not need a new-launch certificate of merit, this gap is hard to ignore.
The investment case is grounded in fundamentals that are difficult to replicate: freehold status in a finite CCR supply environment, five primary schools within 1 km, and Newton MRT interchange at walking distance. The PSF trend from S$1,886 to S$2,185 over recent years suggests the market has already begun to recognise this value, but there is still a meaningful spread against new launch comparables. The 181-transaction rental history confirms strong, consistent demand from the expatriate and professional renter pool that defines this neighbourhood.
The caveats are minor but worth noting. The exclusive two-bedroom format means the development does not serve buyers seeking three-bedroom family homes or one-bedroom investment units. Gross yield at 2.71% reflects the compressed cap rate environment typical of CCR freehold assets — this is a capital appreciation and lifestyle play, not a yield maximisation strategy. Buyers seeking a large clubhouse, tennis courts, or extensive fitness facilities will find this boutique offering limited relative to larger CCR developments.