The Rise @ Oxley - Residences
Overview & Key Facts
The Rise @ Oxley — Residences is a 120-unit freehold condominium at Oxley Rise in District 9, completed in 2018 and developed by Oxley Rise Pte Ltd, a subsidiary of Oxley Holdings. Situated on a short private road that branches off River Valley Road near the fringe of the Orchard Road belt, the development occupies one of the most coveted residential micro-addresses in the Core Central Region (CCR) — within walking distance of Fort Canning Park, Robertson Quay’s lifestyle strip, and the Orchard Road shopping corridor.
Oxley Holdings is a Singapore-listed developer with a track record of delivering boutique and mid-scale residential projects across the prime districts. Their approach at Oxley Rise was to deliver a compact freehold tower with contemporary specifications on a site that benefits from both the prestige of the D9 address and the relative quietude of Oxley Rise itself — a cul-de-sac environment insulated from the arterial noise of River Valley Road. The result is a 120-unit project that punches above its scale in terms of address quality while maintaining accessible quantum at a median transacted price of approximately S$1,482,000.
District 9 is Singapore’s Orchard and River Valley precinct — the heartland of CCR living, where freehold land is scarce and address prestige commands a structural premium. At an average transacted PSF of approximately S$2,316 over the past 12 months, The Rise @ Oxley — Residences is priced at a meaningful discount to the D9 CCR freehold peer set, where comparable projects routinely transact above S$3,000 PSF. This gap reflects the development’s boutique scale, its 2018 vintage relative to more recent launches, and the practical trade-off of smaller unit sizes — all of which combine to create the most accessible freehold entry point in D9 for buyers seeking a true CCR address.
For buyers and investors evaluating freehold CCR condos in the S$1.3–S$1.7M quantum range, The Rise @ Oxley — Residences offers a compelling combination: a genuine Orchard-fringe D9 address, freehold permanence, a 2018-vintage building with current specifications, and a gross yield of 3.08% — the strongest in its immediate peer group. With 321 rental transactions recorded, the development has demonstrated deep and consistent rental demand from the expatriate and professional community that defines the River Valley catchment. The principal trade-offs are the limited scale of facilities for a 120-unit development and the modest capital appreciation profile that a lower investment score of 49/100 reflects.
Location & Connectivity
The Rise @ Oxley — Residences sits on Oxley Rise, a short private road in District 9 that connects to River Valley Road between the Orchard and Clarke Quay precincts. This micro-location is one of the quietest addresses in D9: Oxley Rise is effectively a dead-end residential lane, shielding residents from the arterial traffic of River Valley Road while keeping them within easy reach of the entire Orchard Road lifestyle belt.
The nearest MRT stations are Dhoby Ghaut MRT (NS24/NE6/CC1) — a triple-line interchange serving the North South Line, North East Line, and Circle Line — approximately 600–700 metres to the north-east, and Somerset MRT (NS23) on the North South Line approximately 700–800 metres to the north. Both are achievable on foot in 9–12 minutes, providing residents with access to three MRT lines from a single development address — an exceptional connectivity profile for a D9 boutique.
Fort Canning Park, one of Singapore’s most storied green lungs, is effectively adjacent — the park’s lower slopes and historic spice garden are within a 5-minute walk from the development entrance. For residents who prioritise outdoor access, morning park runs, and weekend picnics in a landscaped setting, Fort Canning is an irreplaceable neighbourhood asset that few D9 addresses can claim to be this close to. The park also hosts the annual Fort Canning Music Festival, Shakespeare in the Park, and other cultural events.
For daily amenities, Cold Storage and FairPrice outlets along River Valley Road and at UE Square shopping centre are within 5–10 minutes on foot. The Orchard Road shopping belt — Ion Orchard, Ngee Ann City, 313@Somerset — is reachable in 10–15 minutes by foot or a single MRT stop. Chinatown Complex food centre and Central shopping mall are easily accessible via Clarke Quay MRT on the North East Line, accessible from Dhoby Ghaut interchange. The overall walkability proposition for an Oxley Rise resident is exceptional despite the absence of a formal walkability score: the address sits at the intersection of four distinct lifestyle precincts.
Facilities
For a 120-unit development on the compact Oxley Rise site, The Rise @ Oxley — Residences delivers a practical and well-maintained facilities package centred on the core amenities that D9 CCR residents expect: a swimming pool, a fully equipped gym, and a BBQ pavilion for resident entertaining. The pool serves as the social and recreational centrepiece of the development, with a separate wading pool for families with young children.
The gym is sized appropriately for a 120-unit community — equipped with cardio machines and resistance equipment sufficient for the resident population without the overcrowding that affects larger D9 developments during peak morning and evening hours. A sky terrace on the upper floors provides a landscaped outdoor amenity with views over the surrounding D9 low-rise streetscape, offering a quiet retreat space distinct from the pool deck. The BBQ pavilion and function room cater to the resident community’s entertainment and gathering needs.
“The pool is well-maintained and the gym has everything I need for a daily workout. For a 120-unit development it is compact but it never feels crowded — I can always get a lane in the pool before work.”
— Resident review via PropertyGuru
The facilities trade-off at The Rise @ Oxley — Residences is consistent with its positioning as a mid-scale boutique CCR development: there is no tennis court, no multi-level aquatic deck, and no club lounge of the scale found in 300–500-unit D9 developments like Starlight Suites or Valley Park. However, for residents whose lifestyle centres on the external amenities of Robertson Quay, Fort Canning Park, and the Orchard Road belt, the on-site facilities are appropriately sized — a clean, functional complement to the neighbourhood’s exceptional external offering rather than a resort-scale experience unto themselves.
Unit Sizes & Layout
The Rise @ Oxley — Residences distributes its 120 units across four bedroom type categories, targeting the CCR owner-occupier and rental investor profiles that characterise the River Valley catchment. The unit mix encompasses studio and 1-bedroom configurations for compact investment entry, 2-bedroom units as the core of the development, and a limited number of larger 3-bedroom units for family buyers and tenants seeking additional space without leaving the D9 address.
The financial profile of the unit mix is compelling for a D9 CCR freehold address. The median transacted price of S$1,482,000 — and an average of S$1,521,286 — places The Rise @ Oxley — Residences at the most accessible quantum tier in freehold D9, allowing buyers to acquire a genuine CCR address at a price point that has historically been the exclusive domain of leasehold projects or significantly older freehold stock. The average PSF of S$2,316 over the past 12 months, while a premium to the overall Singapore average, is materially below the S$3,000–$3,200 PSF commanded by newer D9 launches such as The Avenir and River Green.
The gross yield of 3.08% is the headline investment metric that distinguishes The Rise @ Oxley — Residences from its D9 peer group. With an average monthly rental of S$3,946 and a median of S$3,800, the development has sustained strong rental demand across 321 recorded rental transactions — a volume that signals genuine and repeated market validation of the rental proposition at this address and price point. For investors targeting CCR yield above 3% on a freehold title, this development represents a structurally attractive combination that is increasingly rare in D9.
Unit specifications reflect the 2018 development vintage: contemporary kitchen and bathroom fittings, branded appliances, and ceiling heights consistent with the CCR standard of the era. Higher-floor units in the south and west-facing stacks benefit from views over the low-rise Oxley Rise streetscape toward the Fort Canning ridge and the Robertson Quay waterfront. The building’s orientation and height ensure that upper-floor units enjoy genuine visual relief from the surrounding urban fabric — a meaningful amenity in a D9 address where surrounding developments are typically of comparable or lower height.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $2,306 | $1,067,500 |
| 1 BR | 11 | $2,327 | $1,490,818 |
| 2 BR | 6 | $2,269 | $1,816,000 |
| 3 BR | 1 | $2,032 | $2,362,000 |
Pricing & Market Position
Based on 22 recorded transactions, sale prices range from $1,000,000 to $2,362,000, averaging $1,542,136 (~$2,337 psf).
Rents range from $1,850 to $7,400 per month across 327 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 7.5% (from $2,225 to $2,392 psf).
Neighbourhood Comparison
The Avenir (376 units, freehold, River Valley Close, D9, 2023, ~S$3,190 PSF) is the most direct freehold comparator in the same River Valley precinct. GuocoLand and Hong Leong’s flagship D9 freehold launch commands a 38% PSF premium over The Rise @ Oxley — Residences, reflecting its superior scale, 2023 vintage, larger unit sizes, and extensive resort-style facilities. For buyers with a S$2.5M+ budget, The Avenir delivers a categorically different product — but for buyers targeting sub-S$1.5M freehold D9 entry, The Avenir is simply not in the same quantum tier. The Rise @ Oxley — Residences is the accessible freehold alternative for this segment.
Irwell Hill Residences (540 units, 99-year leasehold, District 9, 2024, ~S$2,726 PSF) and River Green (524 units, 99-year leasehold, 2024, ~S$3,134 PSF) are the newest large-format D9 launches, both on leasehold tenure. At S$2,726–S$3,134 PSF leasehold versus S$2,316 PSF freehold at The Rise @ Oxley — Residences, the newer launches trade at a 18–35% PSF premium despite offering depreciating 99-year tenures. For long-horizon buyers, the freehold permanence of The Rise @ Oxley — Residences at a lower PSF is structurally preferable to a leasehold asset at a higher PSF — particularly for owners intending to hold beyond the 30-year inflection point where leasehold depreciation accelerates.
Kopar at Newton (378 units, 99-year leasehold, D9/D11 boundary, 2022, ~S$2,512 PSF) and River Modern (99-year leasehold, D9, ~S$3,230 PSF) complete the peer set. Kopar at Newton is the closest leasehold alternative on a price-per-sqft basis, but its 99-year tenure and Newton fringe positioning are distinct from the River Valley CCR address of Oxley Rise. For buyers specifically targeting D9 River Valley and willing to accept a smaller unit, the freehold title of The Rise @ Oxley — Residences at S$2,316 PSF is a more durable holding than Kopar’s leasehold at S$2,512 PSF.
The yield dimension is where The Rise @ Oxley — Residences most clearly differentiates itself from peers. At 3.08% gross yield on a freehold D9 asset, it outperforms the implied yields of newer launches (The Avenir at ~2.5%, Irwell Hill at ~2.7%) which command higher PSF entry prices that compress yield. For investors who must choose between a 3.08% yield on freehold D9 versus a 2.5–2.7% yield on newer leasehold D9, The Rise @ Oxley — Residences offers the superior income return with the added structural protection of perpetual tenure.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE RISE @ OXLEY - RESIDENCES | Freehold | 2018 | 120 | $2,337 |
| 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 THE RISE @ OXLEY - RESIDENCES across multiple dimensions.
What Residents Say
“Oxley Rise is genuinely one of the quietest streets in D9 — you would not know you are 10 minutes from Orchard Road. The expat community in the building is friendly and the management keeps the place very clean.”
— Tenant review via PropertyGuru
“I have rented here for two years and the building management is responsive and professional. The location for Robertson Quay access is unbeatable — I walk to dinner along the river most evenings.”
— Long-term tenant via 99.co
“We bought here for the freehold title and D9 address at a price we could actually afford. The yield has been solid and finding tenants has never been a problem — the location attracts professionals who want the Orchard fringe lifestyle.”
— Investor owner via EdgeProp
“Fort Canning Park right outside is a lifestyle benefit I did not fully appreciate until I moved in. Weekend mornings running through the park, then coffee at Robertson Quay — it is hard to beat this for D9 living at this price.”
— Owner-occupier via SRX
The resident sentiment pattern at The Rise @ Oxley — Residences consistently emphasises three themes: the genuine quietude of Oxley Rise as a cul-de-sac address despite its proximity to D9’s busiest precincts; the lifestyle dividend of walkable access to Robertson Quay and Fort Canning Park; and the rental ease that the address commands from the expatriate and professional tenant pool. The unit sizes are the most commonly cited limitation — buyers and tenants accustomed to the larger floor plates of older D9 stock note that the 2018-era configurations are compact — but most contextualise this as an accepted trade-off for the CCR freehold address at the accessible quantum the development offers.
Strengths & Weaknesses
- Freehold tenure — permanent D9 CCR title at Oxley Rise, a prestigious River Valley micro-address
- Highest gross yield in the peer group at 3.08% — S$3,800 median monthly rent on a S$1,482,000 median purchase price
- Deep rental market: 321 recorded rental transactions demonstrating consistent expatriate and professional tenant demand
- Dhoby Ghaut MRT (NS/NE/CC triple interchange) approximately 600–700m away — three MRT lines from a single address
- Somerset MRT (NS23) a further alternative at 700–800m — dual-station access provides commute flexibility
- Fort Canning Park immediately adjacent — one of Singapore’s most celebrated green lungs within a 5-minute walk
- Robertson Quay and Clarke Quay lifestyle precincts within 10–15 minutes on foot — riverside dining, bars, and boutique fitness
- Lowest PSF in the D9 freehold peer group at ~S$2,316 — accessible CCR entry point unavailable elsewhere in the precinct
- Median quantum of S$1,482,000 — genuine D9 freehold address below the S$1.5M threshold
- Quiet Oxley Rise cul-de-sac — no arterial or expressway noise on any stack despite proximity to River Valley Road
- Investment score 49/100 and profitability 39/100 — limited capital upside relative to newer CCR launches at S$3,000+ PSF
- En-bloc potential 40/100 — 2018 TOP and 120-unit scale make near-term collective sale unlikely
- No formal walkability score recorded — MRT walk of 600–800m is comfortable but not sub-500m like D11 Novena peers
- Facilities package is functional rather than resort-scale — no tennis court or multi-level aquatic deck for a 120-unit development
- Oxley Holdings developer brand lacks the tier-1 recognition of CDL, CapitaLand, or GuocoLand for resale premium
- 2018 vintage approaching mid-cycle — kitchen and bathroom refreshes will be required within the next 5–8 years for top-dollar rentals
- ShiokNest score 54/100 — composite reflects a balanced but not exceptional investment-and-lifestyle profile
- Small MCST of 120 units limits absolute sinking fund reserves — major capital expenditure events are shared across a smaller base
- Limited transaction volume (21 sales in 12 months) means price discovery and resale liquidity are narrower than at larger D9 peers
Verdict
The Rise @ Oxley — Residences presents the most compelling value proposition on Oxley Rise: a freehold D9 CCR address at a median of S$1,482,000 with a 3.08% gross yield — a combination that is effectively unavailable at any other freehold development in the immediate River Valley precinct. The investment case rests on four structural pillars: the permanence of freehold tenure in a land-scarce CCR district, the rental depth demonstrated by 321 transactions at consistently strong occupancy, the walkable access to Dhoby Ghaut and Somerset MRT across three lines, and the neighbourhood quality anchored by Fort Canning Park, Robertson Quay, and the Orchard Road belt.
The scores tell an honest story. The investment score of 49/100 and profitability score of 39/100 reflect the reality that at S$2,316 PSF freehold in D9, capital upside is structurally constrained relative to newer CCR launches where the growth trajectory is steeper and buyer interest is more concentrated. The en-bloc score of 40/100 is similarly measured: at 120 units and 2018 TOP, the development is too new and too small for near-term collective sale to be a realistic upside scenario. The ShiokNest composite score of 54/100 captures this nuance: The Rise @ Oxley — Residences is not a capital-appreciation-first investment; it is a yield-and-lifestyle holding for buyers who want the D9 freehold address with a reliable rental income stream.
Against its most direct peers, the development’s value proposition is clearest by comparison. The Avenir (376 units, freehold, S$3,190 PSF) and River Green (524 units, 99-year, S$3,134 PSF) command premiums of 37–39% above The Rise @ Oxley — Residences on a PSF basis for their scale, recency, and facilities. Irwell Hill Residences (540 units, 99-year, S$2,726 PSF) and Kopar at Newton (378 units, 99-year, S$2,512 PSF) offer newer-vintage leasehold alternatives at 9–18% PSF premiums. The Rise @ Oxley — Residences is the only freehold option in this peer set below S$2,500 PSF — a distinction that defines its buyer and investor base.
The Rise @ Oxley — Residences is the right answer for buyers who want a genuine D9 CCR freehold address, a rental yield above 3%, and a median quantum below S$1.5M — accepting that capital appreciation will be measured rather than dramatic, and that facilities are practical rather than resort-scale.
For yield-focused investors, the combination of S$3,800 median monthly rent, 321 recorded transactions, and a S$1,482,000 median purchase price delivers an implied gross yield of approximately 3.08% — above the 2.5–2.8% typical of newer D9 freehold launches at S$3,000+ PSF. This yield premium reflects the re-rating discount that the 2018 vintage and boutique scale impose on the capital price, which in turn creates the yield opportunity. For long-hold freehold investors who prioritise income over flipping, this is a favourable setup.