The Vermont On Cairnhill
Overview & Key Facts
The Vermont on Cairnhill is a 158-unit freehold condominium at 12 Cairnhill Rise in District 9, completed in December 2014. Developed by Bukit Sembawang View Pte Ltd — the residential development arm of the storied Bukit Sembawang Estates group — the project occupies one of Singapore’s most coveted residential micro-locations: Cairnhill Rise, a quiet private road that sits within the Orchard–Cairnhill enclave, within walking distance of both Newton MRT and Orchard MRT, yet entirely insulated from the commercial noise of Orchard Road itself.
The development comprises three residential towers of varying height, delivering a total of 158 units across a range of configurations from 1-bedroom studios (527 sqft) through 2-bedroom (883–915 sqft), 3-bedroom (1,335–1,550 sqft), 4-bedroom (1,711 sqft), and 4-bedroom-plus-study (1,884 sqft), with penthouse units at 2,648–3,466 sqft and six-figure Sky Villa units at 4,435–6,060 sqft occupying the upper levels. The average transacted price of $3,429,493 at approximately $2,401 PSF — implying an average unit of approximately 1,428 sqft — confirms the development’s positioning firmly in the upper-CCR tier: this is not a compact investor-grade product but a mid-to-large family and discerning-buyer address.
Bukit Sembawang’s track record includes Parc Botannia, Watercove, and the Verdure series — projects associated with above-average construction quality and considered site planning. At The Vermont on Cairnhill, the group applied that discipline to a genuinely blue-ribbon D9 address: Cairnhill Rise delivers the Orchard premium and the Newton MRT dual-line convenience while maintaining the quiet, tree-lined residential character of a side-road development. The average rental of approximately $6,636 per month implies a gross yield of approximately 2.3%, consistent with high-PSF freehold CCR condos where capital preservation and lifestyle are the primary investment thesis rather than income return.
Construction was carried out by Kimly Construction, one of Singapore’s established main contractors with a strong residential portfolio. The development achieved TOP in December 2014, meaning the building is now approximately 11 years old — an age at which original finishes in kitchens and bathrooms will show wear for units that have not been renovated, but at which the structural quality of Bukit Sembawang’s construction standard is well-evidenced by the condition of the common areas.
Location & Connectivity
The Vermont on Cairnhill sits at 12 Cairnhill Rise, a short private road off Cairnhill Road in the heart of Singapore’s most prestigious residential precinct. Cairnhill Rise is not a throughfare; it is a quiet residential address whose immediate neighbours are a mix of good-class bungalows, boutique condominiums, and the low-density estate character that the Cairnhill–Orange Grove–Nassim corridor has preserved through successive decades of intensification elsewhere in the CCR.
MRT access is exceptional for a development that feels as private as this address does. Newton MRT (NS21/DT11) — the North South Line and Downtown Line interchange — is approximately a 4–5 minute walk from the development via Cairnhill Road and Bukit Timah Road. Newton provides direct NSL access to City Hall, Raffles Place, Marina Bay, and the CBD, as well as Downtown Line connections to Botanic Gardens, Buona Vista, and Expo. Orchard MRT (NS22/TE14) — which gained its second line with the Thomson-East Coast Line (TEL) opening — is approximately 7 minutes’ walk, providing the TEL direct corridor to Stevens, Napier, Great World, and southward toward the Marina Bay Financial Centre and eventually Changi Airport. Having two MRT interchange stations within 7 minutes’ walk is a connectivity profile that essentially no other D9 Cairnhill address can match at this price range.
The Orchard Road lifestyle corridor is effectively at the doorstep. ION Orchard, Wheelock Place, Paragon, and the Scotts Road retail cluster are all accessible on foot — Paragon on Orchard Road is approximately a 10–12 minute walk. For residents who prefer to drive, the Cairnhill Rise location allows convenient access to the CTE and PIE via Newton and Bukit Timah Road without the congestion of Orchard Road itself. Dempsey Hill and the Botanic Gardens are a short drive south. Novena Medical Hub — Mount Elizabeth Novena, Tan Tock Seng Hospital, and the Connexion specialist clinic cluster — is approximately 10 minutes by MRT (Newton to Novena on NSL).
Schools in the catchment zone are strongly represented. Anglo-Chinese School (Junior) is located on Barker Road, approximately 1.5 km north. Singapore Chinese Girls’ Primary School is in the Newton–Cairnhill belt. School of the Arts Singapore (SOTA) is on Zubir Said Drive, approximately 1 km from the development. Chatsworth International School and Dynamics International School are within easy driving distance for expatriate families. The proximity of SOTA is notable: it is the arts-focused government school for secondary and pre-university students, accessible by both talent-admission track and location, and it reflects the broader cultural richness of the Orchard–Cairnhill catchment zone.
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 | ~1.2 km |
| ISS International School (Paterson) | international | ~1.2 km |
Facilities
The Vermont on Cairnhill offers a full-scale condominium facilities deck appropriate to its positioning in the upper-CCR tier: swimming pool, tennis court, gymnasium, sauna, steam room, function room, BBQ pits, children’s playground, and 24-hour guarded security. The development’s three-tower configuration allows a generous facilities zone at the podium level, with the pool and recreational facilities occupying landscaped common areas that separate the residential towers.
The swimming pool is a core strength of the facilities offering — resident feedback consistently describes it as well-maintained and pleasant, and the 158-unit total means the pool-to-resident ratio is more favourable than most larger developments. The tennis court has drawn particular positive comment: residents note it presents and plays like a premium court, an unusual distinction for a mid-size condominium. The gymnasium, however, has been flagged in resident reviews as modest in size relative to the unit count — a practical constraint worth acknowledging for fitness-first buyers who expect a fully-equipped, commercially-scaled gym floor.
“The pool is great and the tennis court feels premium — almost US-Open quality surfaces. Gym is on the smaller side but gets the job done for the unit count.”
— Resident review via 99.co
The sauna and steam room are premium inclusions that distinguish The Vermont on Cairnhill from developer-grade condos that strip wellness amenities to reduce common area maintenance costs. For a 158-unit development at this price point, their presence is expected and appropriately delivered. The function room supports resident events and private bookings, which at a boutique scale is a genuine practical asset rather than an underused amenity. The guarded security entry and 24-hour concierge profile are commensurate with the D9 Cairnhill address.
The development’s 2014 vintage means the facilities are not yet in the condition of decade-older D9 developments but are approaching the age at which proactive MCST maintenance becomes important for the pool and gym equipment. Prospective buyers should review recent MCST minutes for any upcoming sinking fund calls related to facilities upgrades — a standard due-diligence item for any freehold development now entering its second decade.
Unit Sizes & Layout
The Vermont on Cairnhill’s 158-unit portfolio spans a deliberately wide range of configurations, from compact 1-bedroom studios at 527 sqft through to Sky Villa crown units at 4,435–6,060 sqft — a range that accommodates investors seeking yield on compact units through to UHNW buyers seeking the premium Singapore sky-living experience. The core of the development, however, sits in the 2- to 4-bedroom range: 2-bedroom units at 883–915 sqft (47 units), 3-bedroom at 1,335–1,550 sqft (60 units), 4-bedroom at 1,711 sqft (15 units), and 4-bedroom-plus-study at 1,884 sqft (15 units).
The 3-bedroom tier at 1,335–1,550 sqft is the development’s spine. At 60 units representing approximately 38% of the total count, it defines the buyer and tenant profile: working professionals and families who need three bedrooms and a genuinely liveable layout, and who are willing to pay D9 freehold Cairnhill Rise prices for the address, MRT access, and freehold permanence. The size range — from a compact 1,335 sqft through to a comfortable 1,550 sqft — gives meaningful differentiation within the 3-bedroom tier, with the larger units delivering a spaciousness that is increasingly difficult to source in D9 new launches at comparable PSF levels.
The penthouse and Sky Villa tiers are an important part of the Bukit Sembawang proposition at Cairnhill Rise. The three penthouse units at 2,648–3,466 sqft represent genuine landed-equivalent space within a managed freehold condominium. The six Sky Villa units at 4,435–6,060 sqft are among the largest private residential units available in the Orchard–Cairnhill precinct at any price point: at the upper end of the Sky Villa range, a 6,060 sqft unit in the heart of D9 delivers a residential experience that rivals Good Class Bungalows in raw floor area, while retaining the Orchard MRT walkability and 24-hour facilities management of a condominium. These units are positioned for ultra-high-net-worth buyers and represent a different value proposition from the mainstream unit stack.
The 1-bedroom tier at 527 sqft (15 units) is the investment-grade component of the development. At $2,401 PSF, a 527 sqft 1-bedroom at average PSF implies a quantum of approximately $1.26 million. Against the average rental of $6,636 per month across the development, a compact 1-bedroom unit at lower-than-average rent (estimated $4,500–$5,500/month for this tier in D9) would yield approximately 4.3–5.3% gross — well above the development average, driven by the lower quantum base. These units attract professional tenants and young executives who want the Orchard address and Newton MRT walkability without the cost of a 2- or 3-bedroom lease.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $2,585 | $1,363,500 |
| 2 BR | 8 | $2,266 | $2,028,250 |
| 3 BR | 4 | $2,514 | $3,355,200 |
| 4 BR | 11 | $2,539 | $3,875,818 |
| 5 BR | 3 | $1,859 | $8,383,333 |
Pricing & Market Position
Based on 30 recorded transactions, sale prices range from $1,320,000 to $9,050,000, averaging $3,429,493 (~$2,415 psf).
Rents range from $2,800 to $22,000 per month across 288 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 18.4% (from $2,236 to $2,647 psf).
Neighbourhood Comparison
The most direct comparison to The Vermont on Cairnhill within the Cairnhill Rise micro-location is The Peak @ Cairnhill II, a freehold D9 development on Cairnhill Rise with a similar address premium and MRT proximity. The Peak series and The Vermont on Cairnhill share the same private road, making them essentially the same address for MRT walkability, school catchment, and neighbourhood character purposes. PSF comparison between the two developments reflects vintage, unit mix, and management condition differences rather than location differentiation.
Klimt Cairnhill by Low Keng Huat on Cairnhill Road represents the new-launch premium in the immediate precinct: a 138-unit ultra-luxury freehold development launched from 2021, targeting $3,000 PSF and above for its tower units and delivering contemporary specifications and facilities that the 2014-vintage Vermont cannot match. Klimt demonstrates that the Cairnhill address supports the full premium spectrum — and confirms that The Vermont on Cairnhill at $2,401 PSF offers a meaningful PSF discount to the D9 Cairnhill new-launch benchmark in exchange for the 2014 vintage and established building record.
In the broader D9 freehold comparables set, Cuscaden Reserve and 3 Orchard By-The-Park on Cuscaden Road represent the ultra-premium tier at $3,200 PSF and above. These developments offer Singapore-integrated-resort-grade facilities, larger unit floor plates, and newer construction quality — at a PSF premium of approximately 30–40% over The Vermont on Cairnhill. For buyers whose priority is the best available D9 CCR product and for whom PSF is secondary to specification quality, this tier is the comparison set. For buyers who have a sub-$2,600 PSF budget for D9 freehold and want proven address credentials, The Vermont on Cairnhill remains the more accessible option.
Against D9 freehold condos further from the Cairnhill–Newton MRT cluster — such as those on Anthony Road, Lincoln Road, or the Oxley–Devonshire belt — The Vermont on Cairnhill’s MRT walkability and Bukit Sembawang pedigree typically command a PSF premium that is difficult to replicate at equivalent quantum levels. At $2,401 PSF in freehold D9 with Newton and Orchard MRT within 7 minutes, the development occupies a position that is structurally hard to arbitrage: comparable PSF with comparable MRT access in freehold D9 is a short list.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE VERMONT ON CAIRNHILL | Freehold | — | 158 | $2,415 |
| 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 VERMONT ON CAIRNHILL across multiple dimensions.
What Residents Say
“We have lived here since 2016 and genuinely love the address. Newton MRT is a 4-minute walk door-to-door. The pool is well-maintained and never overcrowded. The building is quiet despite being so close to Orchard Road.”
— Owner review via PropertyGuru
“Excellent location — you can walk to Orchard Road and two MRT stations. The tennis court is great. The gym is small but the rest of the facilities are well-kept. Management is responsive.”
— Resident review via EdgeProp
“We rent a 3-bedroom here. The unit is a good size, the building is clean, and the quiet of Cairnhill Rise is a genuine surprise given how close Orchard is. The MRT access is the best feature — Newton in 5 minutes flat.”
— Tenant review via SRX
“Bukit Sembawang built this well. The common areas are properly maintained and the building looks solid for its age. Sky Villa units are extraordinary — nothing else like them in this part of D9.”
— Resident comment via 99.co
The resident feedback pattern at The Vermont on Cairnhill is broadly positive, with consistent praise for three characteristics: the Newton MRT walking distance, the quiet enclave feel of Cairnhill Rise despite the Orchard Road proximity, and the condition of the pool and tennis court facilities. The two recurring criticisms are the gymnasium size and, from some residents, building maintenance details that have fallen slightly behind at the 10-year mark — cracked paint on external walls and lighting replacements in common corridors being the most cited examples. These are manageable MCST concerns rather than structural issues, but they confirm the importance of prospective buyers reviewing current MCST financial health and sinking fund adequacy before committing. The tenant profile skews toward expatriate professionals and banking executives, consistent with the Cairnhill–Orchard zone’s historical draw for international financial services workers.
Strengths & Weaknesses
- Freehold tenure — no CPF restrictions, no lease-decay trajectory, unrestricted future resale pool
- Newton MRT (NS21/DT11) approximately 4–5 minutes’ walk — North South and Downtown Line interchange
- Orchard MRT (NS22/TE14) approximately 7 minutes’ walk — adds Thomson-East Coast Line access
- Cairnhill Rise enclave address — quiet private road within walking distance of Orchard Road lifestyle corridor
- Bukit Sembawang developer pedigree — group known for above-average construction quality and considered site planning
- Wide unit mix (1BR to 6,060 sqft Sky Villa) accommodates investors, families, and UHNW buyers in one development
- Premium 3-bedroom tier at 1,335–1,550 sqft — generous proportions increasingly hard to source in D9 freehold at sub-$2,600 PSF
- Pool and tennis court well-maintained with favourable facilities-to-resident ratio at 158 units
- Sauna and steam room included — premium wellness amenities above standard CCR mid-tier offerings
- School of the Arts Singapore (SOTA), Anglo-Chinese School (Junior), and international school belt within easy reach
- $2,401 PSF freehold D9 — meaningful discount to D9 Cairnhill new-launch PSF (Klimt Cairnhill $3,000+)
- Average $6,636/month rental — strong expatriate and professional tenant demand from Orchard–Newton belt
- 2014 vintage — un-renovated units will require kitchen/bathroom renovation budget; original fittings approaching decade-plus wear
- Gymnasium is modest in size relative to unit count — may be inadequate for fitness-focused residents
- Average $2,401 PSF — high absolute quantum ($3.43M average) limits buyer pool to HNW and UHNW segment
- Gross yield approximately 2.3% — below investment-grade threshold; capital appreciation rather than income is the primary thesis
- Pool flagged as small in some resident reviews — limited deck chair space during peak-weekend periods
- Some maintenance concerns at the 10-year mark — external paint, common corridor lighting; review MCST sinking fund adequacy
- Sky Villa and penthouse units create an extremely wide quantum range within one development — MCST dynamics may be complex
- No MRT station on the development’s doorstep — 4–7 minute walks required for both Newton and Orchard, though both are very accessible
Verdict
The Vermont on Cairnhill’s investment case rests on three pillars that reinforce each other: freehold tenure in a supply-constrained D9 Cairnhill Rise address, dual MRT interchange walkability within 7 minutes, and a developer pedigree (Bukit Sembawang) that supports resale confidence. At $2,401 PSF, the development sits in the upper-CCR tier — above the $2,000–$2,200 PSF range that defines mid-CCR freehold in Districts 9–11, but well below the $3,000–$4,000 PSF range of new launch ultra-premium addresses like Klimt Cairnhill or 32 Gilstead.
For end-users, the value proposition is clear. Cairnhill Rise delivers Orchard Road lifestyle proximity, Newton and Orchard MRT dual-line access, a quiet private road environment, and the permanence of freehold title — a combination that D9 leasehold developments at lower PSF cannot replicate for buyers who value tenure security. The freehold status means no CPF usage constraints, no lease-decay trajectory, and an unrestricted future resale pool. At $3.43 million average, the entry price is firmly premium — but for the address, the tenure, and the MRT walkability delivered, it is competitive within the D9 freehold comparables set.
For investors, the $6,636 average monthly rental implies a gross yield of approximately 2.3% — consistent with high-PSF freehold CCR condos where the investment thesis is capital appreciation and holding quality rather than income return. The tenant demand is robust: the Cairnhill–Orchard precinct attracts expatriate professionals, senior banking and finance executives, and UHNW families for whom the Newton–Orchard MRT walkability and proximity to the Orchard international school belt are non-negotiable requirements. Vacancy rates for well-maintained units in this micro-location have historically been low.
The Vermont on Cairnhill is the right answer for D9 freehold buyers who want a premium but established address — Newton MRT walkable, Orchard lifestyle accessible, Bukit Sembawang-built, and freehold permanent — at a PSF that reflects the development’s 2014 vintage rather than a new-launch premium.
The development’s primary competitive consideration is the 2014 vintage. At 11 years old, kitchens, bathrooms, and some common-area finishes in un-renovated units will need budget allocation. Buyers comparing The Vermont on Cairnhill to D9 new launches at $3,000–$4,000 PSF will receive newer construction, more contemporary interior specifications, and a fresh lease start — but will pay a meaningful PSF premium for that newness. The Vermont on Cairnhill’s counterargument is a proven, established address at a freehold D9 PSF that reflects genuine market pricing rather than developer-launch premium. For buyers on a sub-$2,600 PSF D9 freehold budget, the development remains one of the stronger options in the Cairnhill precinct.