District 9 - Orchard, River Valley

CCR - 3310 transactions in last 3 years

District 9 (Orchard, River Valley) sits in Singapore's Core Central Region - the prime central districts known for premium pricing, freehold-heavy stock, and strong long-term capital preservation. Buyers here are typically prioritising prestige and resilience over rental yield.

Last transaction: 2026-06-01. Source: URA private residential PMI.

Key Metrics

Median PSF

$2,739

3-year window

Gross Rental Yield

2.6%

annualised, before costs

3Y Appreciation

+1.7%

median PSF CAGR

Supply Pressure

1.8x

moderate incoming supply

Investment Score

42 / 100

Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.

3Y Appreciation(40%)

+1.7%

Gross Yield(20%)

2.6%

Supply Pressure(20%)

1.8x (lower = better)

Schools(20%)

2 schools (0 elite)

Top Transacted Projects

Ranked by transaction volume in the last 3 years.

1RIVER GREEN
PSF$3,141
Norm$3,279
YieldN/A
Txns (3Y)462
Pipeline524
2RIVER MODERN
PSF$3,240
Norm$3,407
YieldN/A
Txns (3Y)406
Pipeline455
3THE ROBERTSON OPUS
PSF$3,362
Norm$3,539
YieldN/A
Txns (3Y)197
Pipeline348
4THE COLLECTIVE AT ONE SOPHIA
PSF$2,783
Norm$2,908
YieldN/A
Txns (3Y)83
Pipeline367
5ORCHARD SOPHIA
PSF$2,817
Norm$2,817
YieldN/A
Txns (3Y)76
Pipeline78
6MARTIN MODERN
PSF$2,753
Norm$3,074
Yield3.7%
Txns (3Y)74
Pipeline-
7SOPHIA HILLS
PSF$2,126
Norm$2,400
Yield3.8%
Txns (3Y)70
Pipeline-
8KLIMT CAIRNHILL
PSF$3,403
Norm$3,403
Yield2.8%
Txns (3Y)69
Pipeline-
9OUE TWIN PEAKS
PSF$2,248
Norm$2,568
Yield4.1%
Txns (3Y)56
Pipeline-
10HILL HOUSE
PSF$3,104
Norm$3,267
YieldN/A
Txns (3Y)55
Pipeline72
11KOPAR AT NEWTON
PSF$2,592
Norm$2,872
Yield3.2%
Txns (3Y)54
Pipeline-
12IRWELL HILL RESIDENCES
PSF$2,967
Norm$3,117
Yield3.3%
Txns (3Y)51
Pipeline-
138 @ MOUNT SOPHIA
PSF$1,653
Norm$1,923
Yield3.5%
Txns (3Y)43
Pipeline-
14ASPEN HEIGHTS
PSF$2,281
Norm$2,401
Yield2.5%
Txns (3Y)39
Pipeline-
15PARC EMILY
PSF$2,091
Norm$2,091
Yield3.1%
Txns (3Y)34
Pipeline-

#	Project	Median PSF	Norm PSF	Gross Yield	Txns (3Y)	Incoming Units
1	RIVER GREEN	$3,141	$3,279	N/A	462	524
2	RIVER MODERN	$3,240	$3,407	N/A	406	455
3	THE ROBERTSON OPUS	$3,362	$3,539	N/A	197	348
4	THE COLLECTIVE AT ONE SOPHIA	$2,783	$2,908	N/A	83	367
5	ORCHARD SOPHIA	$2,817	$2,817	N/A	76	78
6	MARTIN MODERN	$2,753	$3,074	3.7%	74	-
7	SOPHIA HILLS	$2,126	$2,400	3.8%	70	-
8	KLIMT CAIRNHILL	$3,403	$3,403	2.8%	69	-
9	OUE TWIN PEAKS	$2,248	$2,568	4.1%	56	-
10	HILL HOUSE	$3,104	$3,267	N/A	55	72
11	KOPAR AT NEWTON	$2,592	$2,872	3.2%	54	-
12	IRWELL HILL RESIDENCES	$2,967	$3,117	3.3%	51	-
13	8 @ MOUNT SOPHIA	$1,653	$1,923	3.5%	43	-
14	ASPEN HEIGHTS	$2,281	$2,401	2.5%	39	-
15	PARC EMILY	$2,091	$2,091	3.1%	34	-

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).