CCR - 3361 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: 2026-04-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | RIVER GREEN | $3,140 | $3,277 | N/A | 458 | 524 |
| 2 | RIVER MODERN | $3,236 | $3,405 | N/A | 403 | 455 |
| 3 | THE ROBERTSON OPUS | $3,361 | $3,538 | N/A | 195 | 348 |
| 4 | KLIMT CAIRNHILL | $3,418 | $3,418 | 2.8% | 80 | - |
| 5 | THE COLLECTIVE AT ONE SOPHIA | $2,783 | $2,908 | N/A | 80 | 367 |
| 6 | ORCHARD SOPHIA | $2,817 | $2,817 | N/A | 76 | 78 |
| 7 | SOPHIA HILLS | $2,128 | $2,402 | 3.8% | 73 | - |
| 8 | MARTIN MODERN | $2,737 | $3,056 | 3.7% | 71 | - |
| 9 | HILL HOUSE | $3,104 | $3,267 | N/A | 55 | 72 |
| 10 | OUE TWIN PEAKS | $2,248 | $2,568 | 4.1% | 54 | - |
| 11 | KOPAR AT NEWTON | $2,607 | $2,889 | 3.2% | 53 | - |
| 12 | IRWELL HILL RESIDENCES | $2,953 | $3,102 | 3.3% | 45 | - |
| 13 | 8 @ MOUNT SOPHIA | $1,653 | $1,923 | 3.5% | 43 | - |
| 14 | THE ATELIER | $2,700 | $2,700 | 3.0% | 42 | - |
| 15 | ASPEN HEIGHTS | $2,254 | $2,372 | 2.6% | 38 | - |
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).
2 tracked primary schools.