District 09 Orchard, Cairnhill, River Valley rent and sale trends

Name: D09 Orchard, Cairnhill, River Valley rent and sale data
Creator: PropertySmartSG
License: https://www.ura.gov.sg/Corporate/terms-of-Use
Keywords: D09, Orchard, Cairnhill, River Valley, Orchard, Cairnhill, River Valley rent, Orchard, Cairnhill, River Valley sale price, D09 property transactions

District market guide

Tracked data 49,839 rental and sale transactions across 261 projects

43,908 rentals 5,931 sales Latest records Jun 2026

D09 market read

Orchard, Cairnhill, River Valley is one of the cleaner districts to compare because the data is deep: 43,908 rentals and 5,931 sales.

Use this page to understand the district first, then jump into specific project pages before you price a rent, offer or listing.

Typical rent$5,500per month
Typical sale$2,430,450$2,638 psf
Recent movementRent -3.8%Sale PSF -2.7% over last 3 months

D09 market direction

Fast answers for whether the district is getting more expensive, whether volume is moving, and where to look for stable rent or rising activity.

Market direction Cooling

Is D09 getting more expensive?

Rent is down 3.8% over the last 3 months. Sale PSF is down 2.7% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity -27.4%

Is volume rising?

Transaction volume is lighter. 4,169 records in the latest 6-month view versus 5,741 in the prior view.

Relative value 20.4% above

Is this district priced above nearby areas?

D09 median sale PSF is above the nearby set (D07, D08, D10). Buyers should be stricter on project-specific comps.

Stable rent projects

Projects with tighter recent monthly rent movement and enough rental depth to be useful.

Leonie Condotel 6.3% spread · $11,200 median rent Residences at 338a 7.2% spread · $5,400 median rent OUE Twin Peaks 9.1% spread · $4,500 median rent Estilo 10.3% spread · $3,300 median rent

Rising volume projects

Projects where the latest 6-month activity is materially higher than the prior 6-month view.

Niven Loft +500.0% · 6 recent transactions Acorn +200.0% · 6 recent transactions Hock Mansion +200.0% · 6 recent transactions Orchard Sophia +125.0% · 27 recent transactions

Run D09 numbers

Use the typical D09 rent and sale price as a first pass, then move into project-specific pages before deciding.

All tools

Rental yield $5,500/mo Test gross and net yield against typical rent. Buy vs rent $2.4M Compare ownership cost against renting. Mortgage $2.4M Estimate monthly payment from the sale price. Stamp duty $2,638 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

D09 project map

Explore the top 8 projects by transaction depth across rental and sale records.

Top 8 projects

1 OUE Twin Peaks 2 Sophia Hills 3 Aspen Heights 4 Rivergate 5 Martin Modern 6 Scotts Square 7 Espada 8 The Scotts Tower

For renters

Start with the district rent band

$5,250 to $5,600

Rent momentum looks softening. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.

Estimate only. Condition, furnishing, floor and view can move the real rent.

For buyers

Use PSF comps before chasing

$2,559 to $2,717 psf

Sale PSF is softening. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.

Estimate only. URA records do not capture renovation quality, stack, view or urgency.

For sellers and landlords

Price close to recent evidence

Up to $2,530,000

If your unit has a clear advantage, test slightly above the district median. Otherwise, anchor to the project page so the ask does not look disconnected from recent contracts.

Estimate only. The exact project and unit attributes should drive final pricing.

Project discovery in D09

Shortlists that help renters, buyers and owners move faster than scrolling the full directory.

Best rental evidence OUE Twin Peaks 1,221 rentals

Use when checking what tenants are actually paying.

Best sales evidence River Green 493 sales

Use when comparing offer prices and seller expectations.

Best freehold comp Rivergate 1,035 transactions

Helpful when tenure is part of the buying decision.

Best all-round comp OUE Twin Peaks 1,298 total transactions

Good first stop when you want both rental and sale context.

Most active projects

Best starting points when you want deeper transaction evidence.

1 OUE Twin Peaks Transactions: 1,298 2 Sophia Hills Transactions: 1,088 3 Aspen Heights Transactions: 1,047 4 Rivergate Transactions: 1,035 5 Martin Modern Transactions: 902

Highest rent projects

Projects with the highest typical rent in this district.

1 St Thomas Lodge Median rent: $42,000 2 Deans Property Centre Median rent: $38,365 3 The Marq on Paterson Hill Median rent: $34,000 4 Sophia View Median rent: $32,000 5 The Ritz-Carlton Residences Singapore Cairnhill Median rent: $19,000

Highest sale PSF projects

Useful for spotting the upper end of buyer demand.

1 Skyline @ Orchard Boulevard Median PSF: $5,371 psf 2 Emerald Hill Conservation Area Median PSF: $4,608 psf 3 The Marq on Paterson Hill Median PSF: $4,331 psf 4 The Ritz-Carlton Residences Singapore Cairnhill Median PSF: $4,239 psf 5 New Futura Median PSF: $4,088 psf

Small freehold projects to watch

Boutique freehold projects with limited but relevant data.

1 Mackenzie Regency Transactions: 30 2 The Promont Transactions: 29 3 Wharton Vale Transactions: 29 4 Wilkie 87 Transactions: 26 5 Martin Edge Transactions: 24

Freehold vs leasehold in D09

Tenure matters most when buying or selling. Rentals still need project-level comps.

D09 has 169 freehold projects and 38 leasehold projects in our project records. For buyers, tenure should be part of the sale comparison because freehold projects can trade differently from newer leasehold projects with more facilities and cleaner recent comparables.

For renters, tenure is mostly background. Rent should still be judged by the exact project, unit size, condition, MRT access, schools and the latest rent data. Use tenure as a buying lens first, not as the main reason to pay more rent.

54 projects still need tenure added, so this mix will improve as we add more project facts.

Freehold 169 projects

32,312 transactions · 64.8% of D09 transactions

Leasehold 24 projects

10,439 transactions · 20.9% of D09 transactions

Long leasehold 14 projects

3,630 transactions · 7.3% of D09 transactions

Tenure pending 54 projects

3,458 transactions · 6.9% of D09 transactions

District market trends

Recent rent, sale PSF and transaction activity across D09.

Latest median rent $5,775 12,335 rentals in view

Latest median sale PSF $2,411 psf 2,326 sales in view

Month Rent contracts Median rent Sale transactions Median sale PSF Median sale

Jun 2026 0 - 21 $2,411 psf $3,005,000

May 2026 612 $5,775 60 $2,448 psf $2,782,750

Apr 2026 760 $6,000 75 $2,735 psf $2,650,000

Mar 2026 740 $5,700 478 $3,189 psf $2,635,500

Feb 2026 602 $5,902 67 $2,492 psf $2,320,000

Jan 2026 701 $6,000 53 $2,516 psf $2,780,000

Dec 2025 666 $6,100 58 $2,482 psf $2,295,500

Nov 2025 604 $5,600 80 $2,393 psf $2,846,000

Oct 2025 724 $5,700 110 $2,564 psf $2,500,000

Sept 2025 794 $5,600 113 $2,534 psf $2,200,000

Aug 2025 920 $5,600 556 $3,072 psf $1,900,500

Jul 2025 893 $5,900 223 $3,268 psf $2,577,000

Top projects to explore

Prioritized by transaction depth across rental and sale records. Smaller projects still matter, but they need project-level context.

99-year leasehold from 2010 OUE Twin Peaks 1,298 transactions

Median rent: $4,500
Median sale PSF: $2,251 psf

99-year leasehold from 2013 Sophia Hills 1,088 transactions

Median rent: $4,100
Median sale PSF: $2,087 psf

999-year leasehold from 1841 Aspen Heights 1,047 transactions

Median rent: $6,000
Median sale PSF: $2,203 psf

Freehold Rivergate 1,035 transactions

Median rent: $9,060
Median sale PSF: $2,793 psf

99-year leasehold from 2016 Martin Modern 902 transactions

Median rent: $7,000
Median sale PSF: $2,728 psf

Freehold Scotts Square 878 transactions

Median rent: $5,900
Median sale PSF: $3,307 psf

Freehold Espada 748 transactions

Median rent: $3,500
Median sale PSF: $2,400 psf

103-year leasehold from 2010 The Scotts Tower 721 transactions

Median rent: $4,932
Median sale PSF: $2,081 psf

Project directory in D09

Browse the remaining 253 projects in Orchard, Cairnhill, River Valley. Lower-volume projects can be useful, but read them with nearby comps.

Find a project Tenure Data depth Sort by

Project Tenure Transactions Typical rent Sale PSF Latest record

Ue Square 929-year leasehold from 1953 737 $4,900 $2,062 psf May 2026 Parc Emily Freehold 699 $4,500 $2,013 psf May 2026 8 @ Mount Sophia 103-year leasehold from 2002 683 $5,500 $1,618 psf May 2026 Irwell Hill Residences 99-year leasehold from 2020 667 $5,000 $2,855 psf May 2026 Visioncrest Freehold 632 $5,200 $2,323 psf May 2026 Martin Place Residences Freehold 619 $7,000 $2,547 psf May 2026 Kopar at Newton 99-year leasehold from 2019 615 $4,500 $2,511 psf Jun 2026 The Pier at Robertson Freehold 602 $4,700 $2,170 psf May 2026 Cairnhill Nine 99-year leasehold from 2014 590 $6,500 $2,497 psf May 2026 Non-Landed Housing Development Tenure pending 582 $3,864 - May 2026 The Laurels Freehold 558 $6,400 $2,741 psf Jun 2026 Sophia Residence Freehold 551 $6,300 $1,876 psf May 2026 Waterscape at Cavenagh Freehold 523 $5,400 $1,981 psf May 2026 The Avenir Freehold 517 $6,800 $3,192 psf May 2026 River Green 99-year leasehold from 2024 493 - $3,128 psf Jun 2026 Parc Sophia Freehold 480 $3,300 $1,773 psf Jun 2026 Haus on Handy 99-year leasehold from 2018 474 $5,000 $2,680 psf May 2026 8 Saint Thomas Freehold 461 $6,500 $2,709 psf May 2026 The Cosmopolitan Freehold 459 $8,000 $2,555 psf May 2026 Cairnhill Crest Freehold 457 $7,225 $2,236 psf May 2026 Mirage Tower Freehold 446 $4,350 $2,282 psf Jun 2026 Watermark Robertson Quay Freehold 444 $5,800 $2,194 psf Jun 2026 The Trillium Freehold 428 $8,500 $2,616 psf May 2026 Leonie Condotel Tenure pending 427 $11,200 - May 2026

Showing 24 of 253 projects

D09 FAQ

Quick answers for renters, buyers and owners comparing Orchard, Cairnhill, River Valley.

What is the typical rent in D09?

The median monthly rent in D09 is $5,500, based on 43,908 rentals on this district page.

What is the typical sale price in D09?

The median sale price in D09 is $2,430,450, with a median sale PSF of $2,638 psf across 5,931 sales.

Which D09 projects have the most transactions?

OUE Twin Peaks has the deepest combined rent and sale evidence on this district page, with 1,298 transactions.

Which projects are strongest for rental and sale comparisons in D09?

OUE Twin Peaks is currently strongest for rental evidence, while River Green is strongest for sale transaction evidence. Always open the project page before making a final rent or sale comparison.

Is D09 mostly freehold or leasehold?

D09 has 169 freehold projects and 38 leasehold projects in the current project records. Tenure matters most for buying and selling, while rents still need exact project and unit-size comparisons.

How current is the D09 data?

The district page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.

About this district data

How to read D09 rental and sale figures.

District pages combine all tracked private residential projects in the postal district.

Rental figures use recorded monthly rent data and are summarized by month.

Sale figures use private residential sale data, including sale price, PSF and total sale value where available.

Guidance cards are estimates based on district-level medians and trends. They are not financial advice.