Starlight Suites rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 11 River Valley Close Starlight Suites Singapore 238437
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Apartment, Non-Landed Properties 275 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about Starlight Suites
Starlight Suites is a freehold apartment in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 243 rentals and 32 sales.
- Typical rent is $4,500 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,680,000, with median sale PSF at $2,008 psf and total recorded sale value of $77.0M.
- Rent is down 3.9% over the last 3 months. Sale PSF is down 4.0% over the last 3 months.
Starlight Suites Market Position
How this project compares with the wider D09 market before you read the detailed tables.
Rent vs D09 -18.2%
Rents below district median
Starlight Suites's median rent is $4,500 compared with the D09 median of $5,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D09 -23.9%
Sale PSF below district median
Starlight Suites's median sale PSF is $2,008 psf versus the D09 median of $2,638 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.21%
Rent support above district screen
Gross yield is roughly 3.21% versus a D09 screen of 2.72%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 97.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -18.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Starlight Suites against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Starlight Suites Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,500
Is the asking rent fair?
$4,300 to $4,750 is the first fair-rent band to check. Above $4,750 should have a visible reason.
Median sale PSF $2,008 psf
Is the purchase price fair?
$1,630,000 to $1,730,000 and $1,950 to $2,070 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $4,300
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 97.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -18.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Starlight Suites numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,500/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $2,008 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Starlight Suites Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 32 resale transactions
Total sold value $77.0M
Starlight Suites Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 243 Jun 2021 to May 2026
Sale transactions 32 Oct 2021 to May 2026
Rent trend -3.9% Last 3 months
Sale PSF trend -4.0% Last 3 months
Starlight Suites Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
GREAT WORLD MRT STATION (TE15) 0.4 km away
HAVELOCK MRT STATION (TE16) 0.71 km away
SOMERSET MRT STATION 0.76 km away
Schools nearby
RIVER VALLEY PRIMARY SCHOOL 0.17 km away
OUTRAM SECONDARY SCHOOL 0.8 km away
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 0.96 km away
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 1.18 km away
Amenities
UE SHOPPING MALL Mall / retail · 0.65 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 0.93 km away
ALEXANDRA PARK CONNECTOR Park / green link · 1.41 km away
HAWKER CENTRE (BLK 1 JALAN KUKOH) Food centre · 0.68 km away
Starlight Suites Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,350 70 rentals in view
Latest median sale PSF $2,023 psf 7 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 4 $5,350 1 $2,023 psf $1,720,000
Apr 2026 2 $4,900 0 - -
Mar 2026 4 $4,675 0 - -
Feb 2026 4 $5,100 0 - -
Jan 2026 4 $5,550 0 - -
Dec 2025 3 $4,600 0 - -
Nov 2025 4 $5,000 0 - -
Oct 2025 5 $5,000 1 $1,929 psf $1,640,000
Sept 2025 5 $4,700 0 - -
Aug 2025 7 $4,700 1 $2,176 psf $1,218,000
Jul 2025 1 $9,000 1 $1,976 psf $1,680,000
Jun 2025 1 $4,200 1 $2,108 psf $3,925,000
Projects Similar to Starlight Suites
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Parc Emily 1.7 km away 699 transactions
- Median rent
- $4,500
- Median sale PSF
- $2,013 psf
- Median rent
- $4,500
- Median sale PSF
- $2,251 psf
- Median rent
- $4,500
- Median sale PSF
- $2,000 psf
- Median rent
- $4,700
- Median sale PSF
- $2,064 psf
- Median rent
- $4,100
- Median sale PSF
- $2,087 psf
- Median rent
- $4,700
- Median sale PSF
- $2,049 psf
Starlight Suites Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $4,300 $4,193 192
2 bed $5,800 $5,511 32
3 bed $8,500 $8,176 19
Starlight Suites Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,700 $3,546 69
700 to 800 sqft $4,575 $4,379 58
800 to 900 sqft $4,750 $4,711 60
1,000 to 1,100 sqft $5,300 $5,391 28
1,100 to 1,200 sqft $4,500 $4,533 3
1,200 to 1,300 sqft $6,300 $5,933 6
1,800 to 1,900 sqft $8,300 $8,158 18
3,200 to 3,300 sqft $8,500 $8,500 1
Starlight Suites Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,966,500 $1,988 psf 4
11 to 15 $1,655,000 $1,957 psf 6
16 to 20 $2,700,000 $2,019 psf 6
21 to 25 $1,650,000 $2,071 psf 8
26 to 30 $1,445,000 $2,126 psf 4
31 to 35 $3,071,500 $1,910 psf 4
Starlight Suites Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Starlight Suites shows a typical monthly rent of $4,500 across 243 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,500
Rentals 243
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Starlight Suites point to a typical sale price of $1,680,000 and $2,008 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,680,000
Median PSF $2,008 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Starlight Suites has 32 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $77.0M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D09 to compare Starlight Suites against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Starlight Suites FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Starlight Suites?
Starlight Suites has a median monthly rent of $4,500 across 243 rentals.
What is the typical sale price at Starlight Suites?
The median sale price for Starlight Suites is $1,680,000, based on 32 sales on this page.
What is the median sale PSF at Starlight Suites?
The median sale price per square foot for Starlight Suites is $2,008 psf. The average sale PSF is $2,003 psf.
Is Starlight Suites freehold or leasehold?
Starlight Suites is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Starlight Suites located?
Starlight Suites is located at 11 River Valley Close Starlight Suites Singapore 238437 in D09 / Orchard, Cairnhill, River Valley.
How current is the Starlight Suites transaction data?
The project 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.