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Best Condos in District 9 (Orchard, River Valley)

Top condos in D9 (Orchard/River Valley) ranked by PSF, transactions, and value.

Last updated: 26 July 2026

Overview

District 9, covering Orchard and River Valley, maintains a diverse price range from $2,421.264 PSF at Kopar at Newton to $3,493.913 PSF at Klimt Cairnhill. Transaction volume is led by Irwell Hill Residences with 547 units sold, followed by River Green with 446 transactions. The market consists of a mix of 99-year leasehold, 999-year leasehold, and freehold developments catering to different capital outlay requirements.

Market Analysis

Data shows a distinct price premium for freehold properties, with Klimt Cairnhill averaging $3,493.913 PSF and The Avenir at $3,191.135 PSF. In the leasehold segment, Irwell Hill Residences ($2,702.269 PSF) and Martin Modern ($2,704.062 PSF) show consistent pricing despite a four-year difference in lease commencement dates. The Robertson Opus, a 999-year leasehold project, commands $3,358.65 PSF, which is higher than several freehold options like 8 Saint Thomas at $2,764.608 PSF. Transaction liquidity is highest in the $2,600 to $2,800 PSF bracket, where projects like Haus on Handy ($2,684.513 PSF) and The Atelier ($2,689.425 PSF) are positioned.

Most Popular Projects in This District

ProjectDistrictMedian PSFTransactionsTenure
IRWELL HILL RESIDENCESD09 Orchard, River Valley$2,702.26954799 yrs lease commencing from 2020
RIVER GREEND09 Orchard, River Valley$3,139.27344699 years leasehold
KOPAR AT NEWTOND09 Orchard, River Valley$2,421.26440599 yrs lease commencing from 2019
THE AVENIRD09 Orchard, River Valley$3,191.135381Freehold
MARTIN MODERND09 Orchard, River Valley$2,704.06218899 yrs lease commencing from 2016
THE ROBERTSON OPUSD09 Orchard, River Valley$3,358.65187999 years leasehold
HAUS ON HANDYD09 Orchard, River Valley$2,684.51315799 yrs lease commencing from 2018
8 SAINT THOMASD09 Orchard, River Valley$2,764.608137Freehold
KLIMT CAIRNHILLD09 Orchard, River Valley$3,493.913126Freehold
THE ATELIERD09 Orchard, River Valley$2,689.425121Freehold

Buyer Advice

Investors seeking lower entry costs may look at Kopar at Newton, which transacts at $2,421.264 PSF, the lowest among the top 10 projects. For those prioritizing tenure, The Atelier offers freehold status at $2,689.425 PSF, a price point competitive with 99-year leasehold projects like Irwell Hill Residences. Buyers should note the $1,072.649 PSF price gap between the most affordable and most expensive projects in this selection.

Frequently Asked Questions

What is the average price of freehold condos in District 9?
Freehold prices in District 9 vary significantly, with The Atelier averaging $2,689.425 PSF and Klimt Cairnhill reaching $3,493.913 PSF. Other freehold options like The Avenir and 8 Saint Thomas transact at $3,191.135 PSF and $2,764.608 PSF respectively.
Which District 9 condo has the highest transaction volume?
Irwell Hill Residences recorded the highest volume with 547 transactions at an average price of $2,702.269 PSF. River Green follows with 446 transactions at an average of $3,139.273 PSF.
What is the lowest PSF for a new condo in District 9?
Kopar at Newton offers the lowest entry price among the analyzed projects at $2,421.264 PSF. It is a 99-year leasehold development with 405 recorded transactions and a lease commencing from 2019.
Are there 999-year leasehold properties in the Orchard or River Valley area?
The Robertson Opus is a 999-year leasehold project in District 9, transacting at an average of $3,358.65 PSF. It has seen 187 transactions, positioning its pricing above several freehold developments in the same district.
How do leasehold prices in District 9 compare between newer and older starts?
Irwell Hill Residences (2020 lease) averages $2,702.269 PSF, while Martin Modern (2016 lease) averages $2,704.062 PSF. Haus on Handy, with a 2018 lease commencement, transacts at a slightly lower $2,684.513 PSF.
What is the price difference between The Avenir and Klimt Cairnhill?
Klimt Cairnhill is priced at $3,493.913 PSF, which is $302.778 PSF higher than The Avenir at $3,191.135 PSF. Both are freehold projects, though The Avenir has recorded 381 transactions compared to 126 for Klimt Cairnhill.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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