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apartment · 229723

Cairnhill Nine

Project page · 99-year lease from 2014

Indicative value range
S$2,438,861 – S$2,567,806
Indicative mid S$2,503,417 · S$2,584 psf

Based on 4 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026Cairnhill Nine21-251,066 sqftS$2,950,000S$2,768 psf×1.000S$2,768 psf
Mar 2026Cairnhill Nine06-10743 sqftS$1,750,000S$2,356 psf×1.018S$2,399 psf
Mar 2026Cairnhill Nine21-251,033 sqftS$2,650,000S$2,565 psf×1.018S$2,611 psf
Dec 2025Cairnhill Nine11-151,033 sqftS$2,580,000S$2,497 psf×1.024S$2,557 psf

How accurate is this estimate for Cairnhill Nine?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Cairnhill Nine since.

Median error
6.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.93% gross yield

S$98,400 of rent a year against the estimate above · 0.13 points above flats like it

Leases signed here within a quarter of this size run about S$8,200 a month, the middle of 72 of them.

In the core central region, leasehold flats with 80 to 89 years of lease left yield 3.80%, from 22 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262000-2100 sqft4Non-landed PropertiesS$15,300
Q3 20261500-1600 sqft4Non-landed PropertiesS$13,000
Q3 20261200-1300 sqft2Non-landed PropertiesS$8,800
Q3 20261000-1100 sqft2Non-landed PropertiesS$8,700
Q3 20261000-1100 sqft2Non-landed PropertiesS$8,700
Q3 20261000-1100 sqft2Non-landed PropertiesS$8,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$8,500
Q3 20261300-1400 sqft2Non-landed PropertiesS$8,100

median of 72 URA rental contracts at Cairnhill Nine within a quarter of 90 sqm, since 2025Q4.

Buying or selling at S$2,503,417?

Buying: Stamp duty on S$2,503,417 · Cash and CPF needed on S$2,503,417 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,503,417.

Each opens with this figure filled in; change anything there.

Primary schools near 9 Cairnhill Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Cairnhill Nine · 06-10 · Apartment · 87 years left
592 sqftS$1,328,000S$2,243 psf
Jun 2026
Cairnhill Nine · 21-25 · Apartment · 87 years left
1,066 sqftS$2,950,000S$2,768 psf
Mar 2026
Cairnhill Nine · 21-25 · Apartment · 87 years left
1,033 sqftS$2,650,000S$2,565 psf
Mar 2026
Cairnhill Nine · 06-10 · Apartment · 87 years left
743 sqftS$1,750,000S$2,356 psf
Jan 2026
Cairnhill Nine · 26-30 · Apartment · 87 years left
657 sqftS$1,550,000S$2,361 psf
Dec 2025
Cairnhill Nine · 11-15 · Apartment · 87 years left
1,033 sqftS$2,580,000S$2,497 psf
Sept 2025
Cairnhill Nine · 16-20 · Apartment · 87 years left
743 sqftS$1,696,000S$2,284 psf
Aug 2025
Cairnhill Nine · 21-25 · Apartment · 87 years left
1,066 sqftS$2,790,000S$2,618 psf
Jul 2025
Cairnhill Nine · 21-25 · Apartment · 88 years left
1,044 sqftS$2,700,000S$2,586 psf
Jul 2025
Cairnhill Nine · 26-30 · Apartment · 88 years left
743 sqftS$2,000,000S$2,693 psf
May 2025
Cairnhill Nine · 11-15 · Apartment · 88 years left
1,033 sqftS$2,530,000S$2,448 psf
May 2025
Cairnhill Nine · 11-15 · Apartment · 88 years left
1,033 sqftS$2,520,000S$2,439 psf
Feb 2025
Cairnhill Nine · 21-25 · Apartment · 88 years left
1,044 sqftS$2,620,000S$2,509 psf
Jan 2025
Cairnhill Nine · 21-25 · Apartment · 88 years left
592 sqftS$1,550,000S$2,618 psf
Sept 2024
Cairnhill Nine · 21-25 · Apartment · 88 years left
732 sqftS$1,890,000S$2,582 psf
May 2024
Cairnhill Nine · 26-30 · Apartment · 89 years left
1,033 sqftS$2,550,000S$2,468 psf
Feb 2024
Cairnhill Nine · 26-30 · Apartment · 89 years left
1,055 sqftS$2,650,000S$2,512 psf
Dec 2023
Cairnhill Nine · 16-20 · Apartment · 89 years left
743 sqftS$1,850,000S$2,491 psf
Aug 2023
Cairnhill Nine · 11-15 · Apartment · 89 years left
1,066 sqftS$2,560,000S$2,402 psf
Jul 2023
Cairnhill Nine · 26-30 · Apartment · 90 years left
3,186 sqftS$7,500,000S$2,354 psf
Apr 2023
Cairnhill Nine · 06-10 · Apartment · 90 years left
753 sqftS$1,850,000S$2,455 psf
Mar 2023
Cairnhill Nine · 16-20 · Apartment · 90 years left
732 sqftS$2,000,000S$2,732 psf
Nov 2022
Cairnhill Nine · 21-25 · Apartment · 90 years left
1,033 sqftS$2,700,000S$2,613 psf
Nov 2022
Cairnhill Nine · 11-15 · Apartment · 90 years left
592 sqftS$1,522,000S$2,571 psf
Jul 2022
Cairnhill Nine · 06-10 · Apartment · 91 years left
969 sqftS$1,988,000S$2,052 psf
Jun 2022
Cairnhill Nine · 16-20 · Apartment · 91 years left
1,528 sqftS$3,980,000S$2,604 psf
Apr 2022
Cairnhill Nine · 11-15 · Apartment · 91 years left
603 sqftS$1,583,000S$2,626 psf
Oct 2021
Cairnhill Nine · 11-15 · Apartment · 91 years left
592 sqftS$1,500,000S$2,534 psf
See more

Showing 28 of 29.

Sale prices as filed in caveats.

Where the lease takes this

About 86 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years81 yearsS$2,325,066S$2,548,240S$2,567,060S$2,828,798
10 years76 yearsS$2,134,318S$2,563,713S$2,601,722S$3,159,312
20 years66 yearsS$1,977,987S$2,853,935S$2,939,185S$4,334,013

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.18% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.