homequant
apartment · 229774

Cairnhill Residences

Project page · Freehold

Indicative value range
S$3,056,438 – S$3,136,318
Indicative mid S$3,092,769 · S$2,636 psf

Based on 5 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

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026Cairnhill Residences06-101,173 sqftS$3,150,000S$2,685 psf×1.000S$2,685 psf
Jul 2026Cairnhill Residences16-20904 sqftS$2,338,888S$2,587 psf×1.000S$2,587 psf
Jan 2026Cairnhill Residences06-101,173 sqftS$3,080,000S$2,625 psf×1.018S$2,673 psf
Dec 2025Cairnhill Residences01-051,173 sqftS$3,020,000S$2,574 psf×1.024S$2,636 psf
Nov 2025Cairnhill Residences11-15904 sqftS$2,300,000S$2,544 psf×1.024S$2,605 psf

How accurate is this estimate for Cairnhill Residences?

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 Residences since.

Median error
8.4%

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.

2.48% gross yield

S$76,800 of rent a year against the estimate above · 0.15 points below flats like it

Leases signed here within a quarter of this size run about S$6,400 a month, the middle of 54 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

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 20261100-1200 sqft3Non-landed PropertiesS$7,000
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,900
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,400
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,250

median of 54 URA rental contracts at Cairnhill Residences within a quarter of 109 sqm, since 2025Q4.

Buying or selling at S$3,092,769?

Buying: Stamp duty on S$3,092,769 · Cash and CPF needed on S$3,092,769 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,092,769.

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

Primary schools near 31 Cairnhill Circle

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 Residences · 16-20 · Apartment
904 sqftS$2,338,888S$2,587 psf
Jul 2026
Cairnhill Residences · 06-10 · Apartment
1,173 sqftS$3,150,000S$2,685 psf
Jan 2026
Cairnhill Residences · 06-10 · Apartment
1,173 sqftS$3,080,000S$2,625 psf
Dec 2025
Cairnhill Residences · 01-05 · Apartment
1,173 sqftS$3,020,000S$2,574 psf
Nov 2025
Cairnhill Residences · 11-15 · Apartment
904 sqftS$2,300,000S$2,544 psf
Oct 2025
Cairnhill Residences · 16-20 · Apartment
1,173 sqftS$3,210,000S$2,736 psf
Aug 2025
Cairnhill Residences · 16-20 · Apartment
1,173 sqftS$3,180,000S$2,710 psf
Jan 2025
Cairnhill Residences · 16-20 · Apartment
1,163 sqftS$3,118,000S$2,682 psf
Sept 2024
Cairnhill Residences · 06-10 · Apartment
1,173 sqftS$3,160,000S$2,693 psf
Aug 2024
Cairnhill Residences · 16-20 · Apartment
1,163 sqftS$3,100,888S$2,667 psf
Jul 2024
Cairnhill Residences · 01-05 · Apartment
1,173 sqftS$3,050,000S$2,600 psf
May 2024
Cairnhill Residences · 16-20 · Apartment
1,173 sqftS$3,000,000S$2,557 psf
Jan 2024
Cairnhill Residences · 11-15 · Apartment
1,163 sqftS$2,980,000S$2,563 psf
Oct 2023
Cairnhill Residences · 11-15 · Apartment
1,173 sqftS$3,120,000S$2,659 psf
Apr 2023
Cairnhill Residences · 11-15 · Apartment
1,173 sqftS$3,140,000S$2,676 psf
Sept 2022
Cairnhill Residences · 11-15 · Apartment
1,163 sqftS$2,938,000S$2,527 psf
Mar 2022
Cairnhill Residences · 06-10 · Apartment
1,163 sqftS$2,770,000S$2,383 psf
Feb 2022
Cairnhill Residences · 11-15 · Apartment
1,238 sqftS$2,800,000S$2,262 psf
Nov 2021
Cairnhill Residences · 06-10 · Apartment
1,173 sqftS$2,790,000S$2,378 psf
Nov 2021
Cairnhill Residences · 06-10 · Apartment
1,163 sqftS$2,550,000S$2,194 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.