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apartment · 768896

Nine Residences

Project page · 99-year lease from 2013

Indicative value range
S$944,020 – S$966,945
Indicative mid S$952,833 · S$1,341 psf

Based on 3 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
Feb 2026Nine Residences06-10904 sqftS$1,250,000S$1,382 psf×0.999S$1,381 psf
Feb 2026Nine Residences01-05570 sqftS$766,000S$1,343 psf×0.999S$1,341 psf
Nov 2025Nine Residences01-05915 sqftS$1,180,000S$1,290 psf×1.021S$1,316 psf

How accurate is this estimate for Nine Residences?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Nine Residences since.

Median error
2.6%

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

A thin test: 9 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.

4.03% gross yield

S$38,400 of rent a year against the estimate above · 0.59 points above flats like it

Leases signed here within a quarter of this size run about S$3,200 a month, the middle of 39 of them.

In outside the central region, leasehold flats with 80 to 89 years of lease left yield 3.44%, from 146 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 20261100-1200 sqft4Non-landed PropertiesS$4,800
Q3 20261100-1200 sqft4Non-landed PropertiesS$4,800
Q3 2026900-1000 sqft3Non-landed PropertiesS$4,600
Q3 2026900-1000 sqft3Non-landed PropertiesS$4,600
Q3 2026900-1000 sqft3Non-landed PropertiesS$4,400
Q3 20261100-1200 sqft4Non-landed PropertiesS$4,250
Q3 2026900-1000 sqft3Non-landed PropertiesS$4,000
Q3 2026900-1000 sqft3Non-landed PropertiesS$4,000

median of 39 URA rental contracts at Nine Residences within a quarter of 66 sqm, since 2025Q4.

Buying or selling at S$952,833?

Buying: Stamp duty on S$952,833 · Cash and CPF needed on S$952,833 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$952,833.

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

Primary schools near 16 Yishun Avenue 9

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
Nine Residences · 11-15 · Apartment · 86 years left
1,001 sqftS$1,420,000S$1,419 psf
Feb 2026
Nine Residences · 01-05 · Apartment · 86 years left
570 sqftS$766,000S$1,343 psf
Feb 2026
Nine Residences · 06-10 · Apartment · 86 years left
904 sqftS$1,250,000S$1,382 psf
Jan 2026
Nine Residences · 06-10 · Apartment · 86 years left
926 sqftS$1,200,000S$1,296 psf
Nov 2025
Nine Residences · 01-05 · Apartment · 86 years left
915 sqftS$1,180,000S$1,290 psf
Oct 2025
Nine Residences · 06-10 · Apartment · 86 years left
700 sqftS$940,000S$1,344 psf
Oct 2025
Nine Residences · 01-05 · Apartment · 86 years left
549 sqftS$766,000S$1,395 psf
Oct 2025
Nine Residences · 01-05 · Apartment · 86 years left
700 sqftS$918,000S$1,312 psf
Oct 2025
Nine Residences · 06-10 · Apartment · 86 years left
1,356 sqftS$1,680,000S$1,239 psf
Aug 2025
Nine Residences · 06-10 · Apartment · 86 years left
1,173 sqftS$1,550,000S$1,321 psf
Jul 2025
Nine Residences · 11-15 · Apartment · 87 years left
700 sqftS$972,000S$1,389 psf
Jun 2025
Nine Residences · 11-15 · Apartment · 87 years left
excluded: outlier
710 sqftS$1,000,000S$1,408 psf
May 2025
Nine Residences · 06-10 · Apartment · 87 years left
700 sqftS$935,000S$1,336 psf
Mar 2025
Nine Residences · 11-15 · Apartment · 87 years left
710 sqftS$972,000S$1,368 psf
Feb 2025
Nine Residences · 06-10 · Apartment · 87 years left
710 sqftS$930,000S$1,309 psf
Feb 2025
Nine Residences · 11-15 · Apartment · 87 years left
710 sqftS$920,000S$1,295 psf
Jan 2025
Nine Residences · 06-10 · Apartment · 87 years left
926 sqftS$1,168,888S$1,263 psf
Nov 2024
Nine Residences · 01-05 · Apartment · 87 years left
1,884 sqftS$2,400,000S$1,274 psf
Nov 2024
Nine Residences · 11-15 · Apartment · 87 years left
excluded: outlier
710 sqftS$927,500S$1,306 psf
Sept 2024
Nine Residences · 11-15 · Apartment · 87 years left
990 sqftS$1,370,000S$1,383 psf
Aug 2024
Nine Residences · 11-15 · Apartment · 87 years left
570 sqftS$760,000S$1,332 psf
Jul 2024
Nine Residences · 01-05 · Apartment · 88 years left
549 sqftS$780,000S$1,421 psf
Jun 2024
Nine Residences · 11-15 · Apartment · 88 years left
904 sqftS$1,238,000S$1,369 psf
May 2024
Nine Residences · 11-15 · Apartment · 88 years left
excluded: outlier
700 sqftS$895,000S$1,279 psf
Feb 2024
Nine Residences · 11-15 · Apartment · 88 years left
570 sqftS$735,000S$1,288 psf
Dec 2023
Nine Residences · 01-05 · Apartment · 88 years left
excluded: outlier
710 sqftS$870,000S$1,225 psf
Dec 2023
Nine Residences · 06-10 · Apartment · 88 years left
1,173 sqftS$1,350,000S$1,151 psf
Jun 2023
Nine Residences · 01-05 · Apartment · 89 years left
710 sqftS$930,000S$1,309 psf
May 2023
Nine Residences · 06-10 · Apartment · 89 years left
904 sqftS$1,150,000S$1,272 psf
May 2023
Nine Residences · 06-10 · Apartment · 89 years left
710 sqftS$888,000S$1,250 psf
May 2023
Nine Residences · 11-15 · Apartment · 89 years left
904 sqftS$1,080,000S$1,194 psf
Feb 2023
Nine Residences · 11-15 · Apartment · 89 years left
1,173 sqftS$1,390,000S$1,185 psf
Feb 2023
Nine Residences · 01-05 · Apartment · 89 years left
710 sqftS$933,000S$1,313 psf
Feb 2023
Nine Residences · 11-15 · Apartment · 89 years left
710 sqftS$905,000S$1,274 psf
Jan 2023
Nine Residences · 06-10 · Apartment · 89 years left
700 sqftS$870,000S$1,243 psf
Jan 2023
Nine Residences · 01-05 · Apartment · 89 years left
570 sqftS$720,000S$1,262 psf
Dec 2022
Nine Residences · 11-15 · Apartment · 89 years left
710 sqftS$880,000S$1,239 psf
Dec 2022
Nine Residences · 11-15 · Apartment · 89 years left
710 sqftS$920,000S$1,295 psf
Sept 2022
Nine Residences · 06-10 · Apartment · 89 years left
710 sqftS$933,000S$1,313 psf
Aug 2022
Nine Residences · 01-05 · Apartment · 89 years left
570 sqftS$715,000S$1,253 psf
Aug 2022
Nine Residences · 11-15 · Apartment · 89 years left
915 sqftS$1,030,000S$1,126 psf
Jul 2022
Nine Residences · 11-15 · Apartment · 90 years left
1,367 sqftS$1,690,000S$1,236 psf
Jul 2022
Nine Residences · 11-15 · Apartment · 90 years left
1,173 sqftS$1,378,000S$1,175 psf
Jun 2022
Nine Residences · 06-10 · Apartment · 90 years left
926 sqftS$1,060,000S$1,145 psf
May 2022
Nine Residences · 06-10 · Apartment · 90 years left
570 sqftS$700,000S$1,227 psf
May 2022
Nine Residences · 11-15 · Apartment · 90 years left
1,001 sqftS$1,100,000S$1,099 psf
Apr 2022
Nine Residences · 06-10 · Apartment · 90 years left
570 sqftS$700,000S$1,227 psf
Apr 2022
Nine Residences · 06-10 · Apartment · 90 years left
700 sqftS$805,000S$1,151 psf
Mar 2022
Nine Residences · 01-05 · Apartment · 90 years left
926 sqftS$1,020,000S$1,102 psf
Mar 2022
Nine Residences · 06-10 · Apartment · 90 years left
1,173 sqftS$1,300,000S$1,108 psf
Dec 2021
Nine Residences · 11-15 · Apartment · 90 years left
915 sqftS$1,028,000S$1,124 psf
Dec 2021
Nine Residences · 06-10 · Apartment · 90 years left
570 sqftS$700,000S$1,227 psf
Dec 2021
Nine Residences · 01-05 · Apartment · 90 years left
700 sqftS$782,000S$1,118 psf
Oct 2021
Nine Residences · 06-10 · Apartment · 90 years left
710 sqftS$810,000S$1,140 psf
See more

Showing 54 of 55.

Sale prices as filed in caveats.

Where the lease takes this

About 85 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 flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years80 yearsS$884,950S$977,056S$1,076,677S$1,107,037
10 years75 yearsS$812,349S$990,249S$1,202,475S$1,271,244
20 years65 yearsS$752,847S$1,118,692S$1,649,581S$1,843,655

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 4.58% 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.