Rental yields · District 9
Highest rental yields in District 9 — Orchard, River Valley, Cairnhill
Latest recorded sale Oct 2026
Which condos and apartments in District 9 have the highest rental yield?
Among condos, apartments and ECs in District 9 with at least 10 URA rental contracts and 5 recorded sales from Dec 2024 to Nov 2026, Up@Robertson Quay has the highest gross rental yield, at 4.43%: a median rent of S$7.64 psf a month against a median sale price of S$2,069 psf. Latest recorded sale Oct 2026. Gross yield before costs; indicative.
4.43%
How the ranking is worked out
Each project's gross yield is its own median rent per square foot, from URA rental contracts, times twelve, divided by its own median sale price per square foot, from recorded caveats, both from Dec 2024 to Nov 2026. A project is ranked only with at least 10 rental contracts and 5 sales in that window; transfers we filter out as unrepresentative never count. Condos, apartments and executive condominiums only: landed homes are sold by land area and let by floor area, so the two do not divide.
Gross yield is a year's rent divided by the price paid, before any cost. Net yield is what is left after property tax, maintenance or conservancy charges, agent fees, repairs and months without a tenant, and it is always lower. Mortgage interest comes off after that. We rank on gross yield because recorded rents and prices are the same for everyone, while costs are not.
Projects, highest gross yield first
| Project | Gross yield | Median rent | Median price |
|---|---|---|---|
| Up@Robertson Quayapartment · 99-year | 4.43% | S$7.64 psf a monthS$4,100 a month · 95 contracts, Q1 2025–Q3 2026 | S$2,069 psfS$1,132,500 · 8 sales, Dec 2024–Oct 2026 |
| Espadaapartment · freehold | 4.38% | S$8.57 psf a monthS$3,450 a month · 425 contracts, Q1 2025–Q3 2026 | S$2,348 psfS$1,320,000 · 18 sales, Jan 2025–Oct 2026 |
| Mackenzie 88apartment · freehold | 4.26% | S$6.11 psf a monthS$3,200 a month · 74 contracts, Q1 2025–Q3 2026 | S$1,722 psfS$805,000 · 6 sales, Jun 2025–Sep 2026 |
| Oue Twin Peakscondo · 99-year | 4.17% | S$7.78 psf a monthS$4,400 a month · 742 contracts, Q1 2025–Q3 2026 | S$2,237 psfS$2,380,000 · 45 sales, Dec 2024–Sep 2026 |
| Orchard Sophiaapartment · freehold | 4.10% | S$9.34 psf a monthS$5,025 a month · 10 contracts, Q3 2026–Q3 2026 | S$2,736 psfS$1,763,550 · 27 sales, Feb 2025–Feb 2026 |
| Vivaceapartment · 999-year | 4.08% | S$7.33 psf a monthS$3,500 a month · 183 contracts, Q1 2025–Q3 2026 | S$2,154 psfS$888,888 · 7 sales, Dec 2024–Dec 2025 |
| Cairnhill Nineapartment · 99-year | 3.97% | S$8.29 psf a monthS$6,500 a month · 333 contracts, Q1 2025–Q3 2026 | S$2,503 psfS$2,525,000 · 14 sales, Jan 2025–Jul 2026 |
| Suites At Orchardapartment · 99-year | 3.96% | S$6.91 psf a monthS$4,900 a month · 171 contracts, Q1 2025–Q3 2026 | S$2,095 psfS$1,248,000 · 7 sales, Dec 2024–Sep 2026 |
| Parc Sophiaapartment · freehold | 3.93% | S$5.82 psf a monthS$3,500 a month · 249 contracts, Q1 2025–Q3 2026 | S$1,778 psfS$1,231,000 · 12 sales, Jan 2025–Jul 2026 |
| Sophia Hillscondo · 99-year | 3.91% | S$6.91 psf a monthS$4,500 a month · 474 contracts, Q1 2025–Q3 2026 | S$2,118 psfS$1,480,000 · 47 sales, Dec 2024–Sep 2026 |
| Devonshire Residencesapartment · freehold | 3.88% | S$6.73 psf a monthS$3,500 a month · 165 contracts, Q1 2025–Q3 2026 | S$2,080 psfS$1,075,000 · 7 sales, Jan 2025–Sep 2026 |
| The Scotts Towercondo · 103-year | 3.84% | S$6.54 psf a monthS$4,550 a month · 449 contracts, Q1 2025–Q3 2026 | S$2,046 psfS$1,750,000 · 19 sales, Dec 2024–Oct 2026 |
| Liv On Sophiaapartment · freehold | 3.75% | S$7.27 psf a monthS$4,200 a month · 102 contracts, Q1 2025–Q3 2026 | S$2,325 psfS$1,235,000 · 6 sales, Jan 2025–Apr 2026 |
| Orchard Courtapartment · 99-year | 3.75% | S$4.41 psf a monthS$6,400 a month · 13 contracts, Q1 2025–Q3 2026 | S$1,411 psfS$2,050,000 · 5 sales, Sep 2025–Sep 2026 |
| Martin Moderncondo · 99-year | 3.69% | S$8.59 psf a monthS$7,500 a month · 416 contracts, Q1 2025–Q3 2026 | S$2,792 psfS$2,415,000 · 56 sales, Dec 2024–Sep 2026 |
| The Rise @ Oxley - Residencesapartment · freehold | 3.59% | S$6.92 psf a monthS$4,200 a month · 194 contracts, Q1 2025–Q3 2026 | S$2,313 psfS$1,494,000 · 10 sales, Mar 2025–Oct 2026 |
| Orchard Scottscondo · 99-year | 3.56% | S$5.16 psf a monthS$9,950 a month · 172 contracts, Q1 2025–Q3 2026 | S$1,740 psfS$3,815,000 · 14 sales, Feb 2025–Aug 2026 |
| Vidaapartment · freehold | 3.49% | S$6.18 psf a monthS$3,800 a month · 177 contracts, Q1 2025–Q3 2026 | S$2,126 psfS$1,110,000 · 12 sales, Feb 2025–Aug 2026 |
| The Metzcondo · freehold | 3.46% | S$7.51 psf a monthS$6,100 a month · 197 contracts, Q1 2025–Q3 2026 | S$2,603 psfS$1,600,000 · 10 sales, Dec 2024–Sep 2026 |
| Leonie Suitesapartment · 99-year | 3.46% | S$5.84 psf a monthS$5,200 a month · 92 contracts, Q1 2025–Q3 2026 | S$2,025 psfS$1,885,000 · 10 sales, Jan 2025–Sep 2026 |
| 1919apartment · freehold | 3.45% | S$6.36 psf a monthS$3,800 a month · 95 contracts, Q1 2025–Q3 2026 | S$2,211 psfS$1,452,500 · 6 sales, Apr 2025–Aug 2026 |
| Starlight Suitesapartment · freehold | 3.41% | S$6.07 psf a monthS$4,700 a month · 123 contracts, Q1 2025–Q3 2026 | S$2,133 psfS$2,036,500 · 8 sales, Jan 2025–Sep 2026 |
| 8 @ Mount Sophiacondo · 103-year | 3.38% | S$5.00 psf a monthS$5,500 a month · 291 contracts, Q1 2025–Q3 2026 | S$1,776 psfS$1,900,000 · 19 sales, Jan 2025–Sep 2026 |
| The Quaysideapartment · 99-year | 3.37% | S$4.58 psf a monthS$6,700 a month · 48 contracts, Q1 2025–Q3 2026 | S$1,632 psfS$2,182,500 · 12 sales, Dec 2024–Jun 2026 |
| Rv Altitudeapartment · freehold | 3.36% | S$7.73 psf a monthS$4,500 a month · 233 contracts, Q1 2025–Q3 2026 | S$2,763 psfS$1,650,000 · 8 sales, Mar 2025–Sep 2026 |
| Liv On Wilkieapartment · freehold | 3.36% | S$6.40 psf a monthS$3,200 a month · 72 contracts, Q1 2025–Q3 2026 | S$2,288 psfS$1,225,000 · 8 sales, Dec 2024–Aug 2026 |
| Irwell Hill Residencesapartment · 99-year | 3.33% | S$8.31 psf a monthS$5,000 a month · 844 contracts, Q1 2025–Q3 2026 | S$2,996 psfS$2,002,500 · 22 sales, Jun 2025–Oct 2026 |
| The Orchard Residencesapartment · 99-year | 3.32% | S$8.42 psf a monthS$18,000 a month · 133 contracts, Q1 2025–Q3 2026 | S$3,041 psfS$7,700,000 · 9 sales, Dec 2024–Sep 2026 |
| Kopar At Newtonapartment · 99-year | 3.29% | S$7.08 psf a monthS$4,600 a month · 374 contracts, Q1 2025–Q3 2026 | S$2,580 psfS$2,033,000 · 42 sales, Dec 2024–Sep 2026 |
| Waterford Residenceapartment · 999-year | 3.24% | S$5.56 psf a monthS$6,450 a month · 106 contracts, Q1 2025–Q3 2026 | S$2,058 psfS$2,769,000 · 18 sales, Jan 2025–Sep 2026 |
| Martin No 38apartment · freehold | 3.22% | S$7.13 psf a monthS$7,900 a month · 73 contracts, Q1 2025–Q3 2026 | S$2,660 psfS$3,075,000 · 15 sales, Jan 2025–Oct 2026 |
| The Boutiqapartment · freehold | 3.20% | S$6.00 psf a monthS$4,900 a month · 241 contracts, Q1 2025–Q3 2026 | S$2,250 psfS$1,800,000 · 5 sales, Jan 2025–Aug 2026 |
| Hill Houseapartment · 999-year | 3.12% | S$8.00 psf a monthS$4,000 a month · 54 contracts, Q1 2026–Q3 2026 | S$3,075 psfS$1,820,000 · 43 sales, Dec 2024–Dec 2025 |
| The Laurelscondo · freehold | 3.09% | S$7.27 psf a monthS$6,500 a month · 272 contracts, Q1 2025–Q3 2026 | S$2,822 psfS$2,740,000 · 14 sales, Jan 2025–Aug 2026 |
| The Wharf Residencecondo · 999-year | 3.08% | S$6.19 psf a monthS$6,700 a month · 166 contracts, Q1 2025–Q3 2026 | S$2,412 psfS$2,790,000 · 11 sales, Feb 2025–Dec 2025 |
| Lucky Plazaapartment · freehold | 3.07% | S$5.00 psf a monthS$4,875 a month · 64 contracts, Q1 2025–Q3 2026 | S$1,955 psfS$2,955,000 · 5 sales, Dec 2024–Sep 2026 |
| The Pier At Robertsonapartment · freehold | 3.06% | S$5.95 psf a monthS$4,500 a month · 336 contracts, Q1 2025–Q3 2026 | S$2,330 psfS$1,600,000 · 9 sales, Jan 2025–Oct 2026 |
| Lumaapartment · freehold | 3.02% | S$5.37 psf a monthS$4,900 a month · 105 contracts, Q1 2025–Q3 2026 | S$2,131 psfS$1,615,000 · 6 sales, Jan 2025–Jun 2026 |
| Parc Emilycondo · freehold | 3.01% | S$5.28 psf a monthS$4,950 a month · 340 contracts, Q1 2025–Q3 2026 | S$2,104 psfS$1,920,000 · 25 sales, Dec 2024–Sep 2026 |
| 8 Rodykapartment · freehold | 3.01% | S$6.04 psf a monthS$7,600 a month · 32 contracts, Q1 2025–Q3 2026 | S$2,410 psfS$3,000,000 · 5 sales, Dec 2024–Feb 2026 |
| 8 Saint Thomascondo · freehold | 2.99% | S$7.62 psf a monthS$6,500 a month · 260 contracts, Q1 2025–Q3 2026 | S$3,064 psfS$2,806,944 · 12 sales, Dec 2024–Jul 2026 |
| Horizon Towerscondo · 99-year | 2.99% | S$3.45 psf a monthS$8,275 a month · 128 contracts, Q1 2025–Q3 2026 | S$1,383 psfS$3,400,000 · 19 sales, Dec 2024–Mar 2026 |
| Watermark Robertson Quayapartment · freehold | 2.97% | S$5.71 psf a monthS$6,100 a month · 182 contracts, Q1 2025–Q3 2026 | S$2,304 psfS$2,650,000 · 13 sales, Mar 2025–Jul 2026 |
| The Suites At Centralcondo · freehold | 2.95% | S$6.20 psf a monthS$8,325 a month · 168 contracts, Q1 2025–Q3 2026 | S$2,524 psfS$3,635,000 · 8 sales, Jan 2025–Feb 2026 |
| Scotts Squareapartment · freehold | 2.94% | S$7.92 psf a monthS$5,800 a month · 532 contracts, Q1 2025–Q3 2026 | S$3,228 psfS$3,080,000 · 13 sales, Jan 2025–Oct 2026 |
| Robertson 100apartment · freehold | 2.92% | S$5.71 psf a monthS$5,200 a month · 198 contracts, Q1 2025–Q3 2026 | S$2,351 psfS$2,268,888 · 9 sales, Apr 2025–Aug 2026 |
| Visioncrestapartment · freehold | 2.90% | S$5.79 psf a monthS$5,300 a month · 286 contracts, Q1 2025–Q3 2026 | S$2,395 psfS$2,220,000 · 19 sales, Dec 2024–Jul 2026 |
| Sophia Residencecondo · freehold | 2.89% | S$4.97 psf a monthS$6,500 a month · 227 contracts, Q1 2025–Q3 2026 | S$2,061 psfS$2,820,000 · 6 sales, Dec 2024–Sep 2026 |
| One Devonshirecondo · freehold | 2.88% | S$6.70 psf a monthS$9,000 a month · 156 contracts, Q1 2025–Q3 2026 | S$2,786 psfS$3,400,000 · 9 sales, Jun 2025–Aug 2026 |
| 111 Emerald Hillapartment · freehold | 2.87% | S$5.64 psf a monthS$12,300 a month · 21 contracts, Q1 2025–Q3 2026 | S$2,358 psfS$5,100,000 · 5 sales, Aug 2025–Aug 2026 |
| Martin Place Residencescondo · freehold | 2.85% | S$6.57 psf a monthS$7,400 a month · 330 contracts, Q1 2025–Q3 2026 | S$2,768 psfS$3,615,000 · 16 sales, Feb 2025–Sep 2026 |
| Belle Vue Residencescondo · freehold | 2.84% | S$5.13 psf a monthS$10,500 a month · 102 contracts, Q1 2025–Q3 2026 | S$2,169 psfS$4,280,000 · 23 sales, Feb 2025–Oct 2026 |
| The Botanic On Lloydcondo · freehold | 2.84% | S$5.49 psf a monthS$10,000 a month · 38 contracts, Q1 2025–Q3 2026 | S$2,319 psfS$5,380,000 · 5 sales, Jan 2025–Sep 2026 |
| Waterscape At Cavenaghapartment · freehold | 2.83% | S$5.03 psf a monthS$5,500 a month · 195 contracts, Q1 2025–Q3 2026 | S$2,131 psfS$2,810,000 · 14 sales, Dec 2024–May 2026 |
| St Thomas Suitescondo · freehold | 2.82% | S$5.46 psf a monthS$11,200 a month · 127 contracts, Q1 2025–Q3 2026 | S$2,320 psfS$5,900,000 · 15 sales, Dec 2024–Aug 2026 |
| Riveria Gardensapartment · freehold | 2.78% | S$5.68 psf a monthS$5,550 a month · 24 contracts, Q1 2025–Q3 2026 | S$2,451 psfS$2,869,000 · 6 sales, Apr 2025–Apr 2026 |
| The Vermont On Cairnhillapartment · freehold | 2.75% | S$5.86 psf a monthS$5,500 a month · 149 contracts, Q1 2025–Q3 2026 | S$2,558 psfS$3,669,000 · 12 sales, Jun 2025–Sep 2026 |
| Leonie Gardenscondo · 99-year | 2.75% | S$4.00 psf a monthS$8,500 a month · 97 contracts, Q1 2025–Q3 2026 | S$1,748 psfS$3,210,000 · 15 sales, Dec 2024–Sep 2026 |
| The Avenircondo · freehold | 2.72% | S$8.09 psf a monthS$6,640 a month · 319 contracts, Q1 2025–Q3 2026 | S$3,564 psfS$2,976,000 · 9 sales, Feb 2025–Oct 2025 |
| Rivergateapartment · freehold | 2.69% | S$6.67 psf a monthS$9,900 a month · 552 contracts, Q1 2025–Q3 2026 | S$2,971 psfS$5,050,000 · 25 sales, Dec 2024–Oct 2026 |
| Urbanacondo · freehold | 2.68% | S$5.66 psf a monthS$7,000 a month · 129 contracts, Q1 2025–Q3 2026 | S$2,536 psfS$3,330,000 · 7 sales, Jan 2025–Jun 2026 |
| Leonie Hill Residencesapartment · freehold | 2.68% | S$5.52 psf a monthS$7,500 a month · 57 contracts, Q1 2025–Q3 2026 | S$2,473 psfS$3,428,444 · 6 sales, Feb 2025–Jul 2026 |
| The Imperialcondo · freehold | 2.67% | S$5.66 psf a monthS$8,000 a month · 125 contracts, Q1 2025–Q3 2026 | S$2,546 psfS$3,789,000 · 10 sales, Dec 2024–Sep 2026 |
| Hilltopscondo · freehold | 2.66% | S$7.42 psf a monthS$9,700 a month · 210 contracts, Q1 2025–Q3 2026 | S$3,344 psfS$5,340,000 · 24 sales, Dec 2024–Sep 2026 |
| Helios Residencesapartment · freehold | 2.64% | S$5.45 psf a monthS$9,000 a month · 94 contracts, Q1 2025–Q3 2026 | S$2,473 psfS$3,902,888 · 13 sales, Jan 2025–Jul 2026 |
| Ue Squareapartment · 929-year | 2.63% | S$4.78 psf a monthS$5,300 a month · 364 contracts, Q1 2025–Q3 2026 | S$2,177 psfS$2,410,000 · 17 sales, Dec 2024–Sep 2026 |
| The Trilliumcondo · freehold | 2.63% | S$5.93 psf a monthS$10,000 a month · 184 contracts, Q1 2025–Q3 2026 | S$2,706 psfS$4,850,000 · 13 sales, Dec 2024–Oct 2026 |
| Paterson Suitescondo · freehold | 2.63% | S$6.04 psf a monthS$10,500 a month · 104 contracts, Q1 2025–Q3 2026 | S$2,750 psfS$5,100,000 · 9 sales, Jul 2025–May 2026 |
| Tribecacondo · freehold | 2.61% | S$5.56 psf a monthS$5,500 a month · 168 contracts, Q1 2025–Q3 2026 | S$2,555 psfS$2,780,000 · 9 sales, Dec 2024–Sep 2026 |
| Centennia Suitescondo · freehold | 2.61% | S$6.16 psf a monthS$9,100 a month · 84 contracts, Q1 2025–Q3 2026 | S$2,831 psfS$5,125,000 · 8 sales, Mar 2025–Oct 2026 |
| La Crystalapartment · freehold | 2.60% | S$4.53 psf a monthS$4,625 a month · 70 contracts, Q1 2025–Q3 2026 | S$2,088 psfS$2,218,000 · 7 sales, Dec 2024–Sep 2026 |
| Cityvista Residencescondo · freehold | 2.58% | S$4.45 psf a monthS$11,500 a month · 68 contracts, Q1 2025–Q3 2026 | S$2,067 psfS$5,430,000 · 10 sales, Dec 2024–May 2026 |
| Cairnhill Crestcondo · freehold | 2.56% | S$5.06 psf a monthS$8,200 a month · 198 contracts, Q1 2025–Q3 2026 | S$2,368 psfS$4,268,000 · 15 sales, Dec 2024–Jul 2026 |
| Mirage Towercondo · freehold | 2.55% | S$4.96 psf a monthS$5,500 a month · 255 contracts, Q1 2025–Q3 2026 | S$2,336 psfS$2,925,000 · 16 sales, Jan 2025–Sep 2026 |
| The Patersoncondo · freehold | 2.51% | S$5.10 psf a monthS$7,000 a month · 66 contracts, Q1 2025–Q3 2026 | S$2,437 psfS$3,978,888 · 5 sales, Feb 2025–Apr 2026 |
| Leonie Parc Viewapartment · freehold | 2.50% | S$5.74 psf a monthS$11,925 a month · 16 contracts, Q1 2025–Q3 2026 | S$2,752 psfS$5,733,000 · 6 sales, Mar 2025–Oct 2026 |
| Cairnhill Residencesapartment · freehold | 2.47% | S$5.47 psf a monthS$6,400 a month · 79 contracts, Q1 2025–Q3 2026 | S$2,654 psfS$3,099,000 · 8 sales, Jan 2025–Jul 2026 |
| Aspen Heightscondo · 999-year | 2.46% | S$4.78 psf a monthS$6,500 a month · 528 contracts, Q1 2025–Q3 2026 | S$2,333 psfS$3,150,000 · 28 sales, Dec 2024–Sep 2026 |
| Paterson Residencecondo · freehold | 2.45% | S$5.56 psf a monthS$7,800 a month · 105 contracts, Q1 2025–Q3 2026 | S$2,719 psfS$3,700,000 · 7 sales, Dec 2024–Apr 2026 |
| Claremontapartment · freehold | 2.44% | S$4.26 psf a monthS$5,300 a month · 41 contracts, Q1 2025–Q3 2026 | S$2,099 psfS$2,440,000 · 5 sales, Mar 2025–Jul 2026 |
| Tiaracondo · freehold | 2.42% | S$5.04 psf a monthS$6,400 a month · 214 contracts, Q1 2025–Q3 2026 | S$2,499 psfS$3,274,000 · 14 sales, Jun 2025–Jul 2026 |
| The Morningsideapartment · freehold | 2.41% | S$4.38 psf a monthS$8,000 a month · 58 contracts, Q1 2025–Q3 2026 | S$2,185 psfS$3,880,000 · 5 sales, Feb 2025–Jul 2026 |
| Scotts Highparkcondo · freehold | 2.38% | S$4.78 psf a monthS$6,450 a month · 17 contracts, Q1 2025–Q3 2026 | S$2,409 psfS$4,300,000 · 5 sales, Jun 2025–Apr 2026 |
| Yong An Parkcondo · freehold | 2.32% | S$4.35 psf a monthS$7,925 a month · 102 contracts, Q1 2025–Q3 2026 | S$2,250 psfS$7,000,000 · 7 sales, Feb 2025–Sep 2026 |
| The Regaliaapartment · freehold | 2.23% | S$4.40 psf a monthS$5,500 a month · 86 contracts, Q1 2025–Q3 2026 | S$2,368 psfS$2,955,000 · 9 sales, Dec 2024–Jul 2026 |
| Kim Sia Courtapartment · freehold | 2.18% | S$3.81 psf a monthS$4,700 a month · 137 contracts, Q1 2025–Q3 2026 | S$2,097 psfS$2,918,000 · 13 sales, Dec 2024–Sep 2026 |
| Cavenagh Courtapartment · freehold | 2.17% | S$3.51 psf a monthS$6,500 a month · 26 contracts, Q2 2025–Q3 2026 | S$1,943 psfS$3,618,000 · 5 sales, Dec 2024–Oct 2026 |
| Grange Heightsapartment · freehold | 2.15% | S$3.61 psf a monthS$8,225 a month · 52 contracts, Q1 2025–Q3 2026 | S$2,017 psfS$4,823,000 · 8 sales, Feb 2025–Sep 2026 |
| Casa Cairnhillapartment · freehold | 1.96% | S$3.62 psf a monthS$5,950 a month · 48 contracts, Q1 2025–Q3 2026 | S$2,219 psfS$3,630,000 · 5 sales, Jul 2025–Aug 2026 |
| The Claymorecondo · freehold | 1.77% | S$4.53 psf a monthS$12,000 a month · 81 contracts, Q1 2025–Q3 2026 | S$3,078 psfS$8,250,000 · 6 sales, Feb 2025–Sep 2026 |