Rental yields · District 9
Highest rental yields in District 9 — Orchard, River Valley, Cairnhill
Latest recorded sale Sep 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 Oct 2024 to Sep 2026, Up@robertson Quay has the highest gross rental yield, at 4.41%: a median rent of S$7.64 psf a month against a median sale price of S$2,077 psf. Latest recorded sale May 2026. Gross yield before costs; indicative.
4.41%
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 Oct 2024 to Sep 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 | 4.41% | S$7.64 psf a monthS$4,200 a month · 51 contracts, Q4 2024–Q2 2026 | S$2,077 psfS$1,125,000 · 7 sales, Dec 2024–May 2026 |
| Mackenzie 88apartment · freehold | 4.36% | S$6.00 psf a monthS$3,200 a month · 49 contracts, Q4 2024–Q2 2026 | S$1,651 psfS$791,000 · 6 sales, Oct 2024–May 2026 |
| Espadaapartment · freehold | 4.35% | S$8.57 psf a monthS$3,450 a month · 242 contracts, Q4 2024–Q2 2026 | S$2,366 psfS$1,240,000 · 17 sales, Jan 2025–Jul 2026 |
| Oue Twin Peakscondo · 99-year | 4.19% | S$7.82 psf a monthS$4,500 a month · 406 contracts, Q4 2024–Q2 2026 | S$2,237 psfS$2,394,444 · 46 sales, Oct 2024–Sep 2026 |
| Vivaceapartment · 999-year | 4.08% | S$7.33 psf a monthS$3,425 a month · 102 contracts, Q4 2024–Q2 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 · 189 contracts, Q4 2024–Q2 2026 | S$2,503 psfS$2,525,000 · 14 sales, Jan 2025–Jul 2026 |
| Suites At Orchardapartment · 99-year | 3.96% | S$6.92 psf a monthS$4,850 a month · 96 contracts, Q4 2024–Q2 2026 | S$2,098 psfS$1,234,000 · 6 sales, Dec 2024–Nov 2025 |
| Sophia Hillscondo · 99-year | 3.90% | S$6.92 psf a monthS$4,500 a month · 311 contracts, Q4 2024–Q2 2026 | S$2,128 psfS$1,488,888 · 51 sales, Oct 2024–Aug 2026 |
| Parc Sophiaapartment · freehold | 3.90% | S$5.78 psf a monthS$3,500 a month · 146 contracts, Q4 2024–Q2 2026 | S$1,776 psfS$1,262,000 · 15 sales, Oct 2024–Jul 2026 |
| Devonshire Residencesapartment · freehold | 3.90% | S$6.89 psf a monthS$3,500 a month · 102 contracts, Q4 2024–Q2 2026 | S$2,121 psfS$1,075,000 · 7 sales, Nov 2024–Feb 2026 |
| The Scotts Towercondo · 103-year | 3.85% | S$6.51 psf a monthS$4,587 a month · 248 contracts, Q4 2024–Q2 2026 | S$2,029 psfS$1,525,000 · 18 sales, Dec 2024–Aug 2026 |
| Illuminaire On Devonshireapartment · freehold | 3.76% | S$7.11 psf a monthS$3,725 a month · 84 contracts, Q4 2024–Q2 2026 | S$2,269 psfS$1,050,000 · 5 sales, Oct 2024–Nov 2025 |
| Liv On Sophiaapartment · freehold | 3.75% | S$7.27 psf a monthS$4,150 a month · 63 contracts, Q4 2024–Q2 2026 | S$2,325 psfS$1,235,000 · 6 sales, Jan 2025–Apr 2026 |
| Martin Moderncondo · 99-year | 3.73% | S$8.57 psf a monthS$7,500 a month · 233 contracts, Q4 2024–Q2 2026 | S$2,759 psfS$2,400,000 · 61 sales, Oct 2024–Sep 2026 |
| The Rise @ Oxley - Residencesapartment · freehold | 3.62% | S$6.92 psf a monthS$4,200 a month · 99 contracts, Q4 2024–Q2 2026 | S$2,292 psfS$1,482,000 · 11 sales, Oct 2024–Aug 2026 |
| Orchard Scottscondo · 99-year | 3.60% | S$5.22 psf a monthS$9,900 a month · 119 contracts, Q4 2024–Q2 2026 | S$1,740 psfS$3,815,000 · 14 sales, Feb 2025–Aug 2026 |
| Leonie Suitesapartment · 99-year | 3.53% | S$5.82 psf a monthS$5,200 a month · 54 contracts, Q4 2024–Q2 2026 | S$1,977 psfS$1,845,000 · 9 sales, Oct 2024–May 2026 |
| Vidaapartment · freehold | 3.49% | S$6.18 psf a monthS$3,975 a month · 116 contracts, Q4 2024–Q2 2026 | S$2,126 psfS$1,110,000 · 12 sales, Feb 2025–Aug 2026 |
| The Metzcondo · freehold | 3.45% | S$7.52 psf a monthS$5,000 a month · 119 contracts, Q4 2024–Q2 2026 | S$2,613 psfS$1,600,000 · 10 sales, Oct 2024–Aug 2026 |
| 8 @ Mount Sophiacondo · 103-year | 3.44% | S$4.97 psf a monthS$5,550 a month · 205 contracts, Q4 2024–Q2 2026 | S$1,733 psfS$1,869,000 · 20 sales, Oct 2024–Jul 2026 |
| 1919apartment · freehold | 3.43% | S$6.36 psf a monthS$3,800 a month · 67 contracts, Q4 2024–Q2 2026 | S$2,227 psfS$1,535,000 · 7 sales, Nov 2024–Aug 2026 |
| Rv Altitudeapartment · freehold | 3.38% | S$7.78 psf a monthS$4,400 a month · 135 contracts, Q4 2024–Q2 2026 | S$2,763 psfS$1,662,500 · 8 sales, Oct 2024–Apr 2026 |
| Starlight Suitesapartment · freehold | 3.38% | S$6.00 psf a monthS$4,700 a month · 81 contracts, Q4 2024–Q2 2026 | S$2,133 psfS$1,700,000 · 8 sales, Oct 2024–May 2026 |
| The Quaysideapartment · 99-year | 3.35% | S$4.55 psf a monthS$6,875 a month · 34 contracts, Q4 2024–Q2 2026 | S$1,632 psfS$2,182,500 · 12 sales, Dec 2024–Jun 2026 |
| Irwell Hill Residencesapartment · 99-year | 3.31% | S$8.27 psf a monthS$5,000 a month · 421 contracts, Q1 2025–Q2 2026 | S$2,996 psfS$2,000,000 · 18 sales, Jun 2025–Jul 2026 |
| The Orchard Residencesapartment · 99-year | 3.31% | S$8.40 psf a monthS$18,000 a month · 74 contracts, Q4 2024–Q2 2026 | S$3,041 psfS$7,700,000 · 9 sales, Dec 2024–Sep 2026 |
| Kopar At Newtonapartment · 99-year | 3.22% | S$6.92 psf a monthS$4,600 a month · 209 contracts, Q4 2024–Q2 2026 | S$2,580 psfS$2,280,000 · 42 sales, Oct 2024–Aug 2026 |
| Waterford Residenceapartment · 999-year | 3.22% | S$5.52 psf a monthS$6,400 a month · 79 contracts, Q4 2024–Q2 2026 | S$2,058 psfS$2,738,000 · 17 sales, Oct 2024–Sep 2026 |
| Martin No 38apartment · freehold | 3.21% | S$7.13 psf a monthS$7,750 a month · 46 contracts, Q4 2024–Q2 2026 | S$2,669 psfS$3,092,500 · 16 sales, Oct 2024–Jul 2026 |
| The Boutiqapartment · freehold | 3.20% | S$6.00 psf a monthS$4,900 a month · 143 contracts, Q4 2024–Q2 2026 | S$2,250 psfS$1,800,000 · 5 sales, Jan 2025–Aug 2026 |
| One Oxley Riseapartment · freehold | 3.18% | S$5.27 psf a monthS$4,300 a month · 73 contracts, Q4 2024–Q2 2026 | S$1,991 psfS$2,194,000 · 6 sales, Oct 2024–Sep 2026 |
| Liv On Wilkieapartment · freehold | 3.18% | S$6.00 psf a monthS$3,200 a month · 48 contracts, Q4 2024–Q2 2026 | S$2,262 psfS$1,220,000 · 9 sales, Nov 2024–Aug 2026 |
| Newton Edgeapartment · freehold | 3.14% | S$5.45 psf a monthS$3,700 a month · 73 contracts, Q4 2024–Q2 2026 | S$2,081 psfS$1,435,000 · 6 sales, Oct 2024–Feb 2026 |
| The Laurelscondo · freehold | 3.09% | S$7.27 psf a monthS$6,475 a month · 154 contracts, Q4 2024–Q2 2026 | S$2,822 psfS$2,740,000 · 14 sales, Jan 2025–Aug 2026 |
| Hill Houseapartment · 999-year | 3.09% | S$8.00 psf a monthS$3,700 a month · 11 contracts, Q1 2026–Q2 2026 | S$3,104 psfS$1,546,000 · 47 sales, Oct 2024–Dec 2025 |
| The Wharf Residencecondo · 999-year | 3.08% | S$6.19 psf a monthS$6,800 a month · 112 contracts, Q4 2024–Q2 2026 | S$2,414 psfS$2,770,000 · 12 sales, Oct 2024–Dec 2025 |
| The Pier At Robertsonapartment · freehold | 3.05% | S$6.00 psf a monthS$4,500 a month · 186 contracts, Q4 2024–Q2 2026 | S$2,362 psfS$1,780,000 · 9 sales, Oct 2024–Sep 2026 |
| Parc Emilycondo · freehold | 3.02% | S$5.28 psf a monthS$4,900 a month · 218 contracts, Q4 2024–Q2 2026 | S$2,100 psfS$1,920,000 · 27 sales, Oct 2024–Aug 2026 |
| Lumaapartment · freehold | 3.02% | S$5.37 psf a monthS$4,900 a month · 55 contracts, Q4 2024–Q2 2026 | S$2,135 psfS$1,635,000 · 7 sales, Nov 2024–Jun 2026 |
| Lucky Plazaapartment · freehold | 3.00% | S$4.94 psf a monthS$5,000 a month · 47 contracts, Q4 2024–Q2 2026 | S$1,977 psfS$2,952,500 · 6 sales, Nov 2024–Sep 2026 |
| Klimt Cairnhillapartment · freehold | 2.99% | S$8.26 psf a monthS$10,800 a month · 70 contracts, Q3 2025–Q2 2026 | S$3,319 psfS$4,726,960 · 14 sales, Oct 2024–Jul 2026 |
| 8 Rodykapartment · freehold | 2.97% | S$5.96 psf a monthS$7,425 a month · 28 contracts, Q4 2024–Q2 2026 | S$2,410 psfS$3,000,000 · 5 sales, Dec 2024–Feb 2026 |
| Watermark Robertson Quayapartment · freehold | 2.96% | S$5.68 psf a monthS$6,000 a month · 134 contracts, Q4 2024–Q2 2026 | S$2,304 psfS$2,650,000 · 13 sales, Mar 2025–Jul 2026 |
| Horizon Towerscondo · 99-year | 2.95% | S$3.40 psf a monthS$8,200 a month · 87 contracts, Q4 2024–Q2 2026 | S$1,383 psfS$3,390,000 · 22 sales, Oct 2024–Mar 2026 |
| Scotts Squareapartment · freehold | 2.93% | S$7.89 psf a monthS$5,925 a month · 278 contracts, Q4 2024–Q2 2026 | S$3,227 psfS$3,132,500 · 14 sales, Oct 2024–Apr 2026 |
| 8 Saint Thomascondo · freehold | 2.93% | S$7.48 psf a monthS$6,500 a month · 157 contracts, Q4 2024–Q2 2026 | S$3,064 psfS$2,806,944 · 14 sales, Oct 2024–Jul 2026 |
| The Suites At Centralcondo · freehold | 2.90% | S$6.07 psf a monthS$8,050 a month · 103 contracts, Q4 2024–Q2 2026 | S$2,509 psfS$3,690,000 · 9 sales, Oct 2024–Feb 2026 |
| Visioncrestapartment · freehold | 2.89% | S$5.79 psf a monthS$5,400 a month · 192 contracts, Q4 2024–Q2 2026 | S$2,401 psfS$2,226,000 · 20 sales, Nov 2024–Jul 2026 |
| Robertson 100apartment · freehold | 2.89% | S$5.65 psf a monthS$5,100 a month · 121 contracts, Q4 2024–Q2 2026 | S$2,346 psfS$2,318,444 · 10 sales, Nov 2024–Aug 2026 |
| One Devonshirecondo · freehold | 2.87% | S$6.67 psf a monthS$9,000 a month · 101 contracts, Q4 2024–Q2 2026 | S$2,786 psfS$3,400,000 · 9 sales, Jun 2025–Aug 2026 |
| Martin Place Residencescondo · freehold | 2.86% | S$6.57 psf a monthS$7,200 a month · 194 contracts, Q4 2024–Q2 2026 | S$2,758 psfS$3,400,000 · 17 sales, Oct 2024–Sep 2026 |
| Belle Vue Residencescondo · freehold | 2.84% | S$5.13 psf a monthS$10,500 a month · 73 contracts, Q4 2024–Q2 2026 | S$2,169 psfS$4,360,000 · 21 sales, Feb 2025–Sep 2026 |
| The Botanic On Lloydcondo · freehold | 2.83% | S$5.48 psf a monthS$9,850 a month · 28 contracts, Q4 2024–Q2 2026 | S$2,323 psfS$5,125,000 · 5 sales, Oct 2024–Apr 2026 |
| St Thomas Suitescondo · freehold | 2.81% | S$5.41 psf a monthS$10,900 a month · 80 contracts, Q4 2024–Q2 2026 | S$2,312 psfS$5,875,000 · 16 sales, Nov 2024–Aug 2026 |
| 111 Emerald Hillapartment · freehold | 2.81% | S$5.51 psf a monthS$12,150 a month · 16 contracts, Q4 2024–Q2 2026 | S$2,351 psfS$5,325,000 · 6 sales, Nov 2024–Aug 2026 |
| Sophia Residencecondo · freehold | 2.80% | S$4.86 psf a monthS$6,500 a month · 165 contracts, Q4 2024–Q2 2026 | S$2,082 psfS$2,800,000 · 7 sales, Oct 2024–May 2026 |
| Waterscape At Cavenaghapartment · freehold | 2.80% | S$4.95 psf a monthS$5,600 a month · 154 contracts, Q4 2024–Q2 2026 | S$2,124 psfS$2,810,000 · 16 sales, Oct 2024–May 2026 |
| Leonie Gardenscondo · 99-year | 2.75% | S$4.00 psf a monthS$8,500 a month · 68 contracts, Q4 2024–Q2 2026 | S$1,745 psfS$3,555,000 · 16 sales, Oct 2024–Sep 2026 |
| The Vermont On Cairnhillapartment · freehold | 2.74% | S$5.88 psf a monthS$5,700 a month · 90 contracts, Q4 2024–Q2 2026 | S$2,572 psfS$3,689,000 · 10 sales, Jun 2025–Mar 2026 |
| Riveria Gardensapartment · freehold | 2.73% | S$5.58 psf a monthS$5,700 a month · 22 contracts, Q4 2024–Q2 2026 | S$2,457 psfS$3,350,000 · 7 sales, Oct 2024–Apr 2026 |
| Rivergateapartment · freehold | 2.69% | S$6.67 psf a monthS$9,900 a month · 313 contracts, Q4 2024–Q2 2026 | S$2,971 psfS$4,950,000 · 25 sales, Oct 2024–Aug 2026 |
| The Avenircondo · freehold | 2.69% | S$8.00 psf a monthS$6,800 a month · 221 contracts, Q4 2024–Q2 2026 | S$3,564 psfS$2,976,000 · 9 sales, Feb 2025–Oct 2025 |
| The Cosmopolitancondo · freehold | 2.68% | S$6.30 psf a monthS$8,400 a month · 154 contracts, Q4 2024–Q2 2026 | S$2,817 psfS$3,730,000 · 5 sales, Nov 2024–Dec 2025 |
| The Imperialcondo · freehold | 2.68% | S$5.66 psf a monthS$8,000 a month · 94 contracts, Q4 2024–Q2 2026 | S$2,532 psfS$3,828,000 · 11 sales, Nov 2024–Sep 2026 |
| La Crystalapartment · freehold | 2.68% | S$4.64 psf a monthS$4,950 a month · 48 contracts, Q4 2024–Q2 2026 | S$2,075 psfS$2,233,000 · 6 sales, Dec 2024–Jul 2026 |
| Leonie Hill Residencesapartment · freehold | 2.66% | S$5.48 psf a monthS$7,350 a month · 46 contracts, Q4 2024–Q2 2026 | S$2,470 psfS$3,418,000 · 7 sales, Oct 2024–Jul 2026 |
| Urbanacondo · freehold | 2.65% | S$5.59 psf a monthS$6,800 a month · 71 contracts, Q4 2024–Q2 2026 | S$2,536 psfS$3,275,000 · 8 sales, Nov 2024–Jun 2026 |
| Ue Squareapartment · 929-year | 2.64% | S$4.75 psf a monthS$5,200 a month · 224 contracts, Q4 2024–Q2 2026 | S$2,157 psfS$2,428,000 · 21 sales, Oct 2024–Mar 2026 |
| Tribecacondo · freehold | 2.64% | S$5.59 psf a monthS$5,500 a month · 94 contracts, Q4 2024–Q2 2026 | S$2,538 psfS$2,610,000 · 10 sales, Oct 2024–Sep 2025 |
| Helios Residencesapartment · freehold | 2.64% | S$5.44 psf a monthS$8,800 a month · 63 contracts, Q4 2024–Q2 2026 | S$2,473 psfS$3,902,888 · 13 sales, Jan 2025–Jul 2026 |
| Paterson Suitescondo · freehold | 2.64% | S$6.05 psf a monthS$10,500 a month · 61 contracts, Q4 2024–Q2 2026 | S$2,750 psfS$5,100,000 · 9 sales, Jul 2025–May 2026 |
| The Trilliumcondo · freehold | 2.61% | S$5.89 psf a monthS$9,500 a month · 131 contracts, Q4 2024–Q2 2026 | S$2,704 psfS$4,800,000 · 12 sales, Dec 2024–Aug 2026 |
| Hilltopscondo · freehold | 2.61% | S$7.35 psf a monthS$9,500 a month · 111 contracts, Q4 2024–Q2 2026 | S$3,385 psfS$5,420,000 · 25 sales, Nov 2024–Aug 2026 |
| Centennia Suitescondo · freehold | 2.59% | S$6.16 psf a monthS$9,100 a month · 55 contracts, Q4 2024–Q2 2026 | S$2,859 psfS$5,150,000 · 7 sales, Mar 2025–Jan 2026 |
| Cityvista Residencescondo · freehold | 2.57% | S$4.44 psf a monthS$11,500 a month · 44 contracts, Q4 2024–Q2 2026 | S$2,067 psfS$5,430,000 · 10 sales, Dec 2024–May 2026 |
| Cavenagh Gardensapartment · freehold | 2.56% | S$3.30 psf a monthS$4,500 a month · 74 contracts, Q4 2024–Q2 2026 | S$1,547 psfS$1,798,888 · 5 sales, Nov 2024–Aug 2026 |
| Leonie Parc Viewapartment · freehold | 2.55% | S$5.76 psf a monthS$11,850 a month · 15 contracts, Q4 2024–Q2 2026 | S$2,708 psfS$5,628,000 · 5 sales, Mar 2025–Aug 2026 |
| Cairnhill Crestcondo · freehold | 2.54% | S$4.94 psf a monthS$8,000 a month · 121 contracts, Q4 2024–Q2 2026 | S$2,337 psfS$4,239,000 · 16 sales, Oct 2024–Jul 2026 |
| Mirage Towercondo · freehold | 2.51% | S$4.88 psf a monthS$5,400 a month · 142 contracts, Q4 2024–Q2 2026 | S$2,336 psfS$2,925,000 · 16 sales, Jan 2025–Sep 2026 |
| Aspen Heightscondo · 999-year | 2.48% | S$4.81 psf a monthS$6,500 a month · 316 contracts, Q4 2024–Q2 2026 | S$2,326 psfS$3,150,000 · 29 sales, Oct 2024–Aug 2026 |
| Cairnhill Residencesapartment · freehold | 2.47% | S$5.47 psf a monthS$6,350 a month · 58 contracts, Q4 2024–Q2 2026 | S$2,654 psfS$3,099,000 · 8 sales, Jan 2025–Jul 2026 |
| Paterson Residencecondo · freehold | 2.45% | S$5.52 psf a monthS$7,800 a month · 65 contracts, Q4 2024–Q2 2026 | S$2,700 psfS$3,700,000 · 9 sales, Oct 2024–Apr 2026 |
| Claremontapartment · freehold | 2.44% | S$4.28 psf a monthS$6,200 a month · 28 contracts, Q4 2024–Q2 2026 | S$2,099 psfS$2,440,000 · 5 sales, Mar 2025–Jul 2026 |
| The Patersoncondo · freehold | 2.43% | S$5.10 psf a monthS$7,000 a month · 45 contracts, Q4 2024–Q2 2026 | S$2,513 psfS$3,914,444 · 6 sales, Nov 2024–Apr 2026 |
| Tiaracondo · freehold | 2.42% | S$5.04 psf a monthS$6,200 a month · 131 contracts, Q4 2024–Q2 2026 | S$2,495 psfS$3,270,000 · 15 sales, Oct 2024–Jul 2026 |
| The Morningsideapartment · freehold | 2.42% | S$4.40 psf a monthS$7,900 a month · 39 contracts, Q4 2024–Q2 2026 | S$2,185 psfS$3,880,000 · 5 sales, Feb 2025–Jul 2026 |
| Yong An Parkcondo · freehold | 2.29% | S$4.29 psf a monthS$8,000 a month · 64 contracts, Q4 2024–Q2 2026 | S$2,250 psfS$7,140,000 · 6 sales, Feb 2025–Feb 2026 |
| The Regaliaapartment · freehold | 2.23% | S$4.40 psf a monthS$5,500 a month · 58 contracts, Q4 2024–Q2 2026 | S$2,368 psfS$2,955,000 · 9 sales, Dec 2024–Jul 2026 |
| Kim Sia Courtapartment · freehold | 2.19% | S$3.79 psf a monthS$4,600 a month · 98 contracts, Q4 2024–Q2 2026 | S$2,076 psfS$2,900,000 · 13 sales, Nov 2024–Aug 2026 |
| Scotts Highparkcondo · freehold | 2.19% | S$4.40 psf a monthS$6,225 a month · 12 contracts, Q4 2024–Q2 2026 | S$2,409 psfS$4,300,000 · 5 sales, Jun 2025–Apr 2026 |
| Grange Heightsapartment · freehold | 2.05% | S$3.67 psf a monthS$7,850 a month · 34 contracts, Q4 2024–Q2 2026 | S$2,150 psfS$4,308,000 · 7 sales, Feb 2025–Mar 2026 |
| Casa Cairnhillapartment · freehold | 2.02% | S$3.73 psf a monthS$6,000 a month · 35 contracts, Q4 2024–Q2 2026 | S$2,219 psfS$3,630,000 · 5 sales, Jul 2025–Aug 2026 |
| The Claymorecondo · freehold | 1.70% | S$4.34 psf a monthS$11,500 a month · 43 contracts, Q4 2024–Q2 2026 | S$3,067 psfS$8,220,000 · 7 sales, Nov 2024–Sep 2026 |