A District 9 address for under a million dollars, on a lease that does not expire until the year 2840. Attitude At Kim Yam compresses two things Singapore buyers assume are mutually exclusive — River Valley postcodes and sub-S$1 million quantums — into one 33-unit building on Kim Yam Road. Six recorded sales average S$789,000 at S$2,129 psf, with the most recent print at S$950,000 in 2026 (as of 2026-03). The units are compact; the lease, running 999 years from 1841, is anything but.
The rental ledger explains who actually lives here: one hundred and three contracts, ranging S$1,750 to S$3,500 a month and averaging S$2,589, generate a gross yield of about 3.94% (as of 2026-03) — remarkable for the Core Central Region, where sub-2.5% yields are the norm. This is a professionally tenanted micro-asset five hundred metres from Great World and Somerset stations, wearing a heritage-length lease. The investment case writes itself; the caveats, mostly about unit size and exit audience, need writing too.
Within District 9 — Orchard, Cairnhill, River Valley — Attitude At Kim Yam trades at almost exactly the district's median unit rate: its S$2,129 psf average sits at the 51st percentile (as of 2026-03). What makes it unusual is quantum, not rate. Neighbouring launches like Irwell Hill Residences (S$2,730 psf, S$1.96 million average) and River Green (S$3,138 psf, S$2 million average) demand seven-figure commitments; this building's studio-scale units keep the entry near S$800,000 on a 999-year lease from 1841 that behaves, for all practical purposes, like freehold. The District 9 dashboard shows how rare that combination is in the River Valley belt.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 33-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
Overview & Key Facts
ATTITUDE AT KIM YAM is a 999 yrs lease commencing from 1841 condominium at KIM YAM ROAD in District 9 (CCR), developed by , comprising 33 units.
Location & Connectivity
ATTITUDE AT KIM YAM is approximately 540m from Great World MRT station, with 15 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Great World | Thomson-East Coast Line | 540m |
| Somerset | North-South Line | 570m |
| Fort Canning | Downtown Line | 670m |
| Dhoby Ghaut | North-South Line | 830m |
| Dhoby Ghaut | North-East Line | 830m |
| Dhoby Ghaut | Circle Line | 830m |
Schools & Education
12 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 220m |
| Kheng Cheng School | Primary | 510m |
| ACS (Junior) | Primary | 1.1 km |
| Singapore Management University | Tertiary | 1.2 km |
| Outram Secondary School | Secondary | 1.4 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.5 km |
| School of the Arts | Jc | 1.5 km |
| St. Anthony's Primary School | Primary | 1.6 km |
Market Position
ATTITUDE AT KIM YAM has recorded 6 sales at an average price of $789,481.
Ranks in the top 49% of condos in District 9 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $2,188 psf | — |
| 2024 | 3 | $2,172 psf | ↓ 0.7% |
| 2025 | 1 | $2,152 psf | ↓ 0.9% |
| 2026 | 1 | $1,919 psf | ↓ 10.8% |
Loading chart data...
ATTITUDE AT KIM YAM prices have cooled 12.3% from the 2021 peak, yet remain 12.3% below where the series began in 2021.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,730 psf | 584 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,138 psf | 492 |
| RIVER MODERN | 99 years leasehold | $3,240 psf | 424 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 33 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, p1 school balloting families, yield-focused investors and long-term hold (10+ yr). At ~545m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr) — other options likely serve them better. Recent vintage for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Yield leads the argument. At 3.94% gross (as of 2026-03), Attitude At Kim Yam outruns the Core Central Region's typical rental economics by a wide margin, and it does so on exceptional evidence: 103 recorded contracts against 33 units means the leasing market has priced this building over and over. The S$1,750–3,500 band suits single professionals working the Orchard–River Valley corridor, a tenant pool that renews itself continuously. Investors can stress the numbers through the rental yield calculator, but few CCR assets offer inputs this well-documented.
The connectivity is dense even by central standards. Great World on the Thomson-East Coast Line is 0.54km, Somerset on the North-South Line 0.57km, Fort Canning on the Downtown Line 0.67km, and the Dhoby Ghaut triple interchange — North-South, North-East and Circle Lines — 0.83km. Six lines within a fifteen-minute walk; the commute-time map renders the practical effect.
The 999-year lease from 1841 deserves its own paragraph. With roughly eight centuries remaining, it carries none of the decay drag, CPF restrictions or financing haircuts that shadow ordinary leaseholds — functionally freehold, occasionally priced at a discount to it. For generational holders, that is a quiet arbitrage.
Two final supports: Fairfield Methodist School (Primary) sits 0.22km away, an elite-catchment adjacency unusual for an investor-grade building, and the entry quantum around S$789,000 (as of 2026-03) keeps stamp duties and financing accessible to the widest possible buyer pool — first-timers included.
Every recorded transaction here is studio-scale, and that shapes the exit. Your future buyer is almost certainly another investor running the same yield arithmetic — not a family, not an upgrader — so demand moves with rental sentiment and financing conditions rather than owner-occupier emotion. When CCR rents soften, this segment feels it first.
Momentum is flat-to-negative. Our screen registers -0.7% year-on-year price momentum, and average recorded psf slipped from S$2,188 in 2021 to S$2,152 in 2025, with the 2026 sale printing at S$1,919 psf on a larger S$950,000 unit (as of 2026-03). Six sales in total — two in the trailing twelve months — is a thin base, so read the psf wobble as noise with a soft bias rather than a trend, and verify the underlying caveats at URA.
Absolute rents cap the upside: S$2,589 a month on average buys excellent percentage yield only because the denominator is small. Costs — maintenance across 33 units, agent fees, vacancy — bite proportionally harder on small tickets. Run the full carry through the cash-flow calculator before annualising the headline 3.94%. Foreign buyers should also note the building's amber ABSD flag: even at a S$0.8 million quantum, the surcharge percentage on a CCR purchase is unavoidable arithmetic.
With 2 deals logged in the last twelve months (as of 2026-03) against 33 units, this is a market where weeks pass between data points; price discovery is a negotiation, not a lookup.
[
{
"persona": "Yield-focused investors",
"fit_color": "green",
"rationale": "A 3.94% gross yield (as of 2026-03) evidenced by 103 rental contracts is elite documentation for the CCR — the core buyer this building was practically designed for."
},
{
"persona": "Freehold / generational hold",
"fit_color": "green",
"rationale": "The 999-year lease from 1841 has roughly eight centuries to run — functionally freehold, with none of the decay drag or CPF complications of ordinary leaseholds."
},
{
"persona": "P1 school balloting families",
"fit_color": "green",
"rationale": "Fairfield Methodist School (Primary) is 220 metres away, deep inside the priority band — though note the recorded unit stock is studio-scale, which constrains family living."
},
{
"persona": "Boutique low-density (<100 units)",
"fit_color": "green",
"rationale": "Thirty-three units keeps the register intimate and management simple, at the cost of the facility stack larger River Valley condominiums offer."
},
{
"persona": "Car-owning households",
"fit_color": "green",
"rationale": "At 545m to the nearest station the walk is easy, but drivers gain the most from the River Valley position — arterial access in every direction with six MRT lines as backup."
},
{
"persona": "Foreign / ABSD-aware buyers",
"fit_color": "amber",
"rationale": "The sub-S$1 million CCR quantum keeps the absolute ABSD bill manageable, but the surcharge still reshapes returns — compute the all-in cost before trusting the headline yield."
}
]
Attitude At Kim Yam is one of the cleanest small-ticket income plays in District 9. The combination is genuinely uncommon: a 3.94% documented gross yield, 103 rental contracts of evidence, six MRT lines within 0.83km, and a 999-year lease that removes tenure anxiety entirely (as of 2026-03). At an average entry of S$789,000, it is the rare CCR asset a first-time investor can actually reach without heroic leverage.
The shortlist: yield-first investors who want central-region tenant demand with minimal tenure risk, parents playing the Fairfield Methodist catchment who can live compactly, and generational holders collecting near-freehold central land at the district's median psf. It is not for capital-growth chasers — momentum is flat and the studio resale audience is cyclical — nor for anyone needing family-sized space.
Hold-period logic favours patience without demanding it: the yield pays you from day one, so time in the market costs little, while the River Valley regeneration around Great World continues to firm the tenant pool. Five years is workable; ten lets the lease-versus-leasehold arbitrage express itself. Before committing, set it against Irwell Hill and River Green on the comparison tool — the quantum gap is the whole story.
One closing discipline matters more here than in high-volume projects: around $2035 psf (as of 2026-03), stamp duties, legal fees and financing costs stack a material sum on top of the sticker price — capture the all-in number before negotiating. The total cost calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ATTITUDE AT KIM YAM?
Is ATTITUDE AT KIM YAM freehold?
What is the rental yield for ATTITUDE AT KIM YAM?
Which MRT is nearest to ATTITUDE AT KIM YAM?
Sources & Next Steps
- ATTITUDE AT KIM YAM Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions
- Rental data: 103 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 6 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
HDB Alternatives Nearby
Weighing ATTITUDE AT KIM YAM against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (770m away)
- Bukit Merah — 4-room average $894,787 (880m away)
- Kallang/whampoa — 4-room average $882,887 (1.9 km away)