Overview & Key Facts
CAIRNHILL PLAZA is a freehold condominium at CAIRNHILL ROAD in District 9 (CCR), developed by UNITED OVERSEAS LAND LTD, comprising 204 units, completed in 1978.
Location & Connectivity
CAIRNHILL PLAZA is approximately 620m from Orchard MRT station, with 12 stations within 1.5 km.
Schools & Education
19 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 430m |
| ACS (Junior) | Primary | 560m |
| St. Margaret's Primary School | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| ISS International School (Preston) | International | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| ISS International School (Paterson) | International | 1.1 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
Market Position
CAIRNHILL PLAZA has recorded 18 sales at an average price of $5,058,933.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,781 psf | — |
| 2022 | 3 | $1,821 psf | ↑ 2.3% |
| 2023 | 4 | $1,938 psf | ↑ 6.4% |
| 2024 | 5 | $1,900 psf | ↓ 2.0% |
| 2025 | 3 | $1,980 psf | ↑ 4.2% |
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The latest reading marks the highest point in this series — CAIRNHILL PLAZA prices have climbed 11.2% since 2021.
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.
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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 | 493 |
| RIVER MODERN | 99 years leasehold | $3,242 psf | 426 |
| 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
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 48+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: multi-generational families, car-owning households, p1 school balloting families and yield-focused investors. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
Verdict
CAIRNHILL PLAZA is a freehold development in District 9 (CCR), with 204 units, offering a gross yield of 2.0%.
At ~$1,980 psf, it reflects its premium CCR positioning.
Explore the full CAIRNHILL PLAZA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CAIRNHILL PLAZA against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $3,950,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $4,200,000
- Bukit Merah — 4-room average $894,787 (1.8 km away), an upgrader gap of about $4,150,000
FAQ
What is the average PSF for CAIRNHILL PLAZA?
Is CAIRNHILL PLAZA freehold?
What is the rental yield for CAIRNHILL PLAZA?
Which MRT is nearest to CAIRNHILL PLAZA?
Sources & Next Steps
- CAIRNHILL PLAZA 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: 18 transactions
- Rental data: 246 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 18 records analysed · Source: URA private-sale caveats