Overview & Key Facts
CITYVALE is a freehold condominium at SOPHIA ROAD in District 9 (CCR), developed by SKYLINE DEVELOPMENT PTE LTD, comprising 19 units, completed in 2003.
Location & Connectivity
CITYVALE is approximately 450m from Bencoolen MRT station, with 18 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bencoolen | Downtown Line | 450m |
| Dhoby Ghaut | North-South Line | 460m |
| Dhoby Ghaut | North-East Line | 460m |
| Dhoby Ghaut | Circle Line | 460m |
| Little India | North-East Line | 510m |
| Little India | Downtown Line | 510m |
Schools & Education
15 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Management University | Tertiary | 620m |
| Nanyang Academy of Fine Arts | Tertiary | 620m |
| LASALLE College of the Arts | Tertiary | 650m |
| ACS (Junior) | Primary | 760m |
| School of the Arts | Jc | 780m |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,634 psf | $1,178,250 |
| 3 BR | 1 | $1,581 psf | $1,600,000 |
Market Position
CITYVALE has recorded 3 sales at an average price of $1,318,833.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CITYVALE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $4,850/mo | $1,178,250 | 4.94% |
| 3 BR | $5,167/mo | $1,600,000 | 3.88% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,540 psf | — |
| 2026 | 1 | $1,768 psf | ↑ 14.8% |
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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 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 19-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: empty nesters / downsizers, mrt-walkable commuters, long-term hold (10+ yr) and en-bloc speculators. Manageable scale and accessibility profile work for buyers right-sizing from a larger home.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
Verdict
CITYVALE is a freehold development in District 9 (CCR), with 19 units, offering a gross yield of 3.6%.
At ~$1,768 psf, it reflects its premium CCR positioning.
Explore the full CITYVALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CITYVALE against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (300m away), an upgrader gap of about $250,000
- Kallang/whampoa — 4-room average $882,887 (1.1 km away), an upgrader gap of about $450,000
FAQ
What is the average PSF for CITYVALE?
Is CITYVALE freehold?
What is the rental yield for CITYVALE?
Which MRT is nearest to CITYVALE?
Sources & Next Steps
- CITYVALE 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: 3 transactions
- Rental data: 19 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 3 records analysed · Source: URA private-sale caveats