Overview & Key Facts
ELIZABETH HEIGHTS is a freehold condominium at CAIRNHILL ROAD in District 9 (CCR), developed by VICTORY REALTY CO. PTE LTD, comprising 90 units, completed in 1985.
Location & Connectivity
ELIZABETH HEIGHTS is approximately 630m from Orchard MRT station, with 12 stations within 1.5 km.
Schools & Education
18 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 300m |
| ACS (Junior) | Primary | 670m |
| Anglo-Chinese School (Primary) | Primary | 920m |
| Singapore Chinese Girls' School (Primary) | Primary | 990m |
| ISS International School (Preston) | International | 990m |
| St. Margaret's Primary School | Primary | 1 km |
| ISS International School (Paterson) | International | 1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
Market Position
ELIZABETH HEIGHTS has recorded 4 sales at an average price of $5,045,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $2,177 psf | — |
| 2025 | 2 | $1,907 psf | ↓ 12.4% |
| 2026 | 1 | $2,002 psf | ↑ 5.0% |
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From the 2022 high, ELIZABETH HEIGHTS prices have given back 8.0% — still 8.0% below the 2022 baseline. The most recent period recovered 5.0%, so the pullback may be finding a floor.
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 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 41+ 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: car-owning households, p1 school balloting families, long-term hold (10+ yr) and en-bloc speculators. At ~632m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
ELIZABETH HEIGHTS is a freehold development in District 9 (CCR), with 90 units, offering a gross yield of 1.7%.
At ~$1,939 psf, it reflects its premium CCR positioning.
Explore the full ELIZABETH HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ELIZABETH HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.5 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 $4,150,000
- Bukit Merah — 4-room average $894,787 (1.9 km away), an upgrader gap of about $4,150,000
FAQ
What is the average PSF for ELIZABETH HEIGHTS?
Is ELIZABETH HEIGHTS freehold?
What is the rental yield for ELIZABETH HEIGHTS?
Which MRT is nearest to ELIZABETH HEIGHTS?
Sources & Next Steps
- ELIZABETH HEIGHTS 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: 4 transactions
- Rental data: 136 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 4 records analysed · Source: URA private-sale caveats