Overview & Key Facts
ESPADA is a freehold condominium at ST. THOMAS WALK in District 9 (CCR), developed by NOVELTY ORCHARD DEVELOPMENT PTE LTD, comprising 232 units, completed in 2013.
Location & Connectivity
ESPADA is approximately 360m from Great World MRT station, with 12 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Great World | Thomson-East Coast Line | 360m |
| Somerset | North-South Line | 430m |
| Orchard Boulevard | Thomson-East Coast Line | 890m |
| Orchard | North-South Line | 950m |
| Orchard | Thomson-East Coast Line | 950m |
| Fort Canning | Downtown Line | 990m |
Schools & Education
17 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 360m |
| Fairfield Methodist School (Primary) | Primary | 510m |
| ACS (Junior) | Primary | 1 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| Gan Eng Seng School | Secondary | 1.5 km |
| Singapore Management University | Tertiary | 1.5 km |
| Gan Eng Seng Primary School | Primary | 1.5 km |
| Outram Secondary School | Secondary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 26 | $2,546 psf | $947,154 |
| 1 BR | 22 | $2,231 psf | $1,407,131 |
| 2 BR | 1 | $2,330 psf | $1,680,000 |
Market Position
ESPADA has recorded 49 sales at an average price of $1,168,630.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ESPADA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,412/mo | $1,407,131 | 2.91% |
| 2 BR | $4,100/mo | $1,680,000 | 2.93% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 11 | $2,376 psf | — |
| 2022 | 15 | $2,432 psf | ↑ 2.3% |
| 2023 | 2 | $2,487 psf | ↑ 2.3% |
| 2024 | 5 | $2,432 psf | ↓ 2.2% |
| 2025 | 12 | $2,351 psf | ↓ 3.3% |
| 2026 | 4 | $2,411 psf | ↑ 2.5% |
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From the 2023 high, ESPADA prices have given back 3.1% — still 1.4% above the 2021 baseline. The most recent period recovered 2.5%, 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 9 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for young couples (no kids), mrt-walkable commuters, yield-focused investors and long-term hold (10+ yr). The unit profile suits DINK couples valuing CBD/MRT access over square footage.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
multi-generational families should probably look elsewhere. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
Verdict
ESPADA is a freehold development in District 9 (CCR), with 232 units, offering a gross yield of 3.6%.
At ~$2,366 psf, it reflects its premium CCR positioning.
Explore the full ESPADA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ESPADA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (870m away), an upgrader gap of about $250,000
- Central Area — 4-room average $1,088,814 (1 km away), an upgrader gap of about $100,000
FAQ
What is the average PSF for ESPADA?
Is ESPADA freehold?
What is the rental yield for ESPADA?
Which MRT is nearest to ESPADA?
Sources & Next Steps
- ESPADA 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: 49 transactions
- Rental data: 742 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 49 records analysed · Source: URA private-sale caveats