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Exploring the Central Area in Singapore: Orchard, Bukit Timah, Newton

Maelyn Lagman

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The central area in Singapore, which is part of the Core Central Region (CCR), is a hotspot for high-net-worth individuals, be it locals or expats. A majority of properties in this prime location are owned by investors and large corporations, often rented out to expats or used to house expat employees. Of course, many affluent locals also prefer this locale for its prestigious address and the upscale lifestyle it offers — from high-end dining to entertainment and shopping facilities.

Central Area: Districts 9, 10, 11 

District 9: Orchard, Cairnhill, River Valley

Orchard, Cairnhill, and River Valley are part of District 9, located within Singapore’s Central Business District. This area is renowned for its vibrant retail, dining, and entertainment options, with Orchard Road being one of Singapore’s premier shopping streets known around the world. 

The presence of luxury residences, such as the freehold Ritz-Carlton Residence in Cairnhill, underscores the area’s appeal to those seeking high-end living spaces. The area’s cosmopolitan atmosphere, combined with its convenience and accessibility, makes it a top choice for both locals and expatriates.

Top schools in District 9

SchoolWhat it’s known for
Anglo-Chinese School (Junior)Located in the River Valley area, ACS-J is a renowned boys’ school offering primary education. 
Chatsworth International SchoolSituated in the Orchard area, Chatsworth International School offers education from kindergarten to high school, following the International Baccalaureate (IB) curriculum.
International School Singapore (ISS) – Elementary and Middle School CampusLocated near the River Valley area, the school follows an inquiry-based curriculum.
Dimensions International CollegeFound in the Orchard area, Dimensions International College offers a range of diploma and certificate programs in business, hospitality, and tourism. 

Top amenities in District 9

AmenityWhere to find
Shopping MallsION Orchard
Ngee Ann City
Paragon
313 @ Somerset
Plaza Singapura
Dining and EntertainmentClarke Quay
Robertson Quay
Cultural and Recreational AttractionsSingapore Art Museum
Fort Canning Park
Healthcare FacilitiesMount Elizabeth Hospital
Paragon Medical

There were over 5,300 property transactions in District 9 in the past 5 years, with a maximum selling price of $36.3 million and a minimum sale price of $700,000. The average sale price of a District 9 property is around $3 million, at an average price of $2,420 per square foot (PSF) for a 1,226 sq ft unit. 

Freehold vs Leasehold: PSF Prices

Freehold typically performs better in terms of price growth and sales volume. However, there were 3 moments where the price growth of leasehold properties outpaced that of freehold properties.

In November 2019, there was an 8% difference between freehold and leasehold property prices, at $2,244 PSF and $2,433 PSF respectively. 

In May 2020, there was a 16% difference between freehold and leasehold property prices, at $2,018 PSF and $2,373 PSF respectively. 

In April 2021, there was a 12% difference between freehold and leasehold property prices, at $2,299 PSF and $2,596 PSF respectively. 

Top 15 condo projects in District 9 sold up to $4,000 PSF

Project NameAverage Price ($ PSF)
Skyline @ Orchard Boulevard$4,199.67
The Marq On Paterson Hill$4,082.24
Klimt Cairnhill$3,838.90
The Ritz-Carlton Residences Singapore Cairnhill$3,746.00
Twentyone Angullia Park$3,679.81
Scotts Square$3,504.50
New Futura$3,461.63
8 Hullet$3,374.82
The Orchard Residences$3,237.69
The Avenir$3,171.95
Hilltops$3,136.00
Lloyd Sixtyfive$3,051.27
Hill House$2,998.75
8 Saint Thomas$2,975.99
The Claymore$2,894.55

The top 2 condo projects, Skyline @ Orchard Boulevard and The Marq on Paterson Hill, are both prestigious freehold condos. With only 40 units, Skyline offers a sense of exclusivity and privacy to residents — highly valued in the bustling central area that is Orchard. The Marq, on the other hand, is known for its high-quality finishes and fittings and boasts a higher rental yield compared to Skyline.

District 10: Bukit Timah, Holland Road, Tanglin

Bukit Timah is known for its lush greenery, high-quality residential properties, and proximity to some of Singapore’s best schools. Its location near the Central Water Catchment area offers residents a tranquil environment that is conveniently close to the city center. The area is also well-connected by major expressways and public transport.

Meanwhile, Holland Road and Tanglin exude a tranquil charm with their tree-lined streets, offering a mix of luxury condominiums and landed properties. There are ample green spaces in these neighbourhoods, including the Singapore Botanic Gardens, providing residents with ample green spaces for recreation. This area is also home to numerous embassies, prestigious schools, and shopping destinations.

Top schools in District 10

SchoolWhat it’s known for
Hwa Chong Institution (HCI)Offers both secondary and junior college education. 
National Junior College (NJC)For students pursuing pre-university education.
Singapore Chinese Girls’ School (SCGS)One of Singapore’s leading independent girls’ schools, known for its strong academic tradition.
Anglo-Chinese School (Independent) (ACS Independent)ACS Independent is a prestigious boys’ school offering primary and secondary education. 
St. Joseph’s Institution (SJI)A renowned Catholic boys’ school with a rich history, offering primary and secondary education.
Tanglin Trust SchoolAn international school offering education from nursery to pre-university levels. 
United World College of South East Asia (UWCSEA)Has campuses in both Bukit Timah and Dover. It offers IB education from kindergarten to high school.

Top amenities in District 10

AmenityWhere it’s located
Shopping MallsTanglin MallGreat World City
Dining and EntertainmentDempsey HillHolland Village
Parks and Green SpacesBotanic GardensBukit Timah Nature Reserve
Healthcare FacilitiesGleneagles Hospital

There were over 6,500 property transactions in District 10 in the past 5 years, with a maximum selling price of $75 million and a minimum sale price of $644,000. The average sale price of a District 10 property is around $3 million, at an average price of $2,340 PSF for a 1,401 sq ft unit. 

Top 15 condo projects in District 10 sold up to $5,000 PSF

Project NameAverage Price ($ PSF)
Les Maisons Nassim$5,634.50
Eden$5,164.50
Park Nova$4,858.66
Sculptura Ardmore$4,444.00
Le Nouvel Ardmore$4,323.64
Boulevard Vue$4,051.83
Boulevard 88$3,715.64
3 Orchard By-The-Park$3,645.59
3 Cuscaden$3,635.70
Cuscaden Reserve$3,626.11
Bishopsgate Residences$3,521.91
19 Nassim$3,503.25
Ardmore Park$3,427.51
The Nassim$3,378.00

Les Maisons Nassim is a freehold project condo development in the exclusive Nassim Road area within District 10, notable for its low-density living, offering only 14 units, which ensures privacy and exclusivity for its residents. Its location in one of Singapore’s most prestigious neighborhoods is a significant draw, providing easy access to the Singapore Botanic Gardens, major embassies, and the Orchard Road shopping belt. The proximity to Napier and Orchard Boulevard MRT stations enhances connectivity as well. 

The luxury of space is evident in its large unit sizes and the high-quality finishes and fittings that cater to the tastes of discerning buyers, most of which are Permanent Residents and foreigners. 

Similar to Les Maisons Nassim, Eden offers exclusivity with a limited number of units, each designed with a focus on green living and sustainability. It features spacious units with unique architectural elements that blend indoor and outdoor living spaces. 

District 11: Newton, Novena

Newton and Novena, located near the Central Region, offer a slower pace of life compared to the bustling Orchard Road, yet remain highly accessible and close to key amenities. Novena is noted for its medical facilities, including Tan Tock Seng Hospital, making it a healthcare hub. Both areas are well-served by public transport, including the upcoming enhancements to the Circle Line, improving connectivity further.

Top schools in District 11

SchoolWhat it’s known for
Anglo-Chinese School (Barker Road)ACS at Barker Road is a renowned boys’ school offering primary and secondary education. 
Anglo-Chinese School (Primary and Junior)A well-established school offering primary and lower secondary education for boys. 
St. Joseph’s Institution (Junior)A Catholic boys’ school offering primary education. It emphasizes values-based education, holistic development, and academic excellence.
Raffles Girls’ School (Secondary)RGSS is a prestigious girls’ school offering secondary education.
Singapore Chinese Girls’ Primary School (SCGPS)An all-girls’ primary school known for its bilingual curriculum.
Catholic Junior College (CJC)CJC is a well-established junior college offering pre-university education.

Top amenities in District 11

AmenityWhere it’s located
Shopping MallsVelocity @ Novena SquareUnited Square Shopping Mall
Dining and EntertainmentNovena Food CentreThomson Plaza
Parks and Green SpacesNovena ParkThomson Nature Park
Healthcare FacilitiesTan Tock Seng Hospital (TTSH)Mount Elizabeth Novena Hospital 

There were over 2,400 property transactions in District 11 in the past 5 years, with a maximum selling price of $7.8 million and a minimum sale price of $550,000. The average sale price of a District 10 property is around $2 million, at an average price of $1,886 PSF for a 1,261 sq ft unit. 

Top 15 condo projects in District 11 sold up to $2,000 PSF

Despite being in the CCR, District 11 properties are priced at a lower quantum compared to those in the central Orchard area or Bukit Timah in the downtown area. Its highest average price was at $2.8k PSF for a unit at Pullman Residences Newton.

Project NameAverage Price ($ PSF)
Pullman Residences Newton$2,882.25
Enchanté$2,718.71
Neu at Novena$2,619.06
10 Evelyn$2,588.19
35 Gilstead$2,540.20
Peak Residence$2,483.27
Dunearn 386$2,444.12
26 Newton$2,382.71
Fyve Derbyshire$2,373.75
VIVA$2,211.87
Ikigai$2,209.40
Park Infinia At Wee Nam$2,129.40
Newton Suites$2,105.33
6 Derbyshire$2,096.60
L’Viv$2,058.24

Considering to buy, sell, rent properties in Central Area, Singapore?

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