RPS · Resale Project Scorecard
Cairnhill Plaza — Grade B
RPS score 6.34/10 · D09 · Orchard, River Valley · 204 units · scored across 7 weighted factors — methodology published.
FH · UNITED OVERSEAS LAND LTD · TOP 1978
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.31% — near-median performance within its 1978-era cohort (48th percentile).
2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.53km). Strong school proximity — a genuine advantage for young families.
204 units — good project size supporting active resale market and adequate facilities.
0.58km from Orchard Mrt Stn (NS22) — short walk to MRT, good transport convenience.
Rental yield of 2.07% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.73km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Anglo-Chinese School (Junior), ST. Margaret's School (Primary).
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The verdict· Scores updated September 2026
Cairnhill Plaza scores 6.34 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 792nd of 2,357 resale condos scored in Singapore and 28th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Rental Yield (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Cairnhill Plaza
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,870 psf, median price $4.81M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,854 psf | $4.25M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,885 psf | $5.38M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,870 psf | $4.81M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Cairnhill Plaza: frequently asked questions
Answers generated from the scorecard data — RPS rank 792nd of 2,357, scores updated September 2026.
- Is Cairnhill Plaza a good buy in 2026?
- Cairnhill Plaza scores 6.34/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 792nd of 2,357 Singapore resale condos and 28th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Cairnhill Plaza?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Cairnhill Plaza, at a median of $1,870 psf and a median price of $4.81M (range $1,854 psf to $1,885 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Cairnhill Plaza from the nearest MRT station?
- Cairnhill Plaza is about 580m from Orchard MRT (NS22), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Cairnhill Plaza compare with Cairnhill Nine?
- Cairnhill Nine is the project scored next to Cairnhill Plaza on the District 9 ranking: 6.35 (Grade B) against Cairnhill Plaza's 6.34 (Grade B). Cairnhill Plaza scores higher on Project's Historical Performance (5 vs 3) and Tenure (10 vs 8); Cairnhill Nine scores higher on Rental Yield (1 vs 5) and Primary School Effect (7 vs 8).
- Which primary schools are within 1km of Cairnhill Plaza?
- 2 primary schools are within 1km of Cairnhill Plaza: Anglo-Chinese School (Junior), ST. Margaret's School (Primary). 2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.53km). Strong school proximity — a genuine advantage for young families. Cairnhill Plaza scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Cairnhill Plaza, and how big is the project?
- Cairnhill Plaza is freehold, completed in 1978, has 204 units, developed by UNITED OVERSEAS LAND LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 204 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Cairnhill Plaza in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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