RPS · Resale Project Scorecard
Cairnhill Residences — Grade C
RPS score 5.26/10 · D09 · Orchard, River Valley · 97 units · scored across 7 weighted factors — methodology published.
FH · Roxy-Pacific Holdings · TOP 2009
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.54% — below-median performance vs same-vintage peers (29th percentile of 2009-era cohort).
2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.27km). Strong school proximity — a genuine advantage for young families.
97 units — very small project; niche product with thin resale market.
0.52km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.
Rental yield of 2.50% — below-average 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 0.57km. 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 Residences scores 5.26 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1743rd of 2,357 resale condos scored in Singapore and 149th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (3/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Cairnhill Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $2,606 psf, median price $3.05M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $2,574 psf | $3.02M |
| Jan–Mar 2026 | 1 | $2,625 psf | $3.08M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 2 | $2,636 psf | $2.74M |
| 12-month total | 6 | $2,606 psf | $3.05M |
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 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1743rd of 2,357, scores updated September 2026.
- Is Cairnhill Residences a good buy in 2026?
- Cairnhill Residences scores 5.26/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1743rd of 2,357 Singapore resale condos and 149th of 205 in District 9 (Orchard, River Valley). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size. 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 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Cairnhill Residences, at a median of $2,606 psf and a median price of $3.05M (range $2,544 psf to $2,736 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 Residences from the nearest MRT station?
- Cairnhill Residences is about 520m from Newton MRT (NS21), 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 Residences compare with Wilkie Studio?
- Wilkie Studio is the project scored next to Cairnhill Residences on the District 9 ranking: 5.29 (Grade C) against Cairnhill Residences's 5.26 (Grade C). Cairnhill Residences scores higher on Future Transformation (5 vs 4); Wilkie Studio scores higher on Rental Yield (3 vs 4).
- Which primary schools are within 1km of Cairnhill Residences?
- 2 primary schools are within 1km of Cairnhill Residences: Anglo-Chinese School (Junior), ST. Margaret's School (Primary). 2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.27km). Strong school proximity — a genuine advantage for young families. Cairnhill Residences 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 Residences, and how big is the project?
- Cairnhill Residences is freehold, completed in 2009, has 97 units, developed by Roxy-Pacific Holdings. Freehold tenure — no lease decay concerns, preserves long-term value. 97 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Cairnhill Residences 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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