RPS · Resale Project Scorecard
Irwell Hill Residences — Grade A
RPS score 7.34/10 · D09 · Orchard, River Valley · 540 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2024
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.23% — near-median performance within its 2024-era cohort (59th percentile).
2 primary schools within 1km (nearest: RIVER VALLEY PRIMARY SCHOOL at 0.54km). Strong school proximity — a genuine advantage for young families.
540 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.47km from Great World Mrt Stn (TE15) — short walk to MRT, good transport convenience.
Rental yield of 3.71% — strong income return.
99YR tenure — about 93 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.92km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School, Alexandra Primary School.
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The verdict· Scores updated September 2026
Irwell Hill Residences scores 7.34 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 221st of 2,357 resale condos scored in Singapore and 2nd of 205 in District 9 (Orchard, River Valley). Its strongest factors are Project Size (10/10) and Tenure (9/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Irwell Hill Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 16 resale transactions, median $3,010 psf, median price $1.95M. Median PSF is up 0.8% on the previous 12 months (Oct 2024 – Sep 2025, $2,986 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $2,823 psf | $1.73M |
| Jan–Mar 2026 | 5 | $2,807 psf | $1.38M |
| Apr–Jun 2026 | 7 | $3,054 psf | $2.05M |
| Jul–Sep 2026 | 1 | $3,032 psf | $1.86M |
| 12-month total | 16 | $3,010 psf | $1.95M |
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.
Irwell Hill Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 221st of 2,357, scores updated September 2026.
- Is Irwell Hill Residences a good buy in 2026?
- Irwell Hill Residences scores 7.34/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 221st of 2,357 Singapore resale condos and 2nd of 205 in District 9 (Orchard, River Valley). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation. 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 Irwell Hill Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 16 resale transactions at Irwell Hill Residences, at a median of $3,010 psf and a median price of $1.95M (range $2,498 psf to $3,252 psf). The median PSF is up 0.8% on the previous 12 months (Oct 2024 – Sep 2025, $2,986 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Irwell Hill Residences from the nearest MRT station?
- Irwell Hill Residences is about 470m from Great World MRT (TE15), 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 Irwell Hill Residences compare with Kopar @ Newton?
- Kopar @ Newton is the project scored next to Irwell Hill Residences on the District 9 ranking: 7.49 (Grade S) against Irwell Hill Residences's 7.34 (Grade A). Irwell Hill Residences scores higher on Project Size (10 vs 8) and Rental Yield (7 vs 5); Kopar @ Newton scores higher on Future Transformation (3 vs 5) and Project's Historical Performance (6 vs 7).
- Which primary schools are within 1km of Irwell Hill Residences?
- 2 primary schools are within 1km of Irwell Hill Residences: River Valley Primary School, Alexandra Primary School. 2 primary schools within 1km (nearest: RIVER VALLEY PRIMARY SCHOOL at 0.54km). Strong school proximity — a genuine advantage for young families. Irwell Hill 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 Irwell Hill Residences, and how big is the project?
- Irwell Hill Residences is 99-year leasehold, completed in 2024, has 540 units, developed by Far East Organization. 99YR tenure — about 93 years remaining — no near-term decay concern. 540 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Irwell Hill 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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