Resale Project Scorecard
Irwell Hill Residences
D09 · Orchard, River Valley · 99-year leasehold · completed 2024 · 540 units
Grade S, 7.60 out of 10, the highest score among 205 resale condos in District 9.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 93 yrs
- Resales, 12 months to Oct 2026
- 16
- To Great World MRT
- 170 m
Artist's impression: CDL Perseus Pte. Ltd.
Irwell Hill Residences Score
- S
- Grade
- Score out of 10
- 7.60
- Highest score among 205 resale condos in District 9
- 1st
Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +1.23% — near-median performance within its 2024-era cohort (59th percentile).
The district median is 4/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: River Valley Primary School at 0.46km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- River Valley Primary School
- Alexandra Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
540 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%10/10
170 m from Great World MRT (TE15) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%7/10
Rental yield of 3.71% — strong income return.
The district median is 3/10.
Tenure10%9/10
99YR tenure — about 93 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.92km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Irwell Hill Residences scores 7.60
Irwell Hill Residences scores 7.60 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 168th of 2,350 resale condos scored in Singapore and 1st of 205 in District 9 (Orchard, River Valley). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoIrwell Hill Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 4/10 | +0.50 | 82% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 8% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 99% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 77% of district |
| Rental Yield10% | 7/10 | 3/10 | +0.40 | 92% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 8% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Irwell Hill Residences and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Irwell Hill Residences Prices
By unit type at Irwell Hill Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom474 sq ft | 474 sq ft | $995,000 to $1.39M | $2,667 psf | 4 |
| 2-bedroom657 sq ft | 657 sq ft | $1.71M to $2.05M | $2,997 psf | 7 |
| 3-bedroom861 sq ft | 861 sq ft | $2.70M to $3.99M | $3,141 psf | 3 |
Past transactions at Irwell Hill Residences
16 resales, Nov 2025 to Oct 2026 · median $2,949 psf · $995,000 to $4,320,000 · 14 of 16 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Oct 2026 | 2 Irwell Hill | 18 | #18-07072BR · Blk 2 | 2BR | 624 | $2,867 | $1,790,000 | Resale |
| 1 Jul 2026 | 2 Irwell Hill | 33 | #33-03032BR · Blk 2 | 2BR | 614 | $3,032 | $1,860,000 | Resale |
| 19 May 2026 | 6 Irwell Hill | 13 | #13-10103BR · Blk 6 | 3BR | 1,270 | $3,141 | $3,990,000 | Resale |
| 14 May 2026 | 2 Irwell Hill | 10 | #10-02022BR · Blk 2 | 2BR | 667 | $2,997 | $2,000,000 | Resale |
| 8 May 2026 | 6 Irwell Hill | 22 | #22-14142BR · Blk 6 | 2BR | 614 | $2,779 | $1,705,000 | Resale |
| 6 May 2026 | 6 Irwell Hill | 3 | #03-15153BR · Blk 6 | 3BR | 861 | $3,135 | $2,700,000 | Resale |
| 22 Apr 2026 | 6 Irwell Hill | 29 | #29-15153BR · Blk 6 | 3BR | 861 | $3,252 | $2,800,000 | Resale |
| 20 Apr 2026 | 6 Irwell Hill | 2 | #02-11112BR · Blk 6 | 2BR | 678 | $3,023 | $2,050,000 | Resale |
| 10 Apr 2026 | 6 Irwell Hill | 18 | #18-16162BR · Blk 6 | 2BR | 657 | $3,054 | $2,005,000 | Resale |
| 9 Mar 2026 | 2 Irwell Hill | 9 | #09-05051BR · Blk 2 | 1BR | 495 | $2,585 | $1,280,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2025 | — | — | $2,258 psf |
| Dec 2025 | 2 | $2,786 psf | $2,346 psf |
| Jan 2026 | 1 | — | $2,370 psf |
| Feb 2026 | 2 | $2,776 psf | $2,457 psf |
| Mar 2026 | 2 | $2,743 psf | $2,478 psf |
| Apr 2026 | 3 | $3,054 psf | $2,370 psf |
| May 2026 | 4 | $3,066 psf | $2,346 psf |
| Jun 2026 | — | — | $2,400 psf |
| Jul 2026 | 1 | — | $2,403 psf |
| Aug 2026 | — | — | $2,311 psf |
| Sep 2026 | — | — | $2,177 psf |
| Oct 2026 | 1 | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.6% a year, ranked 15 of 48 in D09 and 492 of 715 condos. See the most profitable condos in D09 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Irwell Hill Residences Rent
- Median rent a month
- $4,400 to $12,250
- Gross yield
- 3.3% to 4.0%
- Rental contracts
- 126
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,400 | $4,200 to $4,500 | 4.0% | 36 |
| 2-bedroom | $5,300 | $5,200 to $5,600 | 3.3% | 78 |
| 3-bedroom | $8,300 | $7,650 to $9,630 | 3.6% | 6 |
| 4-bedroom | $12,250 | $12,000 to $12,500 | — | 6 |
Rental contracts at Irwell Hill Residences
146 contracts, Sep 2025 to Aug 2026 · median $5,150 a month · $3,100 to $13,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,500 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,000 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,100 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,200 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,700 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $6,100 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $6,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Irwell Hill Residences By stack
- Highest, stack 15
- $3,123 psf
- Lowest, stack 14
- $2,645 psf
- Stacks with 2+ resales
- 11
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,970 psf | 657 sq ft | Levels 10 to 18 | 3 |
| 02 | $3,050 psf | 667 sq ft | Levels 7 to 33 | 6 |
| 03 | $2,966 psf | 614 sq ft | Levels 5 to 33 | 3 |
| 05 | $2,787 psf | 495 sq ft | Levels 4 to 19 | 5 |
| 07 | $2,867 psf | 624 sq ft | Levels 7 to 20 | 3 |
| 08 | $3,000 psf | 1,561 sq ft | Levels 9 to 13 | 2 |
| 09 | $2,896 psf | 667 sq ft | Levels 6 to 18 | 3 |
| 11 | $3,023 psf | 678 sq ft | Levels 2 to 22 | 5 |
Show the other 3 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $2,645 psf | 614 sq ft | Levels 6 to 22 | 2 |
| 15 | $3,123 psf | 861 sq ft | Levels 2 to 29 | 6 |
| 16 | $3,023 psf | 657 sq ft | Levels 3 to 18 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Irwell Hill Residences Floor plans
23 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom7 plans · 398 to 667 sq ft
2-Bedroom9 plans · 603 to 829 sq ft
3-Bedroom2 plans · 861 to 1,270 sq ft
4-Bedroom4 plans · 1,539 to 2,228 sq ft
5-Bedroom1 plan · 2,605 sq ft
Floor plans: CDL Perseus Pte. Ltd., Irwell Hill Residences e-brochure. Developer's plans, approximate and subject to change.
Irwell Hill Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: CDL Perseus Pte. Ltd. Developer's illustration, subject to change.
Irwell Hill Residences Notes
How these numbers are worked out
- Grade S places Irwell Hill Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,949 psf at Irwell Hill Residences against $2,356 psf across District 9, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,989 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (5 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 16 resale caveats at Irwell Hill Residences ranged from $2,498 psf to $3,252 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2024, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Great World MRT (TE15), 170 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Irwell Hill Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.