RPS · Resale Project Scorecard
The Light @ Cairnhill — Grade C
RPS score 5.18/10 · D09 · Orchard, River Valley · 121 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 2004
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.07% — bottom 11% within its 2004-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.43km). Strong school proximity — a genuine advantage for young families.
121 units — boutique development. Lower transaction frequency and limited shared facilities.
0.66km from Somerset Mrt Stn (NS23) — short walk to MRT, good transport convenience.
Rental yield of 2.53% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.76km, far enough that the impact on this project is modest.
Primary schools within 1km: Anglo-Chinese School (Junior), ST. Margaret's School (Primary).
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The verdict· Scores updated September 2026
The Light @ Cairnhill scores 5.18 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1815th of 2,357 resale condos scored in Singapore and 158th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, capital appreciation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at The Light @ Cairnhill
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,288 psf, median price $5.24M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $2,169 psf | $4.60M |
| Apr–Jun 2026 | 1 | $2,406 psf | $5.88M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $2,288 psf | $5.24M |
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.
The Light @ Cairnhill: frequently asked questions
Answers generated from the scorecard data — RPS rank 1815th of 2,357, scores updated September 2026.
- Is The Light @ Cairnhill a good buy in 2026?
- The Light @ Cairnhill scores 5.18/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1815th of 2,357 Singapore resale condos and 158th of 205 in District 9 (Orchard, River Valley). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, capital appreciation. 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 The Light @ Cairnhill?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Light @ Cairnhill, at a median of $2,288 psf and a median price of $5.24M (range $2,169 psf to $2,406 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Light @ Cairnhill from the nearest MRT station?
- The Light @ Cairnhill is about 660m from Somerset MRT (NS23), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Light @ Cairnhill compare with Grange Infinite?
- Grange Infinite is the project scored next to The Light @ Cairnhill on the District 9 ranking: 5.19 (Grade C) against The Light @ Cairnhill's 5.18 (Grade C). The Light @ Cairnhill scores higher on Project Size (5 vs 3); Grange Infinite scores higher on Project's Historical Performance (2 vs 3) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of The Light @ Cairnhill?
- 2 primary schools are within 1km of The Light @ Cairnhill: Anglo-Chinese School (Junior), ST. Margaret's School (Primary). 2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.43km). Strong school proximity — a genuine advantage for young families. The Light @ Cairnhill 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 The Light @ Cairnhill, and how big is the project?
- The Light @ Cairnhill is freehold, completed in 2004, has 121 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 121 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Light @ Cairnhill 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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