Luxury Living in Singapore’s Prime Districts: A Deep Dive into 2025 Condo Launches in Districts 9, 10, and 11

Singapore’s property market continues to shine as a beacon of resilience and prestige, particularly in the Core Central Region (CCR) encompassing Districts 9, 10, and 11. These districts—Orchard, River Valley, Bukit Timah, Holland Village, and Novena—are synonymous with luxury, connectivity, and unmatched lifestyle appeal. In 2025, new condominium launches and significant resale transactions in these prime areas have drawn significant attention from discerning buyers. This blog explores the latest developments, buyer profiles, motivations, market trends, and unique selling propositions (USPs) that make these properties irresistible for prospective buyers.

Recent Condominium Launches and Significant Resale Transactions New Launches in Districts 9, 10, and 11

1. Upperhouse (District 9)

   • Developer: UOL and Singapore Land

   • Details: A 301-unit, 99-year leasehold luxury development located directly on Orchard Boulevard MRT station.

   • Sales Statistics: While specific sales figures for Upperhouse are not fully disclosed, the project has generated strong interest due to its prime location. Early reports suggest an average price of approximately S$3,200 per square foot (psf), with robust sales velocity expected given its proximity to Orchard Road’s luxury shopping belt.

   • USPs: Direct MRT access, proximity to elite schools like Singapore Chinese Girls’ School, and a curated blend of urban sophistication and green spaces.

2. The Robertson Opus (District 9)

   • Developer: Frasers Property and Sekisui House

   • Details: A 348-unit, 999-year leasehold mixed-use development in Robertson Quay, offering a rare long-term tenure in the CCR.

   • Sales Statistics: Approximately 30% of units were sold during the initial launch phase in Q2 2025, with an average price of S$2,800 psf. The project’s unique tenure and prime location drove steady sales.

   • USPs: Nestled between Fort Canning Hill and the Singapore River, it offers tranquility, privacy, and proximity to lifestyle hubs like Robertson Walk. Most units are priced under S$2.5 million, appealing to selective buyers seeking value in District 9.

3. River Green (District 9)

   • Developer: Not specified in available data

   • Details: A luxury development in River Valley, positioned as an exclusive residential enclave in the CCR.

   • Sales Statistics: Limited data on exact sales, but the project is part of a wave of nine CCR launches expected in 2H2025, with prices aligning with the CCR’s average of S$2,204 psf in 2024, likely higher in 2025 due to premium positioning.

   • USPs: Vibrant River Valley location with proximity to the CBD and Orchard Road, offering a blend of urban energy and exclusivity.

4. Skye at Holland (District 10)

   • Developer: CapitaLand and UOL

   • Details: A 666-unit, 99-year leasehold luxury development in Holland Village, near Holland Village MRT and One Holland Village mall.

   • Sales Statistics: Strong initial sales with an estimated 40% of units sold during the preview phase at an average of S$2,900 psf, reflecting high demand for its lifestyle-driven location.

   • USPs: Close to elite schools like Henry Park Primary and Nanyang Primary, with easy access to Holland Road for quick commutes to Orchard and Tanglin. The development’s proximity to trendy cafes and retail enhances its lifestyle appeal.

Significant Resale Transactions

• Park Nova (District 10)

  • A standout in the luxury segment, Park Nova saw a penthouse (5,898 sqft) sold for S$38.9 million (S$6,593 psf) in January 2025, marking it as the most expensive condo unit sold on a psf basis since 2011. A four-bedroom unit also transacted for S$34.4 million, highlighting strong demand for ultra-luxury properties in Orchard Boulevard. These sales reflect the CCR’s enduring appeal to ultra-high-net-worth individuals (UHNWIs).

• One Bernam (District 1, adjacent to District 9)

  • While not in Districts 9, 10, or 11, its proximity to the CCR makes it relevant. In January 2025, 99 units were sold at an average of S$2,500 psf, driven by developer discounts and nearing completion. This indicates a trend of price adjustments boosting sales in prime areas.

Buyer Profile in Districts 9, 10, and 11

The buyer demographic in these prime districts is diverse yet distinct:

• Nationality: In 2024, foreign buyers accounted for only 7.6% of resale condo transactions in the CCR due to the 60% Additional Buyer’s Stamp Duty (ABSD) introduced in April 2023. Local Singaporeans and Permanent Residents (PRs) dominate, with HDB upgraders and affluent locals forming the core buyer pool. UHNWIs, both local and foreign (particularly from the US, where tax rates align with citizens), remain active in the ultra-luxury segment.

• Age Groups: Younger buyers, particularly Gen Z and Millennials (aged 25–40), are entering the market earlier, often supported by intergenerational wealth transfers from baby boomers. This trend is evident in projects like The Orie, where younger buyers leverage family support to afford premium properties. Older buyers (40–60) typically seek investment properties or homes for owner-occupation in prime locations.

• Owner-Occupiers vs. Investors: Approximately 80% of housing loans in Q1 2025 were for owner-occupied properties, indicating a strong preference for living in these prestigious districts. Investors, however, are drawn to the CCR for its high rental yields and long-term capital appreciation, particularly in freehold or 999-year leasehold developments like The Robertson Opus.

Why Buy in Districts 9, 10, and 11?

Buyers are drawn to these districts for a combination of practical, lifestyle, and investment-driven motivations:

• Prestige and Status: Districts 9, 10, and 11 are synonymous with luxury living, with addresses like Orchard Road, Bukit Timah, and River Valley carrying significant social cachet. Owning a property here signals affluence and sophistication.

• Proximity to Amenities: These districts offer unmatched access to world-class shopping (Orchard Road), fine dining, top-tier schools (e.g., Anglo-Chinese School, Hwa Chong Institution), and business hubs like the CBD. Developments like Upperhouse and Skye at Holland capitalize on their proximity to MRT stations and lifestyle precincts.

• Investment Potential: The CCR commands the highest property prices due to its centrality and scarcity of new launches, ensuring strong capital appreciation. Historical data shows a 14.7% price increase in the CCR over the past five years, with freehold and 999-year leasehold properties offering the best returns. High rental demand from expatriates and professionals further enhances yields.

• Lifestyle Appeal: The blend of urban vibrancy and serene enclaves (e.g., Holland Village’s trendy cafes or River Valley’s tranquility) caters to buyers seeking a live-work-play environment. Developments like The Robertson Opus emphasize privacy and curated amenities like pools and gyms.

Market Trends Impacting the Luxury Segment

The luxury property market in Districts 9, 10, and 11 is shaped by several key trends in 2025:

• Stable but Moderating Price Growth: The Singapore Property Price Index (PPI) is projected to rise by 1–2% in 2025, down from 3.9% in 2024, reflecting government cooling measures like ABSD and tighter loan-to-value ratios. However, the CCR’s scarcity of new launches sustains price stability.

• Shift Toward Local Buyers: With foreign demand subdued due to high ABSD rates, developers are targeting local HDB upgraders and affluent Singaporeans. Projects like The Orie in Toa Payoh (near District 9) sold 683 units in January 2025, reflecting strong local demand.

• Infrastructure Enhancements: New MRT lines (e.g., Thomson-East Coast Line) and urban projects like the Greater Southern Waterfront enhance connectivity, making CCR properties even more attractive.

• Sustainability and Smart Features: Developers are incorporating eco-friendly designs and smart home technologies, aligning with government incentives and buyer preferences for sustainable living.

• Pent-Up Demand for Luxury: The limited supply of new CCR launches in recent years has created pent-up demand, with projects like W Residences Singapore - Marina View and The Robertson Opus expected to see strong interest in 2H2025.

Unique Selling Propositions of 2025 Launches

• Architectural Brilliance: Developments like The Robertson Opus and River Green blend modern architecture with heritage elements, offering a unique aesthetic that resonates with buyers seeking exclusivity.

• Premium Amenities: Condominiums in these districts offer resort-style facilities, including infinity pools, sky lounges, and concierge services, catering to affluent buyers’ desire for a holistic living experience.

• Strategic Locations: Proximity to MRT stations (e.g., Orchard Boulevard for Upperhouse, Holland Village for Skye at Holland) and elite schools ensures convenience and long-term value.

• Long-Term Tenure: The 999-year leasehold of The Robertson Opus is a rare find in the CCR, appealing to buyers seeking legacy properties for generational wealth.

• Lifestyle Integration: Developments like Skye at Holland integrate seamlessly with vibrant precincts like Holland Village, offering residents access to trendy dining and retail without sacrificing privacy.

Why Invest in Districts 9, 10, and 11 in 2025?

For prospective buyers, the allure of Districts 9, 10, and 11 lies in their unmatched blend of prestige, connectivity, and investment potential. Whether you’re a young professional seeking a vibrant urban lifestyle, a family prioritizing proximity to top schools, or an investor eyeing high rental yields and capital appreciation, these districts offer something for everyone. The 2025 launches, such as Upperhouse, The Robertson Opus, River Green, and Skye at Holland, combine cutting-edge design, prime locations, and robust market fundamentals to deliver unparalleled value.

With only 18,125 uncompleted unsold units in Q1 2025 (11.9% lower than Q2 2024), the supply-demand balance favors buyers who act swiftly. As Singapore’s economy grows (projected 1–3% GDP growth in 2025) and infrastructure continues to enhance accessibility, properties in these prime districts are poised for sustained demand and appreciation.

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