Key Takeaways:
Real April 2026 transaction data shows D9 new launches like River Green transacting at $3,385–$3,663 PSF, while D9 resale ranges from $1,709 (RV Suites) to $2,797 PSF (Scotts Highpark) — the district has one of the widest PSF spreads in Singapore.
D10 resale in April 2026 spans $1,528 PSF (Tanglin Regency, 99-year) to $2,891 PSF (Leedon Residence, freehold) — tenure and age account for most of that gap, and buyers need to understand which part of D10 they are actually buying into.
D11 data from November 2022 shows freehold entries as low as $1,432 PSF (Novena Court) and $2,502 PSF (Peak Residence) — the district consistently offers the most accessible PSF entry into the D9 D10 D11 CCR corridor.
Freehold tenure dominates D10 and meaningful portions of D9 and D11 — but 99-year stock within the same districts trades at a 15–25% PSF discount, which can represent either a value entry or a long-term liability depending on your horizon.
All three districts sit in the Core Central Region and carry 60% ABSD for foreigners — current transactional volume is driven almost entirely by Singapore citizens and PRs, which affects both liquidity and price sensitivity.
No district is universally "best." D9 leads on prestige and new launch momentum. D10 leads on freehold scarcity and long-term capital defensibility. D11 leads on yield relative to quantum and healthcare-driven rental stability.
What the Transaction Data Actually Shows
Before reaching for generalisations, it is worth anchoring the D9 D10 D11 CCR conversation in real numbers. The two datasets — November 2022 and April 2026 — give us a useful before-and-after picture of where pricing has moved and where the spread between projects sits today.
In D9, the April 2026 data is striking at the top end. River Green, a new launch on River Valley Green with a 99-year lease commencing 2024, transacted at $3,385 PSF for a 419 sqft unit and $3,663 PSF for a 602 sqft unit — the highest PSF figures in either dataset across all three districts. At the same time, resale D9 units in the same month told a different story: RV Suites on River Valley Road changed hands at $1,709 PSF (freehold, low floor), and The Scotts Tower at $1,934 PSF on a 103-year lease. Cavenagh House — freehold, mid-size — came in at $1,783 PSF. The gap between new launch and resale in D9 is now running close to $1,000–$1,900 PSF depending on the projects compared. That is not a rounding error. It is a structural question about what you are paying for.
D10 in April 2026 shows a more compressed but still meaningfully dispersed range. Leedon Residence, a large-format freehold condo on Leedon Heights, transacted at $2,891 PSF. Hyll on Holland — freehold — cleared at $2,749 PSF in a sub-sale. Verdure on Holland Road achieved $2,063 PSF freehold. At the lower end, Tanglin Regency on a 99-year lease commencing 1994 transacted at $1,528 PSF — and D'Leedon, 99-year, came in at $2,013 PSF. The freehold premium in D10 is real and measurable: comparable-size freehold units are consistently clearing $400–$600 PSF above leasehold equivalents.
D11 data comes primarily from November 2022, where Pullman Residences Newton (freehold) was transacting in the $2,989–$3,157 PSF range for new launch units, and Peak Residence (freehold, new sale) closed at $2,502 PSF. Older resale stock like Novena Court sat at $1,432 PSF freehold and Hillcrest Arcadia — a 99-year lease from 1975 — transacted at just $993 PSF, a data point that illustrates very clearly what lease decay does to CCR pricing over time.
D9 D10 D11 CCR Price Benchmarks: Reading the Spread
The table below distils both datasets into a working reference frame. These are not theoretical ranges — they reflect actual caveats from the data provided.
District | Resale PSF Range (observed) | New Launch PSF (observed) | Dominant Tenure |
|---|---|---|---|
D9 | $1,709 – $2,797 | $2,796 – $3,663 | Mixed (FH + 99-yr) |
D10 | $1,528 – $2,891 | $2,886 – $3,272 (Nov-22) | Predominantly Freehold |
D11 | $993 – $2,502 | $2,989 – $3,157 (Nov-22) | Mixed (FH dominant) |
Two observations worth making directly. First, the PSF floor in D11 — driven by lease-decayed 99-year stock like Hillcrest Arcadia — is the lowest across all three districts. Buyers who see "$993 PSF in CCR" and read it as a value signal need to check the remaining lease carefully; a 99-year lease from 1975 has approximately 49 years remaining as of 2026, which carries material CPF usage restrictions and future resale liquidity risks. Second, D9's new launch premium over D9 resale is now so wide that they arguably represent different asset classes. River Green at $3,663 PSF and Cavenagh House resale at $1,783 PSF are both in D9 — but the investment thesis for each is almost entirely different.
For a ground-level read on where a specific project sits relative to recent comparables before you make any move, homevalue.nexdoor.sg is a useful starting point.
Tenure: The Variable That Changes Everything in D9 D10 D11 CCR
Tenure is not a minor consideration in these three districts — it is often the single biggest determinant of both entry PSF and long-term resale liquidity. The data makes this concrete.
In D10, Ridgewood on Mount Sinai Drive — on a 999-year lease from 1885, effectively freehold in all practical senses — transacted at $1,835 PSF in April 2026. Leedon Residence, a pure freehold project, cleared at $2,891 PSF in the same month. D'Leedon, 99-year from 2010, transacted at $2,013 PSF. The spread between 99-year and freehold in D10 is real and persistent. It does not mean 99-year stock is a bad buy — but buyers need a clear-eyed view of what they are getting for the discount.
The more acute concern is older 99-year stock across all three districts. Hillcrest Arcadia in D11 at $993 PSF (99-year from 1975) and Tanglin Regency in D10 at $1,528 PSF (99-year from 1994) both illustrate the trajectory: as the lease shortens past 60 years, CPF usage restrictions kick in, the buyer pool narrows, and PSF compresses regardless of location prestige. Buying a 99-year CCR property in the $1,500 PSF range might feel like a discount — and it is — but the question is whether that discount adequately prices the exit risk 10 to 15 years from now.
Tenure suits you if:
Freehold suits you if you are holding for more than 10 years, prioritise resale optionality, or want to pass the asset down. The D10 freehold market in particular has shown consistent price defensibility across cycles.
99-year suits you if you are buying for a defined 5–7 year hold, the PSF discount relative to comparable freehold is 20% or more, and the lease still clears the CPF threshold comfortably for the buyer profile you expect to sell to.
Older 99-year stock (lease commencing pre-1995) generally warrants extra caution on exit liquidity, and should be modelled with a wider discount to reflect a narrowing buyer pool at resale.
What Each District Actually Delivers on the Ground
Beyond the numbers, each district has a character that shapes who buys there, who rents there, and how stable that demand is over time.
D9 — Orchard, River Valley, Irwell Hill: The data tells the story clearly — D9 attracts both the highest new launch PSF and some of the widest resale price dispersion in the CCR. River Valley as a submarket has been energised by the River Green launch, and the Irwell Hill Residences resale at $3,252 PSF in April 2026 shows that well-positioned 99-year new launches from the 2020 cycle are holding and improving. The tenant base skews toward finance sector expats, corporate relocations, and short-term international tenants — demand that is real but more cyclically exposed than D10 or D11.
D10 — Bukit Timah, Holland Village, Nassim, Tanglin: D10's breadth is underappreciated. Holland Road alone captured transactions ranging from $1,562 PSF (large-format resale, freehold) to $2,749 PSF (Hyll on Holland, freehold sub-sale) in April 2026. The Draycott on Draycott Park — a classic freehold D10 address — transacted at $2,159 PSF. Leedon Residence cleared $2,891 PSF. This is a district where project selection matters enormously — the difference between buying well and buying poorly in D10 can be $700–$900 PSF on otherwise similar tenure and typology. School catchment remains a structural demand driver in Bukit Timah specifically, underpinning price floors in a way that is largely independent of broader sentiment.
D11 — Newton, Novena, Thomson: D11's November 2022 data shows Pullman Residences Newton pushing through $3,000 PSF for new launch freehold — a figure that surprised many buyers who still associate D11 with "accessible CCR." That framing is partially outdated for quality new stock. But older resale D11 remains genuinely more affordable than D9 or D10 equivalents: Novena Court freehold at $1,432 PSF and Peak Residence freehold new sale at $2,502 PSF frame the range. The Novena healthcare cluster — Tan Tock Seng, Mount Elizabeth Novena, and surrounding specialist centres — continues to generate stable medical professional and regional expatriate rental demand that is less volatile than corporate expat demand in D9.
The Honest Answer
The D9 D10 D11 CCR comparison does not resolve to a single winner — and any analysis that claims otherwise is selling you something.
What the real transaction data shows is a market with genuine internal complexity. D9's new launch segment is running hot — River Green at $3,663 PSF for a 99-year lease is a significant commitment, and buyers need to be confident in both the River Valley submarket trajectory and their own holding horizon before committing at those levels. D9 resale, by contrast, offers freehold entries well below $2,000 PSF in some cases, which is a different conversation entirely.
D10 remains the most structurally defensible district of the three for long-horizon buyers. Freehold prevalence, school catchment demand, and land scarcity combine to create a floor under pricing that the other two districts cannot fully replicate. The $1,528–$2,891 PSF resale range in April 2026 data means there are still entry points in D10 that do not require a $4 million cheque — but project and tenure selection is everything.
D11 offers the most accessible CCR entry for buyers who want genuine Core Central Region exposure without stretching to D9 new launch pricing. The yield case is the strongest of the three on a PSF-adjusted basis, and the healthcare-driven rental base provides a stability that landlords in D9 do not always enjoy.
The honest conclusion: buy the district that matches your objective, then spend the real time selecting the right project within it. In the D9 D10 D11 CCR corridor, the gap between the best and worst project decision at the same budget is wider than the gap between districts.
Ask NexDoor! Have a specific block, flat, or area in mind — or just not sure if the numbers work for your situation? Our consultants — Dave (HDB & North region), Bjorn (data & resale analysis), and Abigail (strategy & positioning) — will walk you through everything before you make any moves. No guesswork, just clarity.
Transaction data sourced from URA caveats (November 2022 and April 2026 datasets). PSF figures reflect individual transactions and are not averages — actual pricing varies by floor, unit type, and negotiation. This post is for informational purposes only and does not constitute financial advice.
Sources:
URA.gov.sg — Private Residential Property Transactions and Caveats (ResidentialTransaction data files, Nov 2022 and Apr 2026)
URA.gov.sg — Master Plan District and Market Segment Classifications
data.gov.sg — URA Private Residential Property Price Index