Rent vs D09 -11.9%
Rents near district median
Irwell Hill Residences's latest 12-month median rent is $5,200 compared with the D09 median of $5,900 for the same period. Use this district check before narrowing by bedroom and area band.
Irwell Hill Residences rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 6 Irwell Hill Irwell Hill Residences Singapore 239590
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Quick summary about Irwell Hill Residences
Irwell Hill Residences is a 99-year leasehold apartment in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 473 rentals and 267 sales. Irwell Hill Residences is near GREAT WORLD MRT STATION (TE15), about 0.38 km away.
For rent checks, start with the latest 12-month median of $5,200 per month and compare it with the full-history size-band range of $3,450 to $12,500. For sale checks, start with the latest 12-month median sale price of $1,952,500 and median sale PSF of $2,949 psf, then compare full-history floor-band evidence from $1,828,000 to $2,678,000 and PSF from $2,634 psf to $2,973 psf.
- Latest 12M median rent is $5,200 per month from 142 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,952,500, with median sale PSF at $2,949 psf from 18 sales.
- Rent is down 3.8% over the last 3 months. Sale PSF is up 9.2% over the last 3 months.
Irwell Hill Residences Market Brief
Compare the project with D09 across rent, sale PSF, tenure and transaction activity.
Compared with D09
Sale PSF vs D09 +2.1%
Sale PSF near district median
Irwell Hill Residences's latest 12-month median sale PSF is $2,949 psf versus the D09 median of $2,889 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.20%
Rent support above district screen
Gross yield is roughly 3.20% versus a D09 screen of 2.70%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 30.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +26.8%
Activity is rising
90 recent transactions versus 71 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2020 matters most on sale price. Compare Irwell Hill Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,200
Is the asking rent fair?
$4,950 to $5,450 is the first fair-rent band to check. Above $5,450 should have a visible reason.
Latest 12M median sale PSF $2,949 psf
Is the purchase price fair?
$1,890,000 to $2,010,000 and $2,860 to $3,040 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $5,200
Are similar units renting for more?
2 bed and 600 to 700 sqft give the closest unit-size checks.
Rent stability 30.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +26.8%
Is activity rising?
Activity is rising. 90 recent transactions versus 71 in the prior 6-month view.
Irwell Hill Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2020
Property type Apartment, Non-Landed Properties
Sales 219 new sale transactions, 29 sub sale transactions, 19 resale transactions
Total sold value $582.2M
Irwell Hill Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 473 Jan 2025 to Sept 2026
Sale transactions 267 Jun 2021 to Oct 2026
Rent trend -3.8% Last 3 months
Sale PSF trend 9.2% Last 3 months
Irwell Hill Residences Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
GREAT WORLD MRT STATION (TE15) 0.38 km away
ORCHARD MRT STATION (TE14) 0.71 km away
ORCHARD MRT STATION (NS22) 0.82 km away
Schools nearby
RIVER VALLEY PRIMARY SCHOOL 0.54 km away
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.6 km away
ALEXANDRA PRIMARY SCHOOL 1 km away
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 1 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 1.1 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.06 km away
ALEXANDRA PARK CONNECTOR Park / green link · 0.93 km away
HAWKER CENTRE (BLK 1 JALAN KUKOH) Food centre · 1.32 km away
Irwell Hill Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,400 419 rentals in view
Latest median sale PSF $2,867 psf 39 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 3 $2,867 psf $2,950,000
Sept 2026 15 $5,400 0 - -
Aug 2026 17 $5,000 0 - -
Jul 2026 20 $5,000 1 $3,032 psf $1,860,000
Jun 2026 17 $5,200 0 - -
May 2026 13 $4,500 4 $3,066 psf $2,350,000
Apr 2026 13 $5,300 3 $3,054 psf $2,050,000
Mar 2026 9 $5,100 2 $2,743 psf $1,592,500
Feb 2026 10 $4,350 2 $2,776 psf $1,187,500
Jan 2026 9 $4,200 1 $2,807 psf $4,320,000
Dec 2025 7 $5,200 2 $2,786 psf $1,561,000
Oct 2025 12 $5,750 1 $3,046 psf $2,000,000
Projects Similar to Irwell Hill Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold 8 Hullet 1.1 km away 138 transactions
- Median rent
- $5,716
- Median sale PSF
- $3,003 psf
- Median rent
- $5,900
- Median sale PSF
- $3,307 psf
- Median rent
- $5,000
- Median sale PSF
- $2,680 psf
- Median rent
- $5,200
- Median sale PSF
- $2,509 psf
- Median rent
- $4,400
- Median sale PSF
- $2,288 psf
- Median rent
- $5,000
- Median sale PSF
- $2,251 psf
Irwell Hill Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $4,300 $4,267 105
2 bed $5,200 $5,291 266
3 bed $8,150 $8,648 38
4 bed $12,500 $12,788 17
Unknown $3,450 $3,488 47
Irwell Hill Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
300 to 400 sqft $3,450 $3,429 46
400 to 500 sqft $4,200 $4,245 77
500 to 600 sqft $4,300 $4,328 27
600 to 700 sqft $5,200 $5,294 261
700 to 800 sqft $5,300 $5,130 5
800 to 900 sqft $7,500 $7,517 23
900 to 1,000 sqft $4,350 $4,350 1
1,200 to 1,300 sqft $10,100 $10,128 16
Irwell Hill Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,640,000 $2,814 psf 12
06 to 10 $1,933,000 $2,707 psf 15
11 to 15 $2,678,000 $2,694 psf 17
16 to 20 $1,829,944 $2,743 psf 22
21 to 25 $1,828,000 $2,758 psf 45
26 to 30 $1,834,000 $2,855 psf 66
31 to 35 $1,855,000 $2,973 psf 78
36 to 40 $1,977,000 $2,634 psf 12
Irwell Hill Residences Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Irwell Hill Residences shows a latest 12-month median monthly rent of $5,200 across 142 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,200
Rentals in period 142
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Irwell Hill Residences show a median price of $1,952,500 and $2,949 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,952,500
Latest 12M median PSF $2,949 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2020 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Irwell Hill Residences has 267 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $582.2M
Latest record Oct 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Irwell Hill Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,200/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $2,949 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D09 to compare Irwell Hill Residences against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Irwell Hill Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Irwell Hill Residences?
Irwell Hill Residences has a latest 12-month median monthly rent of $5,200 across 142 rentals in that period.
What is the typical sale price at Irwell Hill Residences?
The latest 12-month median sale price for Irwell Hill Residences is $1,952,500, based on 18 sales in that period.
What is the median sale PSF at Irwell Hill Residences?
The latest 12-month median sale price per square foot for Irwell Hill Residences is $2,949 psf. The average for the same period is $2,943 psf.
Is Irwell Hill Residences freehold or leasehold?
Irwell Hill Residences is listed as 99-year leasehold from 2020. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Irwell Hill Residences located?
Irwell Hill Residences is located at 6 Irwell Hill Irwell Hill Residences Singapore 239590 in D09 / Orchard, Cairnhill, River Valley.
How current is the Irwell Hill Residences transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.