Rent vs D09 -16.9%
Rents below district median
Starlight Suites's latest 12-month median rent is $4,900 compared with the D09 median of $5,900 for the same period. Use this district check before narrowing by bedroom and area band.
Starlight Suites rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 11 River Valley Close Starlight Suites Singapore 238437
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Quick summary about Starlight Suites
Starlight Suites is a freehold apartment in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 262 rentals and 33 sales.
- Latest 12M median rent is $4,900 per month from 49 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,043,500, with median sale PSF at $2,111 psf from 2 sales.
- Rent is down 1.0% over the last 3 months. Sale PSF is down 4.0% over the last 3 months.
Starlight Suites Market Brief
Compare the project with D09 across rent, sale PSF, tenure and transaction activity.
Compared with D09
Sale PSF vs D09 -26.9%
Sale PSF below district median
Starlight Suites's latest 12-month median sale PSF is $2,111 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 2.88%
Rent support near district screen
Gross yield is roughly 2.88% versus a D09 screen of 2.70%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 26.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +8.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Starlight Suites against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,900
Is the asking rent fair?
$4,650 to $5,150 is the first fair-rent band to check. Above $5,150 should have a visible reason.
Latest 12M median sale PSF $2,111 psf
Is the purchase price fair?
$1,980,000 to $2,100,000 and $2,050 to $2,170 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $4,300
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 26.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +8.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Starlight Suites Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 33 resale transactions
Total sold value $79.3M
Starlight Suites Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 262 Jun 2021 to Sept 2026
Sale transactions 33 Oct 2021 to Sept 2026
Rent trend -1.0% Last 3 months
Sale PSF trend -4.0% Last 3 months
Starlight Suites 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) 0.4 km away
HAVELOCK MRT STATION (TE16) 0.71 km away
SOMERSET MRT STATION 0.76 km away
Schools nearby
RIVER VALLEY PRIMARY SCHOOL 0.17 km away
OUTRAM SECONDARY SCHOOL 0.8 km away
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 0.96 km away
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 1.18 km away
Amenities
UE SHOPPING MALL Mall / retail · 0.65 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 0.93 km away
ALEXANDRA PARK CONNECTOR Park / green link · 1.41 km away
HAWKER CENTRE (BLK 1 JALAN KUKOH) Food centre · 0.68 km away
Starlight Suites Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,400 74 rentals in view
Latest median sale PSF $2,199 psf 6 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Sept 2026 6 $4,400 1 $2,199 psf $2,367,000
Aug 2026 3 $4,850 0 - -
Jul 2026 5 $5,250 0 - -
Jun 2026 5 $4,250 0 - -
May 2026 4 $5,350 1 $2,023 psf $1,720,000
Apr 2026 2 $4,900 0 - -
Mar 2026 4 $4,675 0 - -
Feb 2026 4 $5,100 0 - -
Jan 2026 4 $5,550 0 - -
Dec 2025 3 $4,600 0 - -
Nov 2025 4 $5,000 0 - -
Oct 2025 5 $5,000 1 $1,929 psf $1,640,000
Projects Similar to Starlight Suites
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2013 Sophia Hills 1.4 km away 1,176 transactions
- Median rent
- $4,150
- Median sale PSF
- $2,095 psf
- Median rent
- $4,600
- Median sale PSF
- $2,020 psf
- Median rent
- $4,700
- Median sale PSF
- $2,082 psf
- Median rent
- $4,100
- Median sale PSF
- $2,076 psf
- Median rent
- $4,500
- Median sale PSF
- $2,245 psf
- Median rent
- $4,900
- Median sale PSF
- $2,068 psf
Starlight Suites Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $4,300 $4,209 208
2 bed $5,800 $5,532 33
3 bed $8,500 $8,233 20
4 bed $14,000 $14,000 1
Starlight Suites Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,700 $3,571 75
700 to 800 sqft $4,600 $4,420 64
800 to 900 sqft $4,750 $4,703 64
1,000 to 1,100 sqft $5,400 $5,419 29
1,100 to 1,200 sqft $4,500 $4,533 3
1,200 to 1,300 sqft $6,300 $5,933 6
1,800 to 1,900 sqft $8,500 $8,218 19
3,200 to 3,300 sqft $8,500 $8,500 1
Starlight Suites Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,966,500 $1,988 psf 4
11 to 15 $1,670,000 $1,964 psf 7
16 to 20 $2,700,000 $2,019 psf 6
21 to 25 $1,650,000 $2,071 psf 8
26 to 30 $1,445,000 $2,126 psf 4
31 to 35 $3,071,500 $1,910 psf 4
Starlight Suites 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
Starlight Suites shows a latest 12-month median monthly rent of $4,900 across 49 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,900
Rentals in period 49
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 Starlight Suites show a median price of $2,043,500 and $2,111 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,043,500
Latest 12M median PSF $2,111 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold 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. Starlight Suites has 33 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $79.3M
Latest record Sept 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 Starlight Suites numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,900/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 $2,111 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 Starlight Suites 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.
Starlight Suites FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Starlight Suites?
Starlight Suites has a latest 12-month median monthly rent of $4,900 across 49 rentals in that period.
What is the typical sale price at Starlight Suites?
The latest 12-month median sale price for Starlight Suites is $2,043,500, based on 2 sales in that period.
What is the median sale PSF at Starlight Suites?
The latest 12-month median sale price per square foot for Starlight Suites is $2,111 psf. The average for the same period is $2,111 psf.
Is Starlight Suites freehold or leasehold?
Starlight Suites is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Starlight Suites located?
Starlight Suites is located at 11 River Valley Close Starlight Suites Singapore 238437 in D09 / Orchard, Cairnhill, River Valley.
How current is the Starlight Suites 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.