Districts 9 and 10 are postal sectors 22 and 23 (Orchard, Cairnhill, River Valley) and 24 to 27 (Tanglin, Holland, Bukit Timah, Ardmore). Both lie wholly in URA's Core Central Region, where non-landed prices rose 1.8% in Q2 2026. The large launches of 2025 and 2026 sold at averages of about S$2,950 to S$3,360 psf.
Updated 28 September 2026. Market data is URA's 2nd Quarter 2026 release (24 July 2026). Project facts come from developers and reputable press, and each figure is dated. We do not quote district-wide psf ranges or rental yields, because we could not source them.
Which areas do Districts 9 and 10 cover?
The official list of postal districts (compiled from SingPost data) gives:
| District | Postal sectors | Official label | Examples (OneMap) |
|---|---|---|---|
| D09 | 22, 23 | Orchard, Cairnhill, River Valley | ION Orchard, 2 Orchard Turn (238801); Ngee Ann City, 391 Orchard Road (238872); River Valley Primary School (237993) |
| D10 | 24, 25, 26, 27 | Ardmore, Bukit Timah, Holland Road, Tanglin | Singapore Botanic Gardens, 1 Cluny Road (259569); Holland Village MRT (278995); Hwa Chong Institution (269734) |
A postal code's first two digits are its sector. Some boundaries surprise people:
- Most of Orchard Boulevard is District 10, not 9. Orchard Boulevard MRT is 248654, Boulevard 88 is 248655 and UpperHouse at Orchard Boulevard is 249628. The eastern end is District 9: Orchard MRT's Thomson-East Coast Line station at 301 Orchard Boulevard is 237974, and its North-South Line station on Orchard Road is 238878.
- Newton MRT has District 9 postal codes (228234 and 229901), even though Newton is often grouped with District 11.
- Havelock (168604) and Buona Vista (139350) stations are outside both districts, in sectors 16 and 13.
- The Interlace is not in District 10. Its address, 180 Depot Road (109684), is District 4.
- Upper Bukit Timah and Beauty World are District 21; see our District 21 guide.
Are Districts 9 and 10 in the CCR?
Yes. URA defines the Core Central Region (CCR) as postal districts 9, 10 and 11, plus the Downtown Core planning area and Sentosa. In URA's 2nd Quarter 2026 release (24 July 2026):
| Measure, Q2 2026 | Change |
|---|---|
| CCR non-landed prices | +1.8% |
| RCR non-landed prices | −1.2% |
| OCR non-landed prices | −0.1% |
| Landed prices (all regions) | +2.5% |
| CCR non-landed rents | +1.2% |
URA does not publish price indices by postal district, so these CCR figures also include District 11, the Downtown Core and Sentosa. For more on the segments, see our guide to all 28 districts.
Which MRT stations serve Districts 9 and 10?
| Station | Line(s) | Postal code | District |
|---|---|---|---|
| Dhoby Ghaut (NS24 / NE6 / CC1) | NSL, NEL, CCL | 238893 / 238889 | 9 |
| Somerset (NS23) | NSL | 238162 | 9 |
| Orchard (NS22 / TE14) | NSL, TEL | 238878 / 237974 | 9 |
| Great World (TE15) | TEL | 238384 | 9 |
| Newton (NS21 / DT11) | NSL, DTL | 228234 / 229901 | 9 |
| Orchard Boulevard (TE13) | TEL | 248654 | 10 |
| Napier (TE12) | TEL | 258511 | 10 |
| Stevens (TE11 / DT10) | TEL, DTL | 257879 / 257877 | 10 |
| Botanic Gardens (CC19 / DT9) | CCL, DTL | 257494 | 10 |
| Farrer Road (CC20) | CCL | 268857 | 10 |
| Holland Village (CC21) | CCL | 278995 | 10 |
| Sixth Avenue (DT7) | DTL | 269784 | 10 |
| Tan Kah Kee (DT8) | DTL | 266268 | 10 |
Postal codes are from OneMap. The Thomson-East Coast Line stations at Stevens, Napier, Orchard Boulevard, Orchard and Great World opened on 13 November 2022 (LTA).
What have recent condo launches in Districts 9 and 10 sold for?
These are the launch results we could confirm from developers or reputable press. Launch averages are a snapshot; they are not today's resale prices.
| Project | District | Developer | Tenure, units | Launch result |
|---|---|---|---|---|
| Skye at Holland, Holland Village | 10 | UOL Group, Singapore Land Group, CapitaLand Development and Kheng Leong | 99-year; 666 units in two 40-storey towers; vacant possession by 31 October 2029 (CapitaLand) | 658 units (99%) sold at launch, average S$2,953 psf (EdgeProp, 11 October 2025) |
| River Green, River Valley Green | 9 | Wing Tai Holdings | 99-year; 524 units | 460 units (88%) on launch weekend, average S$3,130 psf (EdgeProp, 3 August 2025) |
| UpperHouse at Orchard Boulevard | 10 | UOL Group and Singapore Land Group | 99-year; 301 units | 180 units (60%) sold, average S$3,356 psf (EdgeProp, 3 August 2025) |
| The Robertson Opus, Robertson Quay | 9 | Frasers Property and Sekisui House | 999-year; 348 units | 150 units (43%) sold, average S$3,360 psf (EdgeProp, 3 August 2025) |
| River Modern, River Valley | 9 | GuocoLand | 455 units in two 36-storey blocks; completion expected 2030 | 410 units (90%) sold at launch, average S$3,266 psf (GuocoLand, 7 March 2026) |
| Amberwood at Holland, Holland Link | 10 | Sim Lian Group | 99-year; 212 units | 23 units (about 11%) on launch weekend, average about S$3,019 psf (EdgeProp, September 2026) |
EdgeProp reported that River Green, UpperHouse and The Robertson Opus together sold 790 units in two weeks in July and August 2025, which it said was already the highest CCR new-home sales in 16 quarters based on URA data. For a side-by-side of Amberwood at Holland and a District 11 launch, see our Amberwood at Holland vs Dunearn House comparison.
Which established condos are well known in each district?
| Project | District | Developer | Tenure, units | Checked facts |
|---|---|---|---|---|
| Martin Modern, 10 Martin Place (237963) | 9 | GuocoLand | 99-year; 450 units | Completed; launched July 2017 |
| The Avenir, 8 River Valley Close (238432) | 9 | GuocoLand and Hong Leong Holdings (through its subsidiaries Intrepid Investments and Hong Realty) | Freehold; 376 units | Launched January 2020 |
| Klimt Cairnhill, 71 Cairnhill Road (229725) | 9 | Low Keng Huat | Freehold; 138 units | Launched 28 August 2021, with typical units priced from S$3,532 psf |
| Boulevard 88, Orchard Boulevard (248655) | 10 | City Developments, Hong Leong Holdings and Lea Investments | Freehold; 154 units | 20 of 25 units released in private previews sold at an average S$3,550 psf (CDL, 20 March 2019) |
| Leedon Green, 28 Leedon Heights (266222) | 10 | MCL Land and Yanlord Land | Freehold; 638 units | Launched January 2020 |
| One Holland Village Residences, 1 Holland Village Way (275754) | 10 | Far East Organization, Sekisui House and Sino Group | 296 units | 98 units sold on its launch weekend, 30 November to 1 December 2019 |
Addresses and postal codes are from OneMap. Sources for each project are listed at the end. For current transacted prices of any of these, use URA's free private residential transaction search.
For our fact-checked reviews of individual condos, sorted by postal district, see Singapore condo reviews by district.
What about landed homes and Good Class Bungalows?
URA lists 39 Good Class Bungalow Areas (GCBAs). They include White House Park/Nassim Road, Chatsworth Park and Holland Park/Ridout Park, which URA also covers by conservation guidelines, and Leedon Park. Sample addresses in these estates, such as 10 Nassim Road (258377), 10 Chatsworth Park (249817) and 10 Leedon Park (267887), are in District 10.
- Plot size. A new bungalow plot inside a GCBA must be at least 1,400 sqm and 18.5 m wide; outside a GCBA the minimum is 400 sqm (URA).
- Foreign buyers. A foreign person needs SLA approval under the Residential Property Act to buy a landed house. A condominium unit does not need approval (SLA).
Which schools are in Districts 9 and 10?
These schools have District 9 or 10 addresses on OneMap:
| School | Level | Address | District |
|---|---|---|---|
| Anglo-Chinese School (Junior) | Primary | 16 Winstedt Road (227988) | 9 |
| River Valley Primary School | Primary | 2 River Valley Green (237993) | 9 |
| St. Margaret's School (Primary) | Primary | 136 Sophia Road (228197) | 9 |
| Nanyang Primary School | Primary | 52 King's Road (268097) | 10 |
| Henry Park Primary School | Primary | 1 Holland Grove Road (278790) | 10 |
| Hwa Chong Institution | Secondary and junior college | 661 Bukit Timah Road (269734) | 10 |
Several schools often linked with Bukit Timah are in District 11, not 10: Raffles Girls' Primary School (289072) and National Junior College (288913) on Hillcrest Road, and St. Joseph's Institution Junior on Essex Road (309331).
For Primary 1 registration, MOE gives priority, when a phase is oversubscribed, to Singapore Citizens living within 1 km of the school, then 1 to 2 km, then beyond 2 km. Families admitted through distance priority must live at the registered address for at least 30 months.
This changes from the 2027 P1 Registration Exercise (children starting P1 in 2028). MOE announced on 10 September 2026 that reserved Phase 2C places will rise from 40 to 60 in most schools. Twelve schools in areas with little public housing will also split Phase 2C places equally between children living within 2 km and those living beyond 2 km, with no distance priority within each track. Anglo-Chinese School (Junior), Nanyang Primary School and St. Margaret's School (Primary) in the table above are among the 12, as is Raffles Girls' Primary School. Check a specific address with OneMap's school query rather than assuming from the district.
What do foreign buyers need to know?
- ABSD. Foreigners pay 60% Additional Buyer's Stamp Duty on any residential purchase (IRAS, rates from 27 April 2023), on top of Buyer's Stamp Duty. Under free trade agreements, US nationals and nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland can get ABSD remission so they pay the same rates as Singapore Citizens (IRAS). See our ABSD guide.
- What they can buy. Condominium units need no SLA approval; landed houses, including GCBs, do.
More detail is in our guide to buying property in Singapore as a foreigner.
FAQ
Is Orchard Boulevard in District 9 or 10? Mostly District 10. Orchard Boulevard MRT (248654) and Boulevard 88 (248655) use sector 24. The eastern end is District 9: Orchard MRT's Thomson-East Coast Line station at 301 Orchard Boulevard is 237974. Orchard Road addresses such as Orchard MRT (238878) and ION Orchard (238801) are also District 9.
Is Holland Village in District 10? Yes. Holland Village MRT is 278995 and One Holland Village Residences is 275754, both sector 27, which is District 10.
Is The Interlace in District 10? No. The Interlace at 180 Depot Road (109684) is in District 4.
What did new condos in Districts 9 and 10 sell for in 2025 and 2026? Launch averages ranged from S$2,953 psf at Skye at Holland (October 2025) to S$3,360 psf at The Robertson Opus (July 2025). River Modern averaged S$3,266 psf in March 2026.
Are Nanyang Primary and Raffles Girls' Primary in the same district? No. Nanyang Primary School (268097) is in District 10; Raffles Girls' Primary School (289072) is in District 11.
Sources
- List of postal districts (source: SingPost): file.go.gov.sg
- URA, Release of 2nd Quarter 2026 real estate statistics, 24 July 2026, and Annex A-2 (rental indices): ura.gov.sg, Annex A-2 (PDF)
- URA, map of the Central Region: ura.gov.sg (PDF)
- SLA, OneMap address search (stations, schools and projects, queried 28 September 2026): onemap.gov.sg
- LTA, Thomson-East Coast Line Stage 3 to open from 13 November 2022: lta.gov.sg
- CapitaLand, "UOL, SingLand, CapitaLand Development and Kheng Leong to launch Skye at Holland", September 2025: capitaland.com
- EdgeProp, "UOL sells 99% of Skye at Holland at an average of $2,953 psf", 11 October 2025: edgeprop.sg
- EdgeProp, "Wing Tai sets record CCR sales for 2025, sells 87% of River Green on launch weekend", 3 August 2025: edgeprop.sg
- GuocoLand announcement on River Modern, March 2026 (via MarketScreener): marketscreener.com
- EdgeProp, Amberwood at Holland launch-weekend sales, September 2026: edgeprop.sg
- EdgeProp, on Martin Modern and River Valley, 30 January 2026: edgeprop.sg; EdgeProp (via Yahoo), on Martin Modern, 28 October 2022: sg.finance.yahoo.com
- EdgeProp, "The Avenir: defining luxury in River Valley", 21 February 2020: edgeprop.sg; EdgeProp, GuocoLand-Hong Leong JV buys Pacific Mansion, 19 March 2018: edgeprop.sg
- EdgeProp, Low Keng Huat to launch Klimt Cairnhill, 26 August 2021: edgeprop.sg
- City Developments, Boulevard 88 private previews, 20 March 2019: cdl.com.sg
- EdgeProp, Leedon Green nears completion, 10 August 2023: edgeprop.sg
- EdgeProp (via Yahoo), One Holland Village Residences launch weekend, 3 December 2019: sg.finance.yahoo.com
- URA, Good Class Bungalow Areas and bungalow plot size: locational criteria, plot size and width
- SLA, Foreign ownership of property: sla.gov.sg
- IRAS, Additional Buyer's Stamp Duty: iras.gov.sg
- IRAS, Foreigners eligible for ABSD remission under Free Trade Agreements: iras.gov.sg
- MOE, P1 registration: home-school distance: moe.gov.sg
- MOE, "Enhancing the Primary One Registration Framework for Greater Access and Inclusivity", 10 September 2026: moe.gov.sg; list of the 12 two-track schools (AsiaOne, 10 September 2026): asiaone.com
- URA, private residential transaction search: eservice.ura.gov.sg
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