Are Older One- and Two-Bedders in District 9 Holding Up Against the New Launches? We Break It Down

District 9 condos are among Singapore’s most exclusive, but do new launches really beat older resale units? We analysed one- and two-bedders across capital growth, quantum, and rental yields from 2014–2024 to see which side comes out ahead.

By Ryan J. Ong

Published 23 September 2025, 9:33 PM SGT · 14 min read · 217

Old versus new one and two bedders in District 9 12

District 9, home to Orchard Road and River Valley, is one of Singapore’s most exclusive addresses. But exclusivity doesn’t always mean better returns, especially when it comes to smaller units. In recent years, one- and two-bedders here have raised questions: are these compact units still in demand, when decentralisation has made even heartland neighbourhoods convenient for tenants? And given the higher prices of even one and two-bedders in D9, are they really profitable? In this piece, we’ll look at how older and newer one- and two-bedders here performed over the past decade, and why the answer isn’t as straightforward as it seems:

A quick note on newer versus older

We use 20 years or younger for newer (not new, mind you, but just newer) because most projects in Singapore last 19 to 24 years - so it’s a good middle point. It’s also generally accepted in the market (by convention and no particular authority) that the 20+ age range is when most condos are referred to as “older.”

That said, let’s start by looking at the overall performance of resale condos in D9:

Frequently asked questions

Are older one- and two-bedroom units in District 9 still in demand compared to new launches?

Older one- and two-bedders in District 9 have generally maintained or increased their value over the past decade, with some outperforming newer units in certain aspects like size and price. Demand appears to remain strong for larger, older units, especially those with larger sizes and higher quantum.

How have resale prices of leasehold condos in District 9 performed over the last ten years?

Leasehold condos in District 9 have shown almost flat growth over the past decade, with an annualised increase of just 0.15%, lagging behind the broader market which grew at about 4.25% annually.

Do newer projects in District 9 outperform older ones in terms of price appreciation?

In District 9, older projects have generally performed better in terms of price appreciation over the past decade, with some older units even showing positive growth, while many newer projects experienced declines.

Are larger older units more attractive to buyers in District 9?

Yes, older units tend to be larger, which makes them more versatile and attractive to buyers. For example, older one-bedders are often larger than newer ones, sometimes functioning as two-bedrooms, and tend to command higher prices.

What is the rental yield like for older versus newer one-bedroom units in District 9?

Newer one-bedroom units tend to have rental yields above 3.8%, often exceeding 4%, making them appealing for rental income. Older units, especially larger ones like The Centrepoint, have lower yields due to higher quantum, but still offer decent rental returns.

How have two-bedroom units in District 9 performed in terms of price growth over the past decade?

Older two-bedders in District 9 have outperformed newer ones, with an annualised growth of about 6.1%, while newer units saw a decline of around 0.7%. The gap in price per square foot has almost disappeared recently.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.