CONDODistrict 9

ATTITUDE AT KIM YAM

Name: ATTITUDE AT KIM YAM
Address: SG

Details

Project: ATTITUDE AT KIM YAM
TOP year: 2011
Tenure: Freehold
Lease start: 1841
Total units: 33
Land size: 344 sqm (3,706 sqft)
Plot ratio: 2.8
Developer: King & King Development Pte Ltd
Gross rental yield: ~4.7% · ~$831K (est.) · blended across all unit types
Storeys: 10
Market segment: CCR
District: 9

Nearby Schools

Nearest primaryRIVER VALLEY PRIMARY SCHOOL355 m
Nearest SAP schoolZHANGDE PRIMARY SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for ATTITUDE AT KIM YAM

Total units	33
Size range	334–689 sqft

Bedrooms	Units	Share
1-bedroom	26	100%

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

ATTITUDE AT KIM YAM was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 33 units at ATTITUDE AT KIM YAM. 85% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 58% have been held over 10 years.

85%

Free to sell now

28 of 33 tracked · past SSD

100%

Sitting on a gain

43 of 43 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 72 total recorded transactions.


Mar 2026	—	$950,000	495	$1,919
Nov 2025	1BR	$718,000	333	$2,156
Dec 2024	1BR	$745,888	355	$2,101
Jul 2024	1BR	$818,000	366	$2,235
Jan 2024	1BR	$775,000	355	$2,183
20-04-2021	1BR	$730,000	333	$2,192
22-09-2020	—	$1,010,000	656	$1,540
09-07-2020	1BR	$720,000	366	$1,967
03-04-2020	1BR	$1,200,000	688	$1,744
26-03-2019	1BR	$705,000	333	$2,117

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

50 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Langston Ville	66 m	Jun 2026	Resale	3BR	$1,900,000	936	$2,030
Urbana	120 m	Jun 2026	Resale	3BR	$3,380,000	1,313	$2,574
Aspen Heights	155 m	Jun 2026	Resale	3BR	$3,300,000	1,324	$2,492
Claremont	161 m	Jun 2026	Resale	3BR	$2,310,000	958	$2,411
Waterford Residence	192 m	Jun 2026	Resale	2BR	$2,190,000	979	$2,237
Waterford Residence	192 m	Jun 2026	Resale	3BR	$2,738,000	1,194	$2,293
The Boutiq	127 m	May 2026	Resale	2BR	$1,800,000	721	$2,497
Aspen Heights	155 m	May 2026	Resale	3BR	$3,330,000	1,324	$2,515
Aspen Heights	155 m	May 2026	Resale	3BR	$3,360,000	1,324	$2,538
Waterford Residence	192 m	May 2026	Resale	3BR	$2,880,000	1,399	$2,059
The Botanic On Lloyd	136 m	Apr 2026	Resale	4BR	$7,480,000	3,487	$2,145
Martin Place Residences	178 m	Apr 2026	Resale	1BR	$1,408,000	592	$2,378
Martin Place Residences	178 m	Apr 2026	Resale	3BR	$4,200,000	1,420	$2,958
The Boutiq	127 m	Mar 2026	Resale	1BR	$1,308,000	581	$2,251
Martin Place Residences	178 m	Mar 2026	Resale	4BR	$5,650,000	2,002	$2,822
Residences At 338a	138 m	Feb 2026	Resale	3BR	$2,850,000	1,313	$2,171
Aspen Linq	106 m	Jan 2026	Resale	1BR	$880,000	419	$2,100
Claremont	161 m	Jan 2026	Resale	3BR	$2,440,000	1,162	$2,100
Hill House	106 m	Dec 2025	New Sale	1BR	$1,527,000	452	$3,378
Hill House	106 m	Nov 2025	New Sale	1BR	$1,371,000	452	$3,033

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for ATTITUDE AT KIM YAM

Beds

	01	02	03	04	05	06
10	#10-013661BR	#10-026891BR
09	#09-013661BR	#09-026891BR
08	#08-013661BR	#08-026891BR
07	#07-013661BR	#07-023551BR	#07-033341BR
06	#06-013661BR	#06-023551BR	#06-033341BR
05	#05-013661BR	#05-023551BR	#05-033341BR
04	#04-013661BR	#04-023551BR	#04-033341BR
03			#03-033661BR	#03-043551BR	#03-053441BR
02					#02-053551BR	#02-063341BR
01	#01-016031BR	#01-025381BR	#01-033341BR

1BR· tile shows strata sq ft

Profit & Loss

haio estimate

5 realized resale exits at ATTITUDE AT KIM YAM over the 5y window — 5 profitable, 0 at a loss, averaging 3.59%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	5	15y 9m	3.59%
Total	5	15y 9m	3.59%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of ATTITUDE AT KIM YAM. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

ATTITUDE AT KIM YAMhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=33 traced current owners, 100.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at ATTITUDE AT KIM YAM, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$750k, the median of recent sale transactions at ATTITUDE AT KIM YAM) — drag to explore what else that budget buys across Singapore.

Nearby Condos

159 within 1 km

Lowest

$1,383

psf

Average

$2,383

psf

Highest

$3,803

psf

This propertyNearby condo


17 m	Re Charge @ 303	FH	—	—
33 m	The Iveria	FH	2024	$2,651
46 m	Riviera Point	FH	1993	—
66 m	Langston Ville	FH	2000	$2,030
80 m	336 River Valley	FH	1984	—
80 m	Institution Ville	FH	—	—
103 m	283 Studio	FH	—	—
106 m	Hill House	FH	2026	$3,098
106 m	Aspen Linq	FH	2016	$2,100
108 m	Two8one Studio	FH	—	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

River Valley Primary School≤ 1 km375 m
St. Margaret'S School (Primary)1–2 km1.22 km
Anglo-Chinese School (Junior)1–2 km1.56 km
Alexandra Primary School1–2 km1.68 km
Zhangde Primary School1–2 km1.91 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.