CONDODistrict 9

LIV ON SOPHIA

Name: LIV ON SOPHIA
Address: SG

Details

Project: LIV ON SOPHIA
TOP year: 2016
Tenure: Freehold
Land size: 1,564 sqm (16,835 sqft)
Plot ratio: 2.1
Developer: RH Mount Sophia Pte Ltd
Gross rental yield: ~3.8% · ~$1.29M (est.) · blended across all unit types
Storeys: 6
Market segment: CCR
Total units: 64
District: 9

Unit Catalogue for LIV ON SOPHIA

Bedroom type	No. of units	%	Size range	Gross rent
2-bedroom	63	98%	527–710 sqft	S$4,225/mo*
3-bedroom	1	2%	710 sqft	—

* Gross rent is a trailing-12-month median; a starred figure is from a thin rental sample.

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~4.1%· low sample (4 sales)	~$1.24M	56

Relevant market insights

Primary Schools Within 1 km / 2 km

St. Margaret'S School (Primary)≤ 1 km390 m
Anglo-Chinese School (Junior)1–2 km1.21 km
Farrer Park Primary School1–2 km1.29 km
River Valley Primary School1–2 km1.55 km
St. Joseph'S Institution Junior1–2 km1.87 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 .

En-bloc likelihood

Very low likelihood

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

LIV ON SOPHIA 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

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio has transaction records for 45 of 64 units at LIV ON SOPHIA — the units we can track. Of those, 80% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 67% have been held for more than 10 years.

80%

Free to sell (no SSD)

36 of 45 tracked units are past the 3-year SSD period

0%

Sitting on a gain

0 of 16 resales sold above what the seller paid

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 55 total recorded transactions.


Apr 2026	2BR	$1,268,000	538	$2,357
Sep 2025	2BR	$1,280,000	538	$2,379
Aug 2025	2BR	$1,208,000	538	$2,245
Jul 2025	2BR	$1,220,000	538	$2,268
Apr 2025	2BR	$1,250,000	527	$2,372
Jan 2025	2BR	$1,210,000	527	$2,296
Aug 2024	3BR	$1,200,000	710	$1,690
Aug 2024	2BR	$1,350,000	678	$1,991
Aug 2023	2BR	$1,150,000	549	$2,095
Aug 2021	2BR	$1,100,000	538	$2,045

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
Parc Sophia	88 m	Jun 2026	Resale	2BR	$1,265,000	732	$1,728
Sophia Hills	123 m	Jun 2026	Resale	3BR	$2,900,000	1,313	$2,209
Sophia Residence	81 m	May 2026	Resale	3BR	$2,980,000	1,431	$2,082
Parc Sophia	88 m	May 2026	Resale	1BR	$1,181,888	667	$1,772
Sophia Hills	123 m	May 2026	Resale	1BR	$1,135,000	570	$1,991
Sophia Residence	81 m	Apr 2026	Resale	2BR	$1,700,000	796	$2,136
Sophia Hills	123 m	Apr 2026	Resale	2BR	$1,470,000	699	$2,103
Parc Sophia	88 m	Feb 2026	Resale	2BR	$1,280,000	721	$1,775
Estilo	189 m	Feb 2026	Resale	1BR	$930,000	516	$1,802
Cityvale	109 m	Jan 2026	Resale	1BR	$1,275,000	721	$1,768
Le Wilkie	198 m	Nov 2025	Resale	3BR	$1,975,000	1,205	$1,639
Wharton Vale	109 m	Oct 2025	Resale	2BR	$1,090,000	624	$1,747
Mount Sophia Suites	168 m	Oct 2025	Resale	2BR	$1,119,000	635	$1,762
Wharton Vale	109 m	Sep 2025	Resale	2BR	$1,250,000	624	$2,003
Sophia Residence	81 m	Aug 2025	Resale	2BR	$1,600,000	796	$2,010
Estilo	189 m	Aug 2025	Resale	1BR	$900,000	516	$1,744
Jia	162 m	Jul 2025	Resale	2BR	$2,000,000	1,797	$1,113
Nomu	181 m	May 2025	Resale	1BR	$1,190,000	473	$2,516
Mount Sophia Suites	168 m	Apr 2025	Resale	2BR	$1,250,000	635	$1,969
Mount Sophia Suites	168 m	Apr 2025	Resale	1BR	$958,000	505	$1,897

Profit & Loss

haio estimate

10 realized resale exits at LIV ON SOPHIA over the 5y window — 0 profitable, 10 at a loss, a median -0.73%/yr.

Profit Distribution

No profitable resales in this window — every matched exit sold at or below its matched entry price.

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	8	11y 11m	$2,458	$2,282	S$-99,000	-0.65%
2BR	2	11y 2m	$2,243	$1,841	S$-281,000	-1.79%
Total	10	11y 8m	$2,435	$2,257	S$-109,500	-0.73%

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 LIV ON SOPHIA. 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 Pool 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 Risk

haio unit-level records

If you bought at LIV ON SOPHIA today at ~$2,312 psf (the recent resale median — last 12 months, 4 sales)…

31.1%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=45 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 LIV ON SOPHIA, 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$1.25M, the median of recent sale transactions at LIV ON SOPHIA) — drag to explore what else that budget buys across Singapore.

Nearby Condos

85 within 1 km

Lowest

$964

psf

Average

$1,955

psf

Highest

$3,306

psf

This propertyNearby condo


0 m	Sophia Mansion	FH	1989	—
34 m	Adis Villas	FH	1989	—
67 m	Sophia Lodge	FH	2006	$1,632
81 m	Sophia Residence	FH	2014	$2,003
88 m	Parc Sophia	FH	2011	$1,780
88 m	Sophia Apartments	FH	1984	—
109 m	Wharton Vale	FH	2001	$1,875
109 m	Cityvale	FH	2002	$1,768
123 m	Sophia Hills	LH	2018	$2,129
133 m	Wilkie Apartments	FH	1990	—

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.

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.