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.
| Total units | 159 |
|---|---|
| Size range | 1,012–1,733 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 17 | 16% |
| 2-bedroom | 57 | 53% |
| 3-bedroom | 33 | 31% |
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) |
|---|---|---|---|
| 3 BR | ~2.0%· low sample (1 sale) | ~$5.1M | 22 |
Relevant market insights
Ranks in the upper third for redevelopment interest among private condos.
RICHMOND PARK is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.
Driven by: 30 years old · average unit ~1,342 sqft · Master Plan plot ratio 2.8
Based on 4 comparable past collective-sale deals (FUTURA 2006, RIVIERA POINT 2018, GRANGE TOWER 2006).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
More neighbours are free — or motivated — to sell than at most comparable properties.
haio tracks 109 of 159 units at RICHMOND PARK. 96% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 81% have been held over 10 years.
96%
Free to sell now
105 of 109 tracked · past SSD
95%
Sitting on a gain
162 of 171 resales sold above cost
Showing 10 of 220 total recorded transactions.
| Feb 2026 | 3BR | $5,100,000 | 1,550 | $3,290 | |
| Jan 2025 | 1BR | $3,000,000 | 1,011 | $2,967 | |
| Dec 2024 | 2BR | $3,800,000 | 1,291 | $2,943 | |
| Dec 2024 | 3BR | $4,750,000 | 1,550 | $3,065 | |
| Jul 2022 | 3BR | $5,680,000 | 1,733 | $3,278 | |
| Dec 2021 | 2BR | $3,570,000 | 1,259 | $2,836 | |
| 02-02-2021 | 2BR | $3,168,000 | 1,259 | $2,516 | |
| 11-01-2021 | 2BR | $3,100,000 | 1,259 | $2,462 | |
| 06-12-2019 | 1BR | $2,750,000 | 1,011 | $2,720 | |
| 03-06-2019 | 1BR | $2,608,000 | 1,011 | $2,580 |
49 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| The Laurels | 116 m | Jun 2026 | Resale | 2BR | $2,900,000 | 1,001 | $2,897 |
| Cairnhill Nine | 201 m | Jun 2026 | Resale | 3BR | $2,950,000 | 1,065 | $2,770 |
| Cairnhill Crest | 204 m | Jun 2026 | Resale | 3BR | $4,210,000 | 1,733 | $2,429 |
| Helios Residences | 236 m | Jun 2026 | Resale | 4BR | $5,180,000 | 2,002 | $2,587 |
| Kim Sia Court | 245 m | Jun 2026 | Resale | 3BR | $3,005,000 | 1,420 | $2,116 |
| Kim Sia Court | 245 m | Jun 2026 | Resale | 3BR | $2,918,000 | 1,420 | $2,055 |
| Cairnhill Crest | 204 m | May 2026 | Resale | 4BR | $4,715,000 | 1,969 | $2,395 |
| Helios Residences | 236 m | May 2026 | Resale | 4BR | $5,300,000 | 2,002 | $2,647 |
| The Light @ Cairnhill | 277 m | May 2026 | Resale | 4BR | $5,880,000 | 2,443 | $2,407 |
| Cairnhill Crest | 204 m | Apr 2026 | Resale | 3BR | $4,350,000 | 1,733 | $2,510 |
| Kim Sia Court | 245 m | Apr 2026 | Resale | 3BR | $2,900,000 | 1,420 | $2,042 |
| The Laurels | 116 m | Mar 2026 | Resale | 1BR | $1,508,888 | 549 | $2,748 |
| Cairnhill Nine | 201 m | Mar 2026 | Resale | 2BR | $2,650,000 | 1,033 | $2,565 |
| Cairnhill Nine | 201 m | Mar 2026 | Resale | 2BR | $1,750,000 | 742 | $2,358 |
| Helios Residences | 236 m | Mar 2026 | Resale | 2BR | $3,168,000 | 1,280 | $2,475 |
| The Light @ Cairnhill | 277 m | Mar 2026 | Resale | 3BR | $4,600,000 | 2,120 | $2,170 |
| The Light @ Cairnhill | 277 m | Mar 2026 | Resale | 3BR | $4,600,000 | 2,120 | $2,170 |
| Elizabeth Heights | 285 m | Mar 2026 | Resale | 4BR | $5,000,000 | 2,497 | $2,002 |
| The Laurels | 116 m | Feb 2026 | Resale | 2BR | $2,580,000 | 882 | $2,925 |
| Urban Suites | 273 m | Jan 2026 | Resale | 4BR | $5,600,000 | 2,045 | $2,738 |
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 RICHMOND PARK
| 01 | 02 | 03 | 04 | 05 | 06 | |
|---|---|---|---|---|---|---|
| 27 | #27-011,0121BR | #27-021,2922BR | #27-031,7333BR | #27-041,2592BR | #27-051,2592BR | #27-061,5503BR |
| 26 | #26-011,0121BR | #26-021,2922BR | #26-041,2592BR | #26-051,2592BR | #26-061,5503BR | |
| 25 | #25-011,0121BR | #25-021,2922BR | #25-041,2592BR | #25-061,5503BR | ||
| 24 | #24-011,0121BR | #24-021,2922BR | ||||
| 23 | #23-011,0121BR | #23-021,2922BR | #23-041,2592BR | #23-061,5503BR | ||
| 22 | #22-021,2922BR | #22-031,7333BR | #22-061,5503BR | |||
| 21 | #21-011,0121BR | #21-041,2592BR | #21-051,2592BR | #21-061,5503BR | ||
| 20 | #20-041,2592BR | #20-051,2592BR | ||||
| 19 | #19-021,2922BR | #19-031,7333BR | #19-041,2592BR | #19-051,2592BR | #19-061,5503BR | |
| 18 | #18-041,2592BR | #18-051,2592BR | #18-061,5503BR | |||
| 17 | #17-011,0121BR | #17-021,2922BR | #17-031,7333BR | #17-041,2592BR | ||
| 16 | #16-011,0121BR | #16-021,2922BR | #16-031,7333BR | #16-041,2592BR | #16-061,5503BR | |
| 15 | #15-011,0121BR | #15-031,7333BR | #15-041,2592BR | #15-051,2592BR | #15-061,5503BR | |
| 14 | #14-021,2922BR | #14-041,2592BR | #14-051,2592BR | #14-061,5503BR | ||
| 13 | #13-011,0121BR | #13-021,2922BR | #13-041,2592BR | #13-061,5503BR | ||
| 12 | #12-021,2922BR | #12-051,2592BR | ||||
| 11 | #11-011,0121BR | #11-031,7333BR | #11-041,2592BR | #11-051,2592BR | #11-061,5503BR | |
| 10 | #10-011,0121BR | #10-021,2922BR | #10-031,7333BR | #10-041,2592BR | #10-061,5503BR | |
| 09 | #09-011,0121BR | #09-021,2922BR | #09-031,7333BR | #09-041,2592BR | #09-051,2592BR | |
| 08 | #08-011,0121BR | #08-021,2922BR | #08-031,7333BR | #08-041,2592BR | #08-061,5503BR | |
| 07 | #07-011,0121BR | #07-021,2922BR | #07-031,7333BR | #07-041,2592BR | #07-051,2592BR | #07-061,5503BR |
| 06 | #06-011,0121BR | #06-021,2922BR | #06-031,7333BR | #06-051,2592BR | #06-061,5503BR | |
| 05 | #05-021,2922BR | #05-031,7333BR | #05-061,5503BR | |||
| 04 | #04-021,2922BR | #04-051,2592BR | ||||
| 03 | #03-021,2922BR | #03-031,7333BR | #03-041,2592BR | #03-051,2592BR | #03-061,5503BR | |
| 02 | #02-011,0121BR | #02-021,2922BR | #02-041,3672BR | #02-051,3672BR |
6 realized resale exits at RICHMOND PARK over the 5y window — 6 profitable, 0 at a loss, a median 4.04%/yr.
| Unit Type | Exits | Med Holding | Med PSF Buy | Med PSF Sell | Med Profit | Med Annualised |
|---|---|---|---|---|---|---|
| 3BR | 1 | 27y 4m | $1,054 | $2,967 | S$1,934,395 | 3.86% |
| 4BR | 2 | 25y 8m | $1,054 | $2,890 | S$2,341,136 | 4.01% |
| 5BR+ | 3 | 27y 2m | $1,054 | $3,278 | S$3,466,283 | 4.09% |
| Total | 6 | 27y 2m | $1,054 | $3,016 | S$2,777,778 | 4.04% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
6 of 6exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.
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.
Exit Audience is a haio+ feature
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RICHMOND PARKhas 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=109 traced current owners, 100.0% unit-exact.
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
When direct sun lands on a West-facing window at RICHMOND PARK, for the date you pick.
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.
Anchored to this project's estimated price (~S$4.3M, the median of recent sale transactions at RICHMOND PARK) — drag to explore what else that budget buys across Singapore.
180 within 1 km
| 84 m | Thong Sia Building | FH | 1981 | — |
| 116 m | The Laurels | FH | 2013 | $2,803 |
| 116 m | Hill Court | FH | 1975 | — |
| 146 m | Elizabeth Tower | FH | 1980 | $1,930 |
| 148 m | Cairnhill Plaza | FH | 1978 | $1,891 |
| 167 m | Urban Resort Condominium | FH | 2013 | — |
| 167 m | Silver Tower | FH | 1986 | — |
| 194 m | Rhapsody On Mount Elizabeth | FH | — | — |
| 194 m | The Esquire | FH | 1989 | — |
| 201 m | Cairnhill Nine | LH | 2016 | $2,537 |
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.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
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 MOE’s P1 registration rules.