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 | 165 |
|---|---|
| Blocks | 3 |
| Size range | 1,044–4,715 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 2-bedroom | 26 | 16% |
| 3-bedroom | 94 | 57% |
| 4-bedroom | 45 | 27% |
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 | ~2.6%· low sample (1 sale) | ~$4.58M | 58 |
| 4 BR | ~2.8%· low sample (1 sale) | ~$5.6M | 16 |
Very low because this development is young — recently completed condos see almost no collective-sale interest.
URBAN SUITES 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
More neighbours are free — or motivated — to sell than at most comparable properties.
haio tracks 160 of 165 units at URBAN SUITES. 97% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 84% have been held over 10 years.
97%
Free to sell now
155 of 160 tracked · past SSD
87%
Sitting on a gain
47 of 54 resales sold above cost
Showing 10 of 210 total recorded transactions.
| Jan 2026 | 4BR | $5,600,000 | 2,045 | $2,738 | |
| Aug 2025 | 3BR | $4,575,000 | 1,614 | $2,835 | |
| May 2024 | 4BR | $5,700,000 | 2,045 | $2,787 | |
| Apr 2024 | 3BR | $4,180,000 | 1,550 | $2,697 | |
| Aug 2023 | 3BR | $4,340,000 | 1,550 | $2,800 | |
| Aug 2022 | 3BR | $4,600,000 | 1,550 | $2,968 | |
| Jul 2022 | 3BR | $5,300,000 | 1,603 | $3,306 | |
| Nov 2021 | 3BR | $4,180,000 | 1,550 | $2,697 | |
| Sep 2021 | 3BR | $5,000,000 | 1,603 | $3,119 | |
| Jul 2021 | 4BR | $5,400,000 | 2,002 | $2,697 |
46 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Cairnhill Nine | 113 m | Jun 2026 | Resale | 3BR | $2,950,000 | 1,065 | $2,770 |
| The Laurels | 172 m | Jun 2026 | Resale | 2BR | $2,900,000 | 1,001 | $2,897 |
| Cairnhill Crest | 222 m | Jun 2026 | Resale | 3BR | $4,210,000 | 1,733 | $2,429 |
| Cairnhill Crest | 222 m | May 2026 | Resale | 4BR | $4,715,000 | 1,969 | $2,395 |
| Waterscape At Cavenagh | 264 m | May 2026 | Resale | 3BR | $2,865,500 | 1,313 | $2,182 |
| Cairnhill Crest | 222 m | Apr 2026 | Resale | 3BR | $4,350,000 | 1,733 | $2,510 |
| Cairnhill Nine | 113 m | Mar 2026 | Resale | 2BR | $2,650,000 | 1,033 | $2,565 |
| Cairnhill Nine | 113 m | Mar 2026 | Resale | 2BR | $1,750,000 | 742 | $2,358 |
| The Laurels | 172 m | Mar 2026 | Resale | 1BR | $1,508,888 | 549 | $2,748 |
| The Laurels | 172 m | Feb 2026 | Resale | 2BR | $2,580,000 | 882 | $2,925 |
| Waterscape At Cavenagh | 264 m | Feb 2026 | Resale | 1BR | $1,150,000 | 581 | $1,979 |
| Richmond Park | 273 m | Feb 2026 | Resale | 3BR | $5,100,000 | 1,550 | $3,290 |
| Waterscape At Cavenagh | 264 m | Jan 2026 | Resale | 3BR | $2,780,000 | 1,313 | $2,117 |
| 8 Hullet | 68 m | Nov 2025 | Resale | 2BR | $2,300,000 | 796 | $2,889 |
| 111 Emerald Hill | 183 m | Oct 2025 | Resale | 3BR | $5,100,000 | 2,120 | $2,406 |
| 111 Emerald Hill | 183 m | Oct 2025 | Resale | 3BR | $5,100,000 | 2,120 | $2,406 |
| 111 Emerald Hill | 183 m | Sep 2025 | Resale | 3BR | $4,650,000 | 2,120 | $2,193 |
| Cavenagh Gardens | 297 m | Aug 2025 | Resale | 3BR | $2,520,000 | 1,550 | $1,626 |
| Cavenagh Gardens | 297 m | Jun 2025 | Resale | 3BR | $2,850,000 | 1,550 | $1,839 |
| Cavenagh Gardens | 297 m | May 2025 | Resale | 3BR | $1,798,888 | 1,162 | $1,548 |
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 URBAN SUITES
| 01 | 02 | |
|---|---|---|
| 19 | #19-013,9074BR | #19-023,9074BR |
| 18 | #18-011,6153BR | #18-021,6153BR |
| 17 | #17-011,6153BR | #17-021,6153BR |
| 16 | #16-011,6153BR | #16-021,6153BR |
| 15 | #15-011,6153BR | #15-021,6153BR |
| 14 | #14-011,6153BR | #14-021,6153BR |
| 13 | #13-011,6153BR | #13-021,6153BR |
| 12 | #12-011,6153BR | #12-021,6153BR |
| 11 | #11-011,6153BR | #11-021,6153BR |
| 10 | #10-011,6153BR | #10-021,6153BR |
| 09 | #09-011,6153BR | #09-021,6153BR |
| 08 | #08-011,6153BR | #08-021,6153BR |
| 07 | #07-011,6153BR | #07-021,6153BR |
| 06 | #06-011,6153BR | #06-021,6153BR |
| 05 | #05-011,6153BR | #05-021,6153BR |
| 04 | #04-011,6153BR | #04-021,6153BR |
| 03 | #03-011,6153BR | #03-021,6153BR |
10 realized resale exits at URBAN SUITES over the 5y window — 10 profitable, 0 at a loss, averaging 0.94%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 5BR+ | 10 | 13y 4m | 0.94% |
| Total | 10 | 13y 4m | 0.94% |
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.
Exit Audience is a haio+ feature
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URBAN SUITEShas 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=160 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 URBAN SUITES, 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.
URBAN SUITES has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.
190 within 1 km
| 0 m | Char Yong Gardens | FH | 1991 | — |
| 68 m | 8 Hullet | FH | 2022 | $2,889 |
| 107 m | Urban Resort Condominium | FH | 2013 | — |
| 107 m | Silver Tower | FH | 1986 | — |
| 113 m | Cairnhill Nine | LH | 2016 | $2,537 |
| 172 m | The Laurels | FH | 2013 | $2,803 |
| 172 m | Emerald Hill Conservation Area | FH | — | — |
| 172 m | Hill Court | FH | 1975 | — |
| 183 m | 111 Emerald Hill | FH | 2011 | $2,351 |
| 195 m | Top Ten | 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.
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
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.