21 Kim Yam Road 239332, Institution Hill, Central Region, Singapore
$3,880,000
Experience the pinnacle of urban living at Waterford Residence, a prestigious District 9 address where tranquility meets the vibrant energy of the city. This exquisite 3-bedroom penthouse offers a rare opportunity to own a "forever home" with a coveted 999-year leasehold tenure—a legacy asset in Singapore’s most desirable residential enclave. Spanning an impressive footprint (1744 sqft), this top-floor penthouse residence is newly designed and recently renovated to suit those who appreciate space and light. The expansive living area flows seamlessly onto a private terrace, perfect for sunset cocktails or alfresco dining with panoramic views of the River Valley skyline, facing South. Inside, the home features high-quality finishes, a functional modern kitchen by Bosch, and generous bedrooms that serve as quiet retreats from the world below. Prime connectivity to 3 surrounding MRT stations: Nestled on Kim Yam Road, you are a short stroll away from Fort Canning MRT, River Valley MRT and Somerset MRT Lifestyle and Dining: Experience the buzz of Robertson Quay, known for its world-class waterfront dining and cafes. Retail & Recreation: Minutes from the Orchard Road shopping belt, Great World City, and the lush greenery of Fort Canning Park. Check out New Bahru, just 3 mins walk away and visible from your outdoor terrace, the latest hipster enclave that also comes with a well-stocked Cold Storage and more supermarkets in the area for your grocery needs. Exclusive Facilities: Enjoy a curated suite of amenities including a cantilevered glass-edge lap pool, a fully-equipped gym, BBQ pits for entertaining, and a steam room. Education: Within close proximity to top-tier schools such as River Valley Primary School (within 1km). Whether you are an investor looking for a resilient asset or a homeowner seeking a serene sanctuary at the edge of the city, this penthouse at Waterford Residence represents the best of Singapore’s "Lively yet Livable" luxury.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
34
Average Price
S2.5M
Total Value
S84.4M
Calculating fair value from URA transaction data…


License: L3010447A
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Automated Valuation based on 29 URA transactions · 2 outliers removed (IQR)
Fair Value
S$3.61M
S$2,067 psf
Asking Price
S$3.88M
S$2,225 psf
vs Market
+7.6%
vs Last Done
+2.3%
Tenure
Freehold
No lease decay
Confidence
High
29 comps
Nearest MRT
Fort Canning
535m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$1,872
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,067
Recent Comparable Transactions
10 shown · 29 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | KIM YAM ROAD Floor 01-05 | 1,195sqft | S$2,600,000 | ▲S$2,176 +5.3% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | KIM YAM ROAD Floor 01-05 | 1,195sqft | S$2,600,000 | ▲S$2,176 +5.3% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | KIM YAM ROAD Floor 01-05 | 1,475sqft | S$3,035,000 | ▼S$2,058 -0.4% vs FV | 999 yrs lease commencing from 1841 |
Apr 2025 | KIM YAM ROAD Floor 06-10 | 2,185sqft | S$3,700,000 | ▼S$1,693 -18.1% vs FV | 999 yrs lease commencing from 1841 |
Jan 2025 | KIM YAM ROAD Floor 01-05 | 1,399sqft | S$2,600,000 | ▼S$1,858 -10.1% vs FV | 999 yrs lease commencing from 1841 |
Jan 2025 | KIM YAM ROAD Floor 01-05 | 1,195sqft | S$2,400,000 | ▼S$2,009 -2.8% vs FV | 999 yrs lease commencing from 1841 |
Oct 2024 | KIM YAM ROAD Floor 06-10 | 1,819sqft | S$3,350,000 | ▼S$1,842 -10.9% vs FV | 999 yrs lease commencing from 1841 |
Sep 2023 | KIM YAM ROAD Floor 06-10 | 1,389sqft | S$2,600,000 | ▼S$1,872 -9.4% vs FV | 999 yrs lease commencing from 1841 |
Aug 2023 | KIM YAM ROAD Floor 01-05 | 1,399sqft | S$2,380,000 | ▼S$1,701 -17.7% vs FV | 999 yrs lease commencing from 1841 |
May 2023 | KIM YAM ROAD Floor 06-10 | 1,399sqft | S$2,488,000 | ▼S$1,778 -14.0% vs FV | 999 yrs lease commencing from 1841 |
Apr 2023 | KIM YAM ROAD Floor 06-10 | 1,399sqft | S$2,510,000 | ▼S$1,794 -13.2% vs FV | 999 yrs lease commencing from 1841 |
KIM YAM ROAD
Jun 2025 · Floor 01-05
+5.3% vs FV
KIM YAM ROAD
Jun 2025 · Floor 01-05
+5.3% vs FV
KIM YAM ROAD
Jun 2025 · Floor 01-05
-0.4% vs FV
KIM YAM ROAD
Apr 2025 · Floor 06-10
-18.1% vs FV
KIM YAM ROAD
Jan 2025 · Floor 01-05
-10.1% vs FV
KIM YAM ROAD
Jan 2025 · Floor 01-05
-2.8% vs FV
KIM YAM ROAD
Oct 2024 · Floor 06-10
-10.9% vs FV
KIM YAM ROAD
Sep 2023 · Floor 06-10
-9.4% vs FV
KIM YAM ROAD
Aug 2023 · Floor 01-05
-17.7% vs FV
KIM YAM ROAD
May 2023 · Floor 06-10
-14.0% vs FV
KIM YAM ROAD
Apr 2023 · Floor 06-10
-13.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.