2 Irwell Hill 239588, Leonie Hill, Central Region, Singapore
$5,500,000
Luxury condo in District 9, stunning views, modern facilities, near MRT, River Valley Orchard, top schools, lifestyle hubs, and Lush Greenery and Pool Views Experience refined living at Irwell Hill Residences, where luxury meets serenity. Our spacious 4-bedroom apartment offer thoughtfully designed interiors and captivating views of lush landscapes and beautifully crafted facilities. Nestled in the prestigious River Valley area, enjoy seamless connectivity to Orchard Road and the CBD, while indulging in exclusive resort-style amenities right at your doorstep. Perfect for families seeking comfort and convenience, this elegant home provides a harmonious blend of modern sophistication and tranquil surroundings. Discover your sanctuary at Irwell Hill Residences – a prestigious address where every detail is tailored for your ultimate lifestyle #GrangeRoad#Irwellhill#Orchard#RiverValley Discover unparalleled luxury at this stunning 4-bedroom, 4-bathroom condominium for sale, available immediately . Nestled in the prestigious Irwell Hill, Singapore, this expansive 1582 sqft residence offers a perfect blend of elegance and comfort. Enjoy the convenience of urban living with Great World MRT station just a short stroll away (0.4 km), ensuring seamless connectivity to the rest of the city. Families will appreciate the proximity to esteemed educational institutions such as Brighton Montessori River Valley (0.4 km) and Ngee Ann Academy (0.7 km), ensuring quality education for your children. For your shopping needs, FairPrice Orchard Grand Court (0.9 km) and the vibrant Wisma Atria (0.8 km) offer a variety of retail and dining options. The condominium boasts a range of impressive features designed for modern living. Unwind in the Infinity Pool or host gatherings at the Barbeque Pavilion. The unit is equipped with a Modern Kitchen featuring state-of-the-art appliances including a Dishwasher, Oven, and a sleek Kitchen Island. Additional amenities such as a Helper's Room/yard
D09 - River Valley
Great World MRT · 4 min walk
30 December 2025
Medium (540 units)
540 units
3 Blocks, 36 Floors
CDL Perseus Pte Ltd
Irwell Hill Residences has a total of 540 units, from 1 Bed - 1 Bath to 5 Bed - 6 Bath units. There are 33 types of floor plans from 398 sqft to 2,605 sqft.
Irwell Hill Residences has 3 blocks and up to 36 storeys.
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Total Transactions
21
Average Price
S1.9M
Total Value
S39.5M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 559 URA transactions · 2 outliers removed (IQR)
Fair Value
S$4.55M
S$2,874 psf
Asking Price
S$5.50M
S$3,477 psf
vs Market
+21.0%
vs Last Done
+14.9%
Tenure
98 yrs
99-year Leasehold · Balance remaining
Confidence
High
559 comps
Nearest MRT
Orchard
809m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
559 comparable transactions
S$2,767
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.970
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,874
Recent Comparable Transactions
10 shown · 559 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +5.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +5.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +4.2% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +1.1% vs FV | 99 yrs lease commencing from 2020 |
Jul 2025 | IRWELL HILL Floor 06-10 | 495sqft | S$1,285,000 | ▼S$2,595 -9.7% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,228sqft | S$5,550,000 | ▼S$2,491 -13.3% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 21-25 | 678sqft | S$2,070,000 | ▲S$3,053 +6.2% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,605sqft | S$7,800,000 | ▲S$2,994 +4.2% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 06-10 | 861sqft | S$2,640,000 | ▲S$3,066 +6.7% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$2,050,000 | ▲S$3,072 +6.9% vs FV | 99 yrs lease commencing from 2020 |
Apr 2025 | IRWELL HILL Floor 06-10 | 667sqft | S$1,933,000 | ▲S$2,896 +0.8% vs FV | 99 yrs lease commencing from 2020 |
IRWELL HILL
Aug 2025 · Floor 26-30
+5.3% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+5.3% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+4.2% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+1.1% vs FV
IRWELL HILL
Jul 2025 · Floor 06-10
-9.7% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
-13.3% vs FV
IRWELL HILL
Jun 2025 · Floor 21-25
+6.2% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
+4.2% vs FV
IRWELL HILL
May 2025 · Floor 06-10
+6.7% vs FV
IRWELL HILL
May 2025 · Floor 16-20
+6.9% vs FV
IRWELL HILL
Apr 2025 · Floor 06-10
+0.8% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.