Cairnhill 16 Condo Review: 10 Pros & cons of this freehold condo in the heart of Orchard

Owning freehold property in the city centre of Singapore is the ultimate luxury. Imagine stepping outside of your home into the heart of Orchard Road. Cairnhill 16, which received its Temporary Occupation Permit (TOP) on 15 September 2023, enables its affluent owners and residents to enjoy just that.

Developed by Tiong Seng Holdings and Ocean Sky international, the exclusive freehold condo, which consists of just 39 units, is located at Cairnhill Rise in District 9, about 10 minutes’ walk from Orchard Road.

*Information from 99.co, Propertyguru, and other property listing websites is accurate as of time of writing.

Cairnhill 16 Price

At its launch on 27 November 2021, the Cairnhill 16 units that were sold fetched a price of $2,216,000 ($2,859 psf) to $3,840,000 ($2,970 psf). Most of them were 2-bedroom and 3-bedroom + study units. Two 1,744 sqft four-bedroom units commanded prices of $5,740,000 million ($3,291 psf) and $5,878,000 ($3,370 psf). The starting indicative pricing for the launch was $2,789 psf.

Today, more than two years later, Cairnhill 16 units are being put up for sale on PropertyGuru for $2,155,000 to $3,300,000 ($2,633 psf to $3,128 psf). 

It is too early to say whether Cairnhill 16 would enjoy good capital gains. In general, property prices in the Core Central Region (CCR) are considered more susceptible to fluctuate according to economic conditions compared to suburban areas.

Units at Cairnhill Residences, another freehold condo located nearby at Cairnhill Circle, are currently priced at $3,000,000 to $3,680,000, or $2,113 psf to $3,098 psf, according to PropertyGuru. The development has had weak capital gains over the last few years, which is in line with the suppression of prices in the CCR ever since the pandemic.

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Cairnhill 16 Brochure

You can find the Cairnhill 16 brochure here. In it, you’ll find information about the neighbourhood surrounding the condo, the condo’s communal facilities and the floor plans of the various units.

You can find the Cairnhill 16 balance unit chart here. All Cairnhill 16 units have been sold.

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Cairnhill 16 Location

Located at 16 Cairnhill Rise about 10 minutes’ walk from Orchard Road, Cairnhill 16 is ideal for those who wish to live in the heart of the city.

It is about 20 minutes’ walk from Newton MRT, the nearest MRT station. Somerset MRT is about 19 minutes’ walk away.

The condo is within walking distance of a litany of popular malls as Paragon Shopping Centre, Lucky Plaza, Far East Plaza, Ngee Ann City, The Centrepoint and so on, as well as amenities such as Library @ Orchard, Somerset Skate Park, cinemas and supermarkets.

It is also located close to numerous upscale medical establishments in the area, including Mount Elizabeth Medical Centre, Paragon Medical Centre and Camden Medical Centre.

Cairnhill 16 is also located near many prestigious schools, including Anglo-Chinese School (Junior), which is located less than 1 km away. Other schools not far away include Saint Joseph’s Institution (Junior), Ango-Chinese School (Primary), Anglo-Chinese School (Barker Road), Singapore Chinese Girls’ School, School of the Arts and Singapore Management University.

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Cairnhill 16 Floor Plan

Cairnhill 16 consists of 2-bedroom, 3-bedroom and 4-bedroom units. One of the key features of this development is that all the units are equipped with high ceilings of either 3.2 m or 4.275 m. This makes them appear more spacious and also imbues them with a rather grand feel, in my opinion. All the units also have private lift access, which instantly ups the level of luxury.

2-Bedroom Floor Plan

The 2-bedroom apartments measure approximately 775 sqft (72 sqm). One drawback, in my opinion, is that these units only have a small kitchenette. If you cook a lot like I do, this is very limiting.

3-Bedroom Floor Plan

The 3-bedroom units measure about 1,055 sqft (98 sqm). They have a wet kitchen and a dry kitchen, which is a nice touch as this is usually reserved for larger units. There is also a layout with a study that places the master bedroom on the opposite end of the apartment from the other two bedrooms, instead of lining up all three side by side. This layout offers more privacy and might be preferable for those who prefer to rent out rooms to separate tenants.

4-Bedroom Floor Plan

The 4-bedroom units, which measure 1,744 sqft (162 sqm), are equipped with a dry and wet kitchens. All four bedrooms have en suite bathrooms, and there is also a powder room. For those who wish to rent out each bedroom to a separate tenant, I think that the en suite bathrooms can be a good selling point.

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Cairnhill 16 Rent

There are currently no rental listings for Cairnhill 16 on PropertyGuru or 99.co. This is because the condo’s TOP was released only recently.

To get an idea of the kinds of rents Cairnhill 16 could potentially command, let’s have a look at nearby Cairnhill Residences.

According to PropertyGuru, Cairnhill Residences units are currently being rented out for $5,600 to $9,800. The rents for 3-bedroom units measuring 1,163 to 2,239 sq ft range from $6,800 to $9,800. 3-bedroom units are currently being sold for $3,000,000 to $3,800,000. Since 2020, Cairnhill Residences has enjoyed a rental yield of 2.99% to 3.42%, which is decent.

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Cairnhill 16 Condo Review

If you like the idea of living a stone’s throw from Orchard Road, Cairnhill 16 is a good choice as it is within easy walking distance of the shopping belt, while still being located in a quiet residential area.  All the Orchard shopping malls are nearby, as well as numerous elite schools.

Location isn’t the only advantage of living at Cairnhill 16. The development is very luxurious, with private lifts for every unit. One of the most interesting features is the high ceilings of over 4m in certain units, which gives the apartments a striking and more spacious look.

With just 39 units in one 15-storey block, this is a small, exclusive development that’s ideal for those like me who don’t like crowds.

One obvious drawback is that this condo is on prime land and is thus going to be expensive, with psf prices of over $2,500.

Another thing that I find unforgivable is the small kitchenette accorded to 2-bedroom units. In such a luxurious home with a private lift, I find it a pity to not be able to comfortably do something as basic as cooking.

Pros

• 10 minutes’ walk from Newton MRT
• Highly central location in the heart of Orchard Road
• Plenty of elite schools nearby
• Huge selection of eateries, shops and entertainment
• Close to many medical institutions
• High ceilings in units
• Private lift access for all units

Cons

• Pricey
• No 1-bedroom or 5-bedroom units
• 2-bedroom units equipped with a small kitchenette

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