For digest readers, the four numbers that matter for District 10 (Bukit Timah / Holland) in the latest reporting period are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The new vs resale reading for District 10 (Bukit Timah / Holland) reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The the latest reporting period auto-generated New Vs Resale report digest for District 10 (Bukit Timah / Holland) sits within a defined cycle context. Auto-generated New Vs Resale analysis surfaces patterns and outliers within District 10. This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2026-Q1).
Overview
Comparing new launch and resale transaction performance in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin). New launches (developer sales) typically command a premium over resale transactions, but the gap varies significantly by district and market cycle.
- New launches command a +33.8% premium over resale in District 10.
- Average new launch PSF: $2,932 psf.
- Average resale PSF: $2,192 psf.
- Analysis is based on 8,783 transactions across all sale types.
Overall Comparison
| Sale Type | Avg PSF | Avg Price | Transactions |
|---|---|---|---|
| Resale | $2,192 psf | $4,116,092 | 5,306 |
| New Sale | $2,932 psf | $3,064,425 | 3,387 |
| Sub Sale | $2,968 psf | $3,273,852 | 90 |
Year-by-Year Trend
| Year | New Sale PSF | Resale PSF | New Txns | Resale Txns |
|---|---|---|---|---|
| 2022 | $2,869 psf | $2,162 psf | 957 | 925 |
| 2023 | $3,009 psf | $2,156 psf | 482 | 890 |
| 2024 | $3,375 psf | $2,311 psf | 85 | 985 |
| 2025 | $3,079 psf | $2,320 psf | 919 | 966 |
| 2026 | $3,650 psf | $2,357 psf | 40 | 479 |
The the latest reporting period period’s new vs resale for District 10 (Bukit Timah / Holland) reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For District 10 (Bukit Timah / Holland) in the latest reporting period, the dispersion across these categories is the more informative reading than the headline median. Use District 10 for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA for the per-project caveats and assess which projects in District 10 (Bukit Timah / Holland) fall into which category.
The embedded chart for this auto-generated New Vs Resale report digest of District 10 (Bukit Timah / Holland) in the latest reporting period visualises the new vs resale trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place District 10 (Bukit Timah / Holland)’s the latest reporting period reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether District 10 (Bukit Timah / Holland) is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use price heatmap for district-level visual comparison and comparison tool for direct numeric benchmarking.
Looking ahead from the latest reporting period, the forward variables for District 10 (Bukit Timah / Holland) new vs resale are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA and the MAS SORA dashboard (as of 2026-Q1).
Frequently Asked Questions
Is new launch or resale better value in District 10?
In District 10, new launches carry a significant 33.8% premium over resale. Resale condos generally offer better value per square foot, while new launches come with newer facilities and developer warranties.
What is the premium for new launches in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin)?
New launches in District 10 command a +33.8% premium over resale units. New launch average PSF is $2,932 psf compared to resale at $2,192 psf.
How many transactions have occurred in District 10 by sale type?
A total of 8,783 transactions have been recorded in District 10 across all sale types (New Sale, Resale, Sub Sale). This data is sourced from URA and covers all available transaction periods.
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether the latest reporting period’s new vs resale reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Methodology & Sources
The dataset behind this report spans all available transaction periods; we refresh it on demand.
Transaction data sourced from URA.
- Auto-generated from live URA data via ShiokNest.
- Last updated: 19 Jul 2026.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.