D10 condos command Singapore's prime-CCR premium with gross rental yields averaging 2.7% in 2026 — compressed by PSF S$3,500-S$5,500 in Ardmore and S$2,200-S$3,200 in Bukit Timah, but supported by Singapore's deepest expat and embassy tenant pool. Freehold tenure, school-zone premiums, and diplomatic-quarter demand underpin income stability.
D10 — Tanglin, Ardmore, Bukit Timah, Holland Village — is where Singapore's private rental market operates most selectively. Disproportionate share of expat community: European/American finance execs, ambassadorial staff, regional MNC heads. Their housing budgets reflect corporate allowances S$15K-$25K/month for 4BR in the right address.
Tenant base structurally different. Embassies along Nassim/Tanglin generate diplomat-tenants whose leases are long and immune to downturns. Farrer Road/Holland Village/Buona Vista add international school families (catchment boundaries > commute). Nanyang Primary Phase 2C 1km priority ring premium along Bukit Timah Road. Raffles Girls' Primary similar premium near Holland Road.
Two major new completions in 2025: Hyll on Holland (319 units, freehold, Hong Leong/GuocoLand) on Holland Road. 2-3BR target corporate/family tenants who want MRT connectivity to CC21 without Ardmore/Nassim ceiling. Perfect Ten (230 units, freehold, Japura Development) on Bukit Timah Road. Boutique ultra-luxury at 230 units only.
Per URA, D10 resale rents held above pre-2022 levels despite April 2023 ABSD increase to 60% for foreign purchasers. ABSD suppressed transactional liquidity on buy side, but had secondary effect of channelling more high-income foreigners into rental rather than purchase — net positive for D10 landlords.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) is in Singapore's Core Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 10
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| SIGNATURE AT LEWIS | $2,028 psf | $1,543,333 | $5,517/mo | 4.3% | Freehold |
| RV EDGE | $2,105 psf | $940,875 | $3,282/mo | 4.2% | Freehold |
| BEAUFORT ON NASSIM | $2,522 psf | $3,275,000 | $11,025/mo | 4.0% | Freehold |
| LOFT @ STEVENS | $2,263 psf | $954,778 | $3,208/mo | 4.0% | Freehold |
| DRAYCOTT EIGHT | $2,139 psf | $4,244,857 | $14,191/mo | 4.0% | 99 yrs lease commencing from 1997 |
| RV SUITES | $1,901 psf | $1,050,578 | $3,502/mo | 4.0% | Freehold |
| LOFT @ NATHAN | $1,925 psf | $970,857 | $3,234/mo | 4.0% | Freehold |
| HOLLANDSWOOD COURT | $1,009 psf | $2,150,000 | $7,150/mo | 4.0% | 99 yrs lease commencing from 1975 |
| ROBIN SUITES | $2,254 psf | $1,157,750 | $3,741/mo | 3.9% | Freehold |
| STELLAR RV | $1,941 psf | $1,098,800 | $3,482/mo | 3.8% | Freehold |
| KASTURINA LODGE | $2,047 psf | $1,542,500 | $4,820/mo | 3.7% | Freehold |
| LOFT@HOLLAND | $2,137 psf | $1,082,000 | $3,293/mo | 3.7% | Freehold |
| STEVENS LOFT | $1,554 psf | $1,415,000 | $4,250/mo | 3.6% | Freehold |
| ZENITH | $2,204 psf | $1,347,333 | $4,039/mo | 3.6% | 999-year leasehold |
| THE MERCURY | $2,159 psf | $1,681,667 | $5,011/mo | 3.6% | Freehold |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D10 yield benchmarks (2024-2025 URA caveats + median rents):
| Development | Sub-area | Tenure | Units | PSF | Monthly Rent (2-3BR) | Gross Yield |
|---|---|---|---|---|---|---|
| Sculptura Ardmore | Ardmore | Freehold | 13 | $5,000-$5,500 | $12,000-$18,000 | ~2.4% |
| 21 Anderson Road | Ardmore | Freehold | 40 | $3,800-$5,000 | $12,000-$22,000 | ~2.6% |
| Les Maisons Nassim | Nassim/Tanglin | Freehold | 14 | $4,200-$5,200 | $14,000-$25,000 | ~2.8% |
| Eden | Nassim | Freehold | 20 | $4,000-$4,800 | $12,500-$20,000 | ~2.7% |
| Perfect Ten | Bukit Timah Rd | Freehold | 230 | $2,500-$3,200 | $7,500-$12,000 | ~2.9% |
| Hyll on Holland | Holland Road | Freehold | 319 | $2,200-$2,800 | $6,500-$10,000 | ~2.9% |
| Holland Village (older resale) | Holland/Farrer Rd | 99-yr/FH mix | — | $1,900-$2,600 | $5,500-$9,000 | ~2.8% |
Clear gradient Ardmore→Holland Village. Ardmore/Nassim highest PSF compresses yield to 2.4-2.6% but absolute rent S$12K-$25K and tenant quality (ambassadors, C-suite) means low vacancy. Perfect Ten and Hyll on Holland yield-optimised at 2.9% on freehold + S$2.5M-$4M budget. Older Holland Village/Farrer Road compresses entry further, ~2.8-3.0% with 99-yr lease decay risk to model.
- Map tenant target before sub-area. Embassy/diplomatic cluster Nassim/Ardmore/Tanglin only. Corporate-family + international school extend to Bukit Timah and Holland Village corridors.
- Prioritise freehold. Tenant base includes multi-year diplomatic/corporate renewals — capital preservation matters as much as yield. Premium modest vs en-bloc reset risk on ageing 99-yr at $2,000+ PSF.
- Time entry around school-calendar cycles. Rental demand peaks Dec-Jan (Term 1) and Jun-Jul.
- Model net yield not gross. D10 maintenance S$500-$1,200/month, property tax on $5M ~$25-$35K/year. 4.3% gross = ~3.0-3.5% net at The Sail/D1 — D10 net 1.6-2.0%.
- Check new supply pipeline. Hyll on Holland (319) + Perfect Ten (230) = real near-term competition for same tenant pool.
- Verify school-zone priority for specific address. Nanyang Primary and RGPS 1km rings shift by street address.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
Which D10 sub-area offers best yield?
Holland Village + Farrer Road corridor (CC21/CC20) at 2.8-3.0% for quality freehold or near-freehold resale. Perfect Ten + Hyll on Holland (2025 TOP) = current new-launch sweet spot.
How does 60% ABSD affect D10 rental demand?
Paradoxically benefited landlords. High-income foreigners who would have purchased instead rent — increasing rental competition for quality D10 stock. Most visible in Ardmore/Nassim/Tanglin where absolute price would make 60% ABSD prohibitive.
Are D10 condos near Nanyang Primary worth premium?
For international school families + SC seeking Phase 2C priority, yes. Properties within 1km Nanyang Primary command 8-15% rent premium. Verify specific block address against MOE distance tool — priority ring doesn't follow development boundaries.
What unit types achieve highest yields?
2BR 700-900 sqft = best yield-to-price ratio. Widest tenant pool (young couples, single professionals, dual-income). Rent-to-price ratio more favourable than larger units.
Expenses to budget when renting out D10 luxury?
For S$3-5M D10: maintenance S$7,200-$14,400/year, property tax S$18-$35K/year non-owner-occupier, agent commission 1 month/24-month tenancy, periodic refurbishment S$15-$30K every 5-7 years. Net yield 1.6-2.0% on 2.7% gross.