3 CUSCADEN is a 94-year balance leasehold development along CUSCADEN WALK in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 96 units and is TOP 2021.
This profile draws on 14 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 5 years from TOP, 3 CUSCADEN is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 10 (Bukit Timah / Holland), the immediate context for 3 CUSCADEN is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 14 sales and 186 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 3 CUSCADEN dashboard.
- Average sale price: $2,896,734 across 14 transactions
- Estimated gross rental yield: 2.5%
- District 10 PSF ranking: Premium tier (top 3%)
- · CCR · D10 · 96 units
About 3 CUSCADEN
3 CUSCADEN is a condominium, located at CUSCADEN WALK in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 96 residential units, completed in 2021.
With approximately 94 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 3 CUSCADEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $3,766 psf | $1,724,829 |
| 1 BR | 2 | $4,216 psf | $2,768,258 |
| 2 BR | 7 | $3,913 psf | $2,919,181 |
| 3 BR | 2 | $3,688 psf | $4,704,500 |
Sales Market Overview
3 CUSCADEN has recorded 14 sale transactions with an average transaction price of $2,896,734, ranging from $1,470,000 to $4,725,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $4,067 psf | $2,795,700 | — |
| 2022 | 6 | $3,935 psf | $3,442,629 | ↓ 3.3% |
| 2023 | 1 | $3,982 psf | $1,800,000 | ↑ 1.2% |
| 2024 | 1 | $3,104 psf | $1,470,000 | ↓ 22.0% |
| 2025 | 1 | $3,468 psf | $2,650,000 | ↑ 11.7% |
3 CUSCADEN ranks in the top 3% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, 3 CUSCADEN trades 59.1% above the segment benchmark.
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Rental Market Overview
3 CUSCADEN has recorded 186 rental transactions with monthly rents averaging $6,008/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 55 | $6,434/mo | $4,500/mo | $11,000/mo |
| 1 BR | 75 | $4,784/mo | $4,000/mo | $6,566/mo |
| 2 BR | 52 | $6,906/mo | $5,200/mo | $8,200/mo |
| 3 BR | 4 | $11,410/mo | $10,500/mo | $11,944/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 9 | $6,178/mo |
| 2023 | 53 | $6,301/mo |
| 2024 | 45 | $6,219/mo |
| 2025 | 59 | $5,776/mo |
| 2026 | 20 | $5,360/mo |
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Investment Analysis
Based on average rents and sale prices, 3 CUSCADEN delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows 3 CUSCADEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 3 CUSCADEN
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Napier MRT
- Great World MRT
- Chatsworth International School (Orchard)
- ISS International School (Paterson)
- St. Anthony'
Nearby MRT Stations
3 CUSCADEN is 210m from Orchard Boulevard MRT (Thomson-East Coast Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 210m |
| Orchard | NS22 | North-South Line | 270m |
| Orchard | TE14 | Thomson-East Coast Line | 270m |
| Napier | TE12 | Thomson-East Coast Line | 820m |
| Great World | TE15 | Thomson-East Coast Line | 1.1 km |
| Somerset | NS23 | North-South Line | 1.1 km |
| Newton | NS21 | North-South Line | 1.5 km |
| Newton | DT11 | Downtown Line | 1.5 km |
Nearby Schools
There are 20 schools within 2 km of 3 CUSCADEN, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 470m |
| ISS International School (Paterson) | International | 690m |
| St. Anthony's Primary School | Primary | 730m |
| ISS International School (Preston) | International | 730m |
| Methodist Girls' School | Secondary | 1.0 km |
| Tanglin Secondary School | Secondary | 1.1 km |
| Kheng Cheng School | Primary | 1.1 km |
| Methodist Girls' School (Primary) | Primary | 1.2 km |
| ACS (Junior) | Primary | 1.4 km |
| Anglo-Chinese School (Primary) | Primary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.5 km |
| Fairfield Methodist School (Primary) | Primary | 1.6 km |
Long balance lease. With 94+ years of lease remaining, 3 CUSCADEN sits comfortably in the freehold-equivalent zone for practical purposes — CPF usage is full, max loan tenure is unconstrained, and resale liquidity to younger SC/PR buyers stays broad.
Genuine walk-to-MRT access. Orchard Boulevard sits about 0.21km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 96 units, 3 CUSCADEN keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Chatsworth International School (Orchard) sits about 0.47km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 14 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 3 CUSCADEN hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 14 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 3 CUSCADEN?
What is the rental yield for 3 CUSCADEN?
Is 3 CUSCADEN freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 14 transactions analysed
- Rental data: 186 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 3 CUSCADEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing 3 CUSCADEN against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.3 km away), an upgrader gap of about $2,000,000