ALLSWORTH PARK is a 58-year balance leasehold development along HOLLAND ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 156 units and is TOP 1985.
This profile draws on 16 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for ALLSWORTH PARK 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 16 sales and 193 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALLSWORTH PARK dashboard.
- Average sale price: $3,040,375 across 16 transactions
- Estimated gross rental yield: 2.2%
- District 10 PSF ranking: Mid-range (top 75%)
- 999 yrs lease commencing from 1885 · CCR · D10 · 156 units
About ALLSWORTH PARK
ALLSWORTH PARK is a 999 yrs lease commencing from 1885 condominium, located at HOLLAND ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by ALLSWORTH PTE LTD, comprising 156 residential units, completed in 1985.
With approximately 58 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ALLSWORTH PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $1,714 psf | $1,771,143 |
| 5+ BR | 9 | $1,940 psf | $4,027,556 |
Sales Market Overview
ALLSWORTH PARK has recorded 16 sale transactions with an average transaction price of $3,040,375, ranging from $1,680,000 to $4,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,637 psf | $2,679,600 | — |
| 2022 | 1 | $1,665 psf | $1,720,000 | ↑ 1.7% |
| 2023 | 5 | $1,971 psf | $3,542,000 | ↑ 18.4% |
| 2024 | 3 | $1,857 psf | $2,539,333 | ↓ 5.8% |
| 2025 | 2 | $2,093 psf | $4,100,000 | ↑ 12.7% |
ALLSWORTH PARK ranks in the top 75% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, ALLSWORTH PARK trades 24.8% below the segment benchmark.
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Rental Market Overview
ALLSWORTH PARK has recorded 193 rental transactions with monthly rents averaging $5,467/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 15 | $9,393/mo | $6,700/mo | $12,700/mo |
| 2 BR | 82 | $3,601/mo | $2,500/mo | $5,200/mo |
| 3 BR | 96 | $6,447/mo | $3,800/mo | $9,450/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $3,994/mo |
| 2022 | 40 | $5,248/mo |
| 2023 | 36 | $6,401/mo |
| 2024 | 39 | $5,511/mo |
| 2025 | 37 | $6,131/mo |
| 2026 | 5 | $5,840/mo |
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Investment Analysis
Based on average rents and sale prices, ALLSWORTH PARK delivers an estimated gross rental yield of 2.2%. 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 ALLSWORTH PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALLSWORTH PARK
- Dover MRT
- Singapore Polytechnic
- Singapore University of Social Sciences
- Pei Tong Primary School
Nearby MRT Stations
ALLSWORTH PARK is 860m from Dover MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 860m |
Nearby Schools
There are 17 schools within 2 km of ALLSWORTH PARK, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 1.0 km |
| Singapore University of Social Sciences | Tertiary | 1.1 km |
| Pei Tong Primary School | Primary | 1.2 km |
| Australian International School | International | 1.2 km |
| Henry Park Primary School | Primary | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.3 km |
| United World College of South East Asia (Dover) | International | 1.6 km |
| Ngee Ann Polytechnic | Tertiary | 1.6 km |
| NUS High School of Mathematics and Science | Jc | 1.6 km |
| Dover Court International School | International | 1.6 km |
| Clementi Primary School | Primary | 1.7 km |
| Hwa Chong Institution | Secondary | 1.7 km |
School-belt proximity. Singapore Polytechnic sits about 1.00km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.86km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease tenor below 75 years. With roughly 58 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 16 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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: ALLSWORTH PARK sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 16 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 ALLSWORTH PARK?
What is the rental yield for ALLSWORTH PARK?
Is ALLSWORTH PARK 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: 16 transactions analysed
- Rental data: 193 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 ALLSWORTH PARK
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 ALLSWORTH PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (610m away), an upgrader gap of about $2,100,000
- Clementi — 4-room average $838,557 (1 km away), an upgrader gap of about $2,250,000