CHARMING GARDEN is a 57-year balance leasehold development along KING'S ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 32 units and is TOP 1984.
This profile draws on 1 recorded transactions from URA REALIS 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 CHARMING GARDEN 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 1 sales and 33 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHARMING GARDEN dashboard.
- Average sale price: $3,400,000 across 1 transactions
- Estimated gross rental yield: 1.6%
- District 10 PSF ranking: Mid-range (top 69%)
- 999 yrs lease commencing from 1875 · CCR · D10 · 32 units
About CHARMING GARDEN
CHARMING GARDEN is a 999 yrs lease commencing from 1875 condominium, located at KING'S ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by STANDARD HOUSING CO. (PTE) LTD, comprising 32 residential units, completed in 1984.
With approximately 57 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Sales Market Overview
CHARMING GARDEN has recorded 1 sale transactions with an average transaction price of $3,400,000, ranging from $3,400,000 to $3,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $1,880 psf | $3,400,000 | — |
CHARMING GARDEN ranks in the top 69% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, CHARMING GARDEN trades 23.2% below the segment benchmark.
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Rental Market Overview
CHARMING GARDEN has recorded 33 rental transactions with monthly rents averaging $4,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 27 | $4,454/mo | $3,200/mo | $6,000/mo |
| 4 BR | 6 | $4,708/mo | $4,000/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $3,967/mo |
| 2022 | 11 | $4,218/mo |
| 2023 | 6 | $4,958/mo |
| 2024 | 5 | $4,910/mo |
| 2025 | 4 | $4,750/mo |
| 2026 | 1 | $5,000/mo |
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Investment Analysis
Based on average rents and sale prices, CHARMING GARDEN delivers an estimated gross rental yield of 1.6%. 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 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| 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 CHARMING GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHARMING GARDEN
- Farrer Road MRT
- Holland Village MRT
- Tan Kah Kee MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Raffles Girls'
- German European School Singapore
- Hollandse School
Nearby MRT Stations
CHARMING GARDEN is 420m from Farrer Road MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Road | CC20 | Circle Line | 420m |
| Holland Village | CC21 | Circle Line | 1.0 km |
| Tan Kah Kee | DT8 | Downtown Line | 1.1 km |
| Botanic Gardens | CC19 | Circle Line | 1.4 km |
| Botanic Gardens | DT9 | Downtown Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of CHARMING GARDEN, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Raffles Girls' Primary School | Primary | 810m |
| German European School Singapore | International | 950m |
| Hollandse School | International | 950m |
| Lycee Francais de Singapour | International | 1.0 km |
| National Junior College | Secondary | 1.2 km |
| National Junior College | Jc | 1.2 km |
| Swiss School Singapore | International | 1.3 km |
| Hwa Chong Institution | Secondary | 1.5 km |
| Hwa Chong Institution (JC) | Jc | 1.5 km |
| Hwa Chong International School | International | 1.5 km |
| Chatsworth International School (Bukit Timah) | International | 1.6 km |
| Commonwealth Secondary School | Secondary | 1.7 km |
Genuine walk-to-MRT access. Farrer Road sits about 0.42km 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 32 units, CHARMING GARDEN 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. Raffles Girls' Primary School sits about 0.81km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 57 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 1 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: CHARMING GARDEN benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 1 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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
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Is CHARMING GARDEN freehold or leasehold?
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What is the tenure of CHARMING GARDEN?
How does CHARMING GARDEN compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 33 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 CHARMING GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.