CLUNY PARK RESIDENCE is a freehold development along CLUNY PARK ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 52 units and is TOP 2016.
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 10 years from TOP, CLUNY PARK RESIDENCE 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 CLUNY PARK RESIDENCE 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 75 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CLUNY PARK RESIDENCE dashboard.
- Average sale price: $3,683,429 across 14 transactions
- Estimated gross rental yield: 2.5%
- District 10 PSF ranking: Premium tier (top 16%)
- Freehold tenure · CCR · D10 · 52 units
About CLUNY PARK RESIDENCE
CLUNY PARK RESIDENCE is a freehold condominium, located at CLUNY PARK ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by SHELFORD PROPERTIES PTE LTD, comprising 52 residential units, completed in 2016.
As a freehold property, CLUNY PARK RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CLUNY PARK RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $2,944 psf | $2,472,000 |
| 3 BR | 5 | $2,422 psf | $2,936,000 |
| 4 BR | 3 | $2,800 psf | $4,360,000 |
| 5+ BR | 2 | $2,900 psf | $6,960,000 |
Sales Market Overview
CLUNY PARK RESIDENCE has recorded 14 sale transactions with an average transaction price of $3,683,429, ranging from $2,110,000 to $8,240,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $2,495 psf | $3,343,333 | — |
| 2023 | 3 | $2,709 psf | $3,696,667 | ↑ 8.6% |
| 2024 | 2 | $2,904 psf | $3,545,000 | ↑ 7.2% |
| 2025 | 3 | $3,098 psf | $4,536,000 | ↑ 6.7% |
| 2026 | 3 | $2,458 psf | $3,250,000 | ↓ 20.7% |
CLUNY PARK RESIDENCE ranks in the top 16% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, CLUNY PARK RESIDENCE trades 11.2% above the segment benchmark.
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Rental Market Overview
CLUNY PARK RESIDENCE has recorded 75 rental transactions with monthly rents averaging $7,797/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 56 | $6,571/mo | $4,800/mo | $9,300/mo |
| 4 BR | 19 | $11,411/mo | $8,000/mo | $18,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $7,200/mo |
| 2022 | 17 | $6,797/mo |
| 2023 | 15 | $8,803/mo |
| 2024 | 13 | $8,223/mo |
| 2025 | 14 | $8,018/mo |
| 2026 | 4 | $7,900/mo |
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Investment Analysis
Based on average rents and sale prices, CLUNY PARK RESIDENCE 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 CLUNY PARK RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CLUNY PARK RESIDENCE
- Botanic Gardens MRT
- Botanic Gardens MRT
- Farrer Road MRT
- Tan Kah Kee MRT
- Stevens MRT
- German European School Singapore
- Raffles Girls'
- Nanyang Girls'
Nearby MRT Stations
CLUNY PARK RESIDENCE is 140m from Botanic Gardens MRT (Circle Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Botanic Gardens | CC19 | Circle Line | 140m |
| Botanic Gardens | DT9 | Downtown Line | 140m |
| Farrer Road | CC20 | Circle Line | 880m |
| Tan Kah Kee | DT8 | Downtown Line | 880m |
| Stevens | DT10 | Downtown Line | 1.4 km |
| Stevens | TE11 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of CLUNY PARK RESIDENCE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 380m |
| Raffles Girls' Primary School | Primary | 590m |
| Nanyang Girls' High School | Secondary | 800m |
| National Junior College | Secondary | 980m |
| National Junior College | Jc | 980m |
| Nanyang Primary School | Primary | 1.0 km |
| Chatsworth International School (Bukit Timah) | International | 1.2 km |
| Hollandse School | International | 1.3 km |
| SJI International School | International | 1.5 km |
| Methodist Girls' School (Primary) | Primary | 1.5 km |
| Lycee Francais de Singapour | International | 1.6 km |
| Methodist Girls' School | Secondary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Botanic Gardens sits about 0.14km 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 52 units, CLUNY PARK RESIDENCE 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. German European School Singapore sits about 0.38km 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: CLUNY PARK RESIDENCE 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 CLUNY PARK RESIDENCE?
What is the rental yield for CLUNY PARK RESIDENCE?
Is CLUNY PARK RESIDENCE 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: 75 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 CLUNY PARK RESIDENCE
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 CLUNY PARK RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (270m away), an upgrader gap of about $2,750,000