Duchess Crest sits on the leafy Bukit Timah–Holland fringe in District 10, a 251-unit, 99-year leasehold development completed in 1999 by Winfaith Investment, a wholly-owned vehicle of Wing Tai Holdings. The lease commenced in 1995, leaving approximately 68 years remaining as of 2026 — a number that does more analytical work than any other figure in this review. The project occupies the slow, residential stretch of Duchess Avenue between Coronation Road West and Bukit Timah Road, putting Botanic Gardens MRT (DTL/CCL interchange), Hwa Chong Institution and the Nanyang Primary Bukit Timah campus within walking or short-drive distance. For the underlying caveat and transaction history that buyers should anchor on, the URA realis caveat search remains the primary source of truth. As a Wing Tai brand 99LH inside a deeply freehold-dominated D10 pocket, Duchess Crest is a specific kind of asset: a school-zone, family-buyer condo whose lease-decay clock is now the dominant variable in any honest underwriting.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 10 covers Bukit Timah, Holland, Tanglin and Ardmore — arguably the most freehold-heavy slice of the Core Central Region, and historically the spine of Singapore’s top-school catchment. Duchess Crest’s immediate context is shaped by Nanyang Primary, Raffles Girls’ Primary, Hwa Chong Institution and Nanyang Girls’ High School, all within a tight radius that has anchored family rental demand for two decades. Connectivity stepped up materially with the 2015 opening of Botanic Gardens MRT, where the Downtown Line meets the Circle Line, plus the upgraded retail and F&B spine running through Cluny Court, the refreshed Coronation Plaza and the broader Tanglin Mall belt. The April 2023 Additional Buyer’s Stamp Duty recalibration — documented on the IRAS ABSD page — lifted the foreign-buyer rate to 60 per cent, which has pruned the speculative tail of D10 demand and pushed the marginal buyer toward genuine end-users and PR families. Against that backdrop, Duchess Crest’s 1995 lease commencement matters: every year of decay narrows the buyer pool by a quantifiable percentage as CPF and bank-loan caps tighten, a dynamic the CPF Board housing rules spell out clearly.
We track 69 sales and 251 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUCHESS CREST dashboard.
- Average sale price: $2,596,719 across 69 transactions
- Estimated gross rental yield: 3.4%
- District 10 PSF ranking: Value tier (top 83%)
- 99 yrs lease commencing from 1995 · CCR · D10 · 251 units
About DUCHESS CREST
DUCHESS CREST is a 99 yrs lease commencing from 1995 condominium, located at DUCHESS AVENUE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by WINFAITH INVESTMENT PTE LTD (WING TAI HOLDINGS), comprising 251 residential units, completed in 1999.
With approximately 68 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 DUCHESS CREST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 8 | $1,803 psf | $1,687,986 |
| 3 BR | 11 | $1,763 psf | $2,193,818 |
| 4 BR | 45 | $1,687 psf | $2,743,575 |
| 5+ BR | 5 | $1,731 psf | $3,615,361 |
Sales Market Overview
DUCHESS CREST has recorded 69 sale transactions with an average transaction price of $2,596,719, ranging from $1,515,000 to $3,728,006.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,517 psf | $2,486,846 | — |
| 2022 | 15 | $1,653 psf | $2,374,533 | ↑ 8.9% |
| 2023 | 12 | $1,699 psf | $2,542,141 | ↑ 2.8% |
| 2024 | 12 | $1,766 psf | $2,495,991 | ↑ 3.9% |
| 2025 | 13 | $1,884 psf | $2,883,154 | ↑ 6.7% |
| 2026 | 4 | $1,943 psf | $3,322,002 | ↑ 3.1% |
DUCHESS CREST ranks in the top 83% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, DUCHESS CREST trades 29.9% below the segment benchmark.
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Rental Market Overview
DUCHESS CREST has recorded 251 rental transactions with monthly rents averaging $7,301/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 24 | $14,033/mo | $9,000/mo | $18,500/mo |
| 2 BR | 39 | $4,142/mo | $2,700/mo | $5,300/mo |
| 3 BR | 96 | $6,083/mo | $3,400/mo | $9,000/mo |
| 4 BR | 92 | $8,155/mo | $5,500/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 47 | $5,693/mo |
| 2022 | 56 | $6,963/mo |
| 2023 | 47 | $8,460/mo |
| 2024 | 39 | $7,460/mo |
| 2025 | 55 | $7,806/mo |
| 2026 | 7 | $8,186/mo |
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Investment Analysis
Based on average rents and sale prices, DUCHESS CREST delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
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 DUCHESS CREST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUCHESS CREST
- Tan Kah Kee MRT
- Sixth Avenue MRT
- Farrer Road MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Hollandse School
- Lycee Francais de Singapour
- National Junior College
Nearby MRT Stations
DUCHESS CREST is 460m from Tan Kah Kee MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 460m |
| Sixth Avenue | DT7 | Downtown Line | 910m |
| Farrer Road | CC20 | Circle Line | 930m |
| Botanic Gardens | CC19 | Circle Line | 1.4 km |
| Botanic Gardens | DT9 | Downtown Line | 1.4 km |
Nearby Schools
There are 10 schools within 2 km of DUCHESS CREST, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hollandse School | International | 90m |
| Lycee Francais de Singapour | International | 310m |
| National Junior College | Secondary | 470m |
| National Junior College | Jc | 470m |
| Chatsworth International School (Bukit Timah) | International | 760m |
| German European School Singapore | International | 890m |
| Hwa Chong International School | International | 1.0 km |
| Hwa Chong Institution | Secondary | 1.0 km |
| Hwa Chong Institution (JC) | Jc | 1.0 km |
| Raffles Girls' Primary School | Primary | 1.2 km |
- Top-tier school catchment. Duchess Crest sits within or adjacent to the one- and two-kilometre catchments of Nanyang Primary, Raffles Girls’ Primary and the Hwa Chong / Nanyang Girls’ secondary cluster — a halo that has supported rental and resale demand here through multiple cycles. Cross-check yield context on the District 10 page.
- Botanic Gardens MRT interchange within walking distance. Direct Downtown Line and Circle Line access from a low-density residential pocket is rare; the same connectivity at a freehold neighbour typically commands a meaningful PSF premium.
- Brand-name Wing Tai developer pedigree. Winfaith Investment is part of the Wing Tai stable, and resale buyers in D10 generally pay a small but persistent premium for a recognisable developer name versus generic 1990s-vintage stock.
- Liveable 1999 layouts. Pre-shoebox-era floorplates mean genuine two- and three-bedders with usable balconies and yards — the kind of stock expatriate families on 2–3 year postings actually rent. Benchmark against alternatives using the compare tool and the price heatmap.
- Defensive D10 micro-market. Bukit Timah’s low-density, school-anchored character means tenant churn is shallower than in CBD-facing CCR pockets, which supports occupancy through softer cycles. Stress-test the all-in entry cost on our mortgage calculator and property-tax calculator before committing.
- Lease decay is the dominant risk. With roughly 68 years remaining in 2026, Duchess Crest will cross the 60-year CPF-and-bank-loan inflection point around 2034. After that threshold, both CPF withdrawal limits and bank loan-to-value taper, thinning the buyer pool meaningfully. Model the exit explicitly on our lease-decay calculator.
- Capital-appreciation drag versus freehold neighbours. D10 is unusually freehold-dense, and Duchess Crest competes head-on with freehold projects of similar vintage along Coronation, Duchess and Bukit Timah Road — a structural headwind for resale PSF growth even with the Wing Tai brand and school-zone halo.
- CCR premium pricing meets shrinking lease. Buyers pay a CCR price for a leasehold whose runway is no longer long; the maths is unforgiving for anyone planning to hold past the 60-year mark without a clear exit thesis.
- 251 units limits en-bloc liquidity optionality. A boutique-scale site on a 99-year lease that began in 1995 is a structurally weaker en-bloc candidate than freehold neighbours of comparable size, so investors should not underwrite a collective-sale upside.
- Older-stock maintenance cycle. A 27-year-old development is well into its second major sinking-fund cycle (lifts, M&E, façade, waterproofing); read the last two AGM minutes carefully and ask about reserve adequacy before signing.
Duchess Crest fits a specific buyer profile rather than the broad CCR market. The clearest fit is a Singaporean or PR family with primary-age children targeting the Nanyang Primary, Raffles Girls’ Primary or Hwa Chong catchment, who values walk-grade Botanic Gardens MRT access and is comfortable holding a 10–15 year horizon synchronised with their child’s schooling. It also works for a yield-focused D10 landlord building a school-zone rental portfolio, willing to underwrite a defined exit before the 60-year lease threshold becomes binding. It is a poor fit for a multi-generational family with the budget for a freehold address along Coronation or Cornwall, for a buyer optimising purely for long-run capital growth, or for a foreign buyer for whom 60 per cent ABSD layered on top of a 68-year lease makes the underwriting punishing. The honest framing is straightforward: Duchess Crest is a school-zone family asset with a clear and shortening shelf-life, not a multi-generational hold.
Duchess Crest is a defensible CCR leasehold for the family buyer who actually uses District 10 — the parent with a child entering Nanyang Primary, the household weighing the rental thesis against a freehold neighbour at a meaningfully higher PSF, the investor who wants school-zone tenant stickiness without paying a freehold premium. The 1995 lease commencement is the binding constraint on every decision: treat the next decade as the window in which financing and CPF rules remain frictionless, and price your exit before the 60-year inflection point arrives in the mid-2030s. The Wing Tai brand and Botanic Gardens MRT access are real, but they do not override the lease-decay maths. Buy it because the school catchment and daily logistics solve a specific family problem — not because you expect capital appreciation to outrun the freehold competition next door.
FAQ
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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: 69 transactions analysed
- Rental data: 251 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 DUCHESS CREST
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