DUCHESS RESIDENCES is a 84-year balance leasehold development along DUCHESS AVENUE in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 120 units and is TOP 2011.
This profile draws on 32 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.
At roughly 15 years from TOP, DUCHESS RESIDENCES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 10 (Bukit Timah / Holland), the immediate context for DUCHESS RESIDENCES 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 32 sales and 151 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUCHESS RESIDENCES dashboard.
- Average sale price: $4,003,865 across 32 transactions
- Estimated gross rental yield: 2.6%
- District 10 PSF ranking: Mid-range (top 65%)
- 999 yrs lease commencing from 1875 · CCR · D10 · 120 units
About DUCHESS RESIDENCES
DUCHESS RESIDENCES is a 999 yrs lease commencing from 1875 condominium, located at DUCHESS AVENUE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by DUCHESS WALK PTE LTD (UOL GROUP LTD, LOW KENG HUAT LTD), comprising 120 residential units, completed in 2011.
With approximately 84 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 RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 18 | $2,062 psf | $3,205,872 |
| 5+ BR | 14 | $1,739 psf | $5,029,857 |
Sales Market Overview
DUCHESS RESIDENCES has recorded 32 sale transactions with an average transaction price of $4,003,865, ranging from $2,770,000 to $6,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,890 psf | $3,504,074 | — |
| 2022 | 7 | $1,821 psf | $4,465,429 | ↓ 3.6% |
| 2023 | 5 | $2,046 psf | $4,016,000 | ↑ 12.3% |
| 2024 | 5 | $2,006 psf | $4,099,600 | ↓ 2.0% |
| 2025 | 1 | $2,331 psf | $3,738,800 | ↑ 16.2% |
| 2026 | 2 | $1,726 psf | $5,250,000 | ↓ 26.0% |
DUCHESS RESIDENCES ranks in the top 65% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, DUCHESS RESIDENCES trades 21.5% below the segment benchmark.
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Rental Market Overview
DUCHESS RESIDENCES has recorded 151 rental transactions with monthly rents averaging $8,755/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 73 | $6,703/mo | $4,950/mo | $8,500/mo |
| 4 BR | 76 | $10,661/mo | $7,000/mo | $13,400/mo |
| 5+ BR | 2 | $11,250/mo | $10,500/mo | $12,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $7,808/mo |
| 2022 | 33 | $8,070/mo |
| 2023 | 26 | $9,947/mo |
| 2024 | 26 | $8,992/mo |
| 2025 | 27 | $9,596/mo |
| 2026 | 3 | $7,700/mo |
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Investment Analysis
Based on average rents and sale prices, DUCHESS RESIDENCES delivers an estimated gross rental yield of 2.6%. 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 DUCHESS RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUCHESS RESIDENCES
- Tan Kah Kee MRT
- Sixth Avenue MRT
- Farrer Road MRT
- Hollandse School
- Lycee Francais de Singapour
- National Junior College
Nearby MRT Stations
DUCHESS RESIDENCES is 630m from Tan Kah Kee MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 630m |
| Sixth Avenue | DT7 | Downtown Line | 830m |
| Farrer Road | CC20 | Circle Line | 1.0 km |
Nearby Schools
There are 11 schools within 2 km of DUCHESS RESIDENCES, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hollandse School | International | 130m |
| Lycee Francais de Singapour | International | 170m |
| National Junior College | Secondary | 630m |
| National Junior College | Jc | 630m |
| Hwa Chong International School | International | 860m |
| Hwa Chong Institution | Secondary | 880m |
| Hwa Chong Institution (JC) | Jc | 880m |
| Chatsworth International School (Bukit Timah) | International | 880m |
| German European School Singapore | International | 1.0 km |
| Raffles Girls' Primary School | Primary | 1.3 km |
| Australian International School | International | 1.9 km |
Adequate lease horizon. Around 84 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Tan Kah Kee is about 0.63km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Hollandse School sits about 0.13km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
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.
[
{
"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: DUCHESS RESIDENCES 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. 32 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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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 32 transactions analysed
- Rental data: 151 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 RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.