DUCHESS ROYALE is a 85-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 13 units and is TOP 2012.
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.
At roughly 14 years from TOP, DUCHESS ROYALE 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 ROYALE 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 12 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUCHESS ROYALE dashboard.
- Average sale price: $2,550,000 across 1 transactions
- Estimated gross rental yield: 2.8%
- District 10 PSF ranking: Mid-range (top 53%)
- 999 yrs lease commencing from 1875 · CCR · D10 · 13 units
About DUCHESS ROYALE
DUCHESS ROYALE 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 SUCCESS CENTURY LAND PTE LTD, comprising 13 residential units, completed in 2012.
With approximately 85 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
DUCHESS ROYALE has recorded 1 sale transactions with an average transaction price of $2,550,000, ranging from $2,550,000 to $2,550,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $2,060 psf | $2,550,000 | — |
DUCHESS ROYALE ranks in the top 53% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, DUCHESS ROYALE trades 15.8% below the segment benchmark.
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Rental Market Overview
DUCHESS ROYALE has recorded 12 rental transactions with monthly rents averaging $5,919/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 3 | $3,817/mo | $3,350/mo | $4,100/mo |
| 3 BR | 9 | $6,620/mo | $4,500/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $4,243/mo |
| 2022 | 2 | $7,500/mo |
| 2023 | 4 | $6,050/mo |
| 2025 | 3 | $6,367/mo |
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Investment Analysis
Based on average rents and sale prices, DUCHESS ROYALE delivers an estimated gross rental yield of 2.8%. 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 ROYALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUCHESS ROYALE
- Tan Kah Kee MRT
- Farrer Road MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Sixth Avenue MRT
- National Junior College
- National Junior College
- Hollandse School
Nearby MRT Stations
DUCHESS ROYALE is 200m from Tan Kah Kee MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 200m |
| Farrer Road | CC20 | Circle Line | 750m |
| Botanic Gardens | CC19 | Circle Line | 1.0 km |
| Botanic Gardens | DT9 | Downtown Line | 1.0 km |
| Sixth Avenue | DT7 | Downtown Line | 1.2 km |
Nearby Schools
There are 14 schools within 2 km of DUCHESS ROYALE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 300m |
| National Junior College | Jc | 300m |
| Hollandse School | International | 440m |
| German European School Singapore | International | 550m |
| Lycee Francais de Singapour | International | 670m |
| Chatsworth International School (Bukit Timah) | International | 690m |
| Raffles Girls' Primary School | Primary | 890m |
| Hwa Chong International School | International | 1.4 km |
| Hwa Chong Institution | Secondary | 1.4 km |
| Hwa Chong Institution (JC) | Jc | 1.4 km |
| Nanyang Girls' High School | Secondary | 1.7 km |
| SJI International School | International | 1.8 km |
Adequate lease horizon. Around 85 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.
Genuine walk-to-MRT access. Tan Kah Kee sits about 0.20km 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 13 units, DUCHESS ROYALE 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. National Junior College sits about 0.30km 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 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.
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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: DUCHESS ROYALE 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. 1 transactions in URA REALIS 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
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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: 12 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 ROYALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.