DUKE'S GARDEN is a 999 yrs lease commencing from 1875 development along PRINCESS OF WALES ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 9 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 DUKE'S 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 9 sales and 9 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUKE'S GARDEN dashboard.
- Average sale price: $10,063,876 across 9 transactions
- Estimated gross rental yield: 1.2%
- District 10 PSF ranking: Premium tier (top 17%)
- 999 yrs lease commencing from 1875 · CCR · D10
About DUKE'S GARDEN
DUKE'S GARDEN is a 999 yrs lease commencing from 1875 condominium, located at PRINCESS OF WALES ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region).
Sales Market Overview
DUKE'S GARDEN has recorded 9 sale transactions with an average transaction price of $10,063,876, ranging from $8,388,888 to $12,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $2,223 psf | $8,388,888 | — |
| 2023 | 2 | $2,847 psf | $10,750,000 | ↑ 28.1% |
| 2024 | 2 | $2,529 psf | $9,565,000 | ↓ 11.2% |
| 2025 | 3 | $2,746 psf | $10,385,333 | ↑ 8.6% |
| 2026 | 1 | $2,753 psf | $10,400,000 | ↑ 0.3% |
DUKE'S GARDEN ranks in the top 17% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, DUKE'S GARDEN trades 8.8% above the segment benchmark.
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Rental Market Overview
DUKE'S GARDEN has recorded 9 rental transactions with monthly rents averaging $9,706/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 9 | $9,706/mo | $7,000/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $9,500/mo |
| 2022 | 1 | $7,350/mo |
| 2023 | 2 | $9,750/mo |
| 2024 | 2 | $10,000/mo |
| 2025 | 1 | $12,000/mo |
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Investment Analysis
Based on average rents and sale prices, DUKE'S GARDEN delivers an estimated gross rental yield of 1.2%. 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 DUKE'S GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUKE'
- Tan Kah Kee MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Farrer Road MRT
- Sixth Avenue MRT
- National Junior College
- National Junior College
- German European School Singapore
Nearby MRT Stations
DUKE'S GARDEN is 230m from Tan Kah Kee MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 230m |
| Botanic Gardens | CC19 | Circle Line | 770m |
| Botanic Gardens | DT9 | Downtown Line | 770m |
| Farrer Road | CC20 | Circle Line | 780m |
| Sixth Avenue | DT7 | Downtown Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of DUKE'S GARDEN, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 350m |
| National Junior College | Jc | 350m |
| German European School Singapore | International | 360m |
| Chatsworth International School (Bukit Timah) | International | 690m |
| Hollandse School | International | 690m |
| Raffles Girls' Primary School | Primary | 800m |
| Lycee Francais de Singapour | International | 920m |
| Nanyang Girls' High School | Secondary | 1.5 km |
| SJI International School | International | 1.6 km |
| Hwa Chong International School | International | 1.6 km |
| Nanyang Primary School | Primary | 1.7 km |
| Hwa Chong Institution | Secondary | 1.7 km |
Genuine walk-to-MRT access. Tan Kah Kee sits about 0.23km 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.
School-belt proximity. National Junior College sits about 0.35km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Thin transaction history. With only 9 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": "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": "green",
"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: DUKE'S 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. 9 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
What is the average price for DUKE'S GARDEN?
What is the rental yield for DUKE'S GARDEN?
Is DUKE'S GARDEN freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 9 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 DUKE'S GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.