PEIRCE VILLAS is a freehold development along PEIRCE HILL in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 30 units and is TOP 1997.
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.
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 PEIRCE VILLAS 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 20 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEIRCE VILLAS dashboard.
- Average sale price: $37,000,000 across 1 transactions
- Estimated gross rental yield: 1.2%
- District 10 PSF ranking: Above average (top 46%)
- Freehold tenure · CCR · D10 · 30 units
About PEIRCE VILLAS
PEIRCE VILLAS is a freehold condominium, located at PEIRCE HILL in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by CITY DEVELOPMENTS LTD, comprising 30 residential units, completed in 1997.
As a freehold property, PEIRCE VILLAS does not face lease decay concerns.
Sales Market Overview
PEIRCE VILLAS has recorded 1 sale transactions with an average transaction price of $37,000,000, ranging from $37,000,000 to $37,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $2,144 psf | $37,000,000 | — |
PEIRCE VILLAS ranks in the top 46% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, PEIRCE VILLAS trades 12.4% below the segment benchmark.
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Rental Market Overview
PEIRCE VILLAS has recorded 20 rental transactions with monthly rents averaging $35,650/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 20 | $35,650/mo | $21,000/mo | $60,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $23,250/mo |
| 2022 | 3 | $37,000/mo |
| 2023 | 3 | $40,000/mo |
| 2024 | 4 | $35,750/mo |
| 2025 | 4 | $36,500/mo |
| 2026 | 2 | $50,000/mo |
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Investment Analysis
Based on average rents and sale prices, PEIRCE VILLAS 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 PEIRCE VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEIRCE VILLAS
- Commonwealth MRT
- Queenstown MRT
- Holland Village MRT
- Farrer Road MRT
- Swiss School Singapore
- Tanglin Trust School
- Commonwealth Secondary School
Nearby MRT Stations
PEIRCE VILLAS is 940m from Commonwealth MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Commonwealth | EW20 | East-West Line | 940m |
| Queenstown | EW19 | East-West Line | 1.1 km |
| Holland Village | CC21 | Circle Line | 1.4 km |
| Farrer Road | CC20 | Circle Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of PEIRCE VILLAS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | International | 360m |
| Tanglin Trust School | International | 810m |
| Commonwealth Secondary School | Secondary | 990m |
| Queensway Secondary School | Secondary | 1.3 km |
| Global Indian International School (GIIS Queenstown) | International | 1.3 km |
| River Valley High School | Secondary | 1.3 km |
| River Valley High School (JC) | Jc | 1.3 km |
| Queenstown Primary School | Primary | 1.4 km |
| Raffles Girls' Primary School | Primary | 1.5 km |
| Tanglin Secondary School | Secondary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.6 km |
| Crescent 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.
Boutique character. With 30 units, PEIRCE VILLAS 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. Swiss School Singapore sits about 0.36km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.94km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
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.
[
{
"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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: PEIRCE VILLAS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 1 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 PEIRCE VILLAS?
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Is PEIRCE VILLAS freehold or leasehold?
How far is the nearest MRT from PEIRCE VILLAS?
What is the tenure of PEIRCE VILLAS?
How does PEIRCE VILLAS compare to other projects in the district?
What stamp duty applies for a foreign buyer of PEIRCE VILLAS?
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: 20 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 PEIRCE VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.