PROXIMO is a freehold development along ROBIN ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 49 units and is TOP 2005.
This profile draws on 8 recorded transactions from URA 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 21 years from TOP, PROXIMO 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 PROXIMO 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 8 sales and 38 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PROXIMO dashboard.
- Average sale price: $2,562,625 across 8 transactions
- Estimated gross rental yield: 2.4%
- District 10 PSF ranking: Above average (top 41%)
- Freehold tenure · CCR · D10 · 49 units
About PROXIMO
PROXIMO is a freehold condominium, located at ROBIN ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by HIAP HOE HOLDINGS, comprising 49 residential units, completed in 2005.
As a freehold property, PROXIMO does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PROXIMO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $2,166 psf | $2,424,429 |
| 4 BR | 1 | $2,394 psf | $3,530,000 |
Sales Market Overview
PROXIMO has recorded 8 sale transactions with an average transaction price of $2,562,625, ranging from $2,080,000 to $3,530,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,980 psf | $2,216,667 | — |
| 2022 | 1 | $2,278 psf | $2,550,000 | ↑ 15.0% |
| 2023 | 1 | $2,258 psf | $2,528,000 | ↓ 0.9% |
| 2024 | 1 | $2,300 psf | $2,575,000 | ↑ 1.9% |
| 2025 | 2 | $2,389 psf | $3,099,000 | ↑ 3.8% |
PROXIMO ranks in the top 41% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, PROXIMO trades 10.3% below the segment benchmark.
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Rental Market Overview
PROXIMO has recorded 38 rental transactions with monthly rents averaging $5,059/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 38 | $5,059/mo | $3,450/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $3,800/mo |
| 2022 | 9 | $4,172/mo |
| 2023 | 7 | $5,914/mo |
| 2024 | 8 | $5,669/mo |
| 2025 | 8 | $5,469/mo |
| 2026 | 1 | $5,200/mo |
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Investment Analysis
Based on average rents and sale prices, PROXIMO delivers an estimated gross rental yield of 2.4%. 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 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| 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 PROXIMO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PROXIMO
- Stevens MRT
- Stevens MRT
- Newton MRT
- Newton MRT
- Mount Pleasant MRT
- Anglo-Chinese School (Primary)
- ISS International School (Preston)
- Singapore Chinese Girls'
Nearby MRT Stations
PROXIMO is 420m from Stevens MRT (Downtown Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Stevens | DT10 | Downtown Line | 420m |
| Stevens | TE11 | Thomson-East Coast Line | 420m |
| Newton | NS21 | North-South Line | 1.1 km |
| Newton | DT11 | Downtown Line | 1.1 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.3 km |
| Napier | TE12 | Thomson-East Coast Line | 1.3 km |
| Orchard | NS22 | North-South Line | 1.5 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 15 schools within 2 km of PROXIMO, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 760m |
| ISS International School (Preston) | International | 790m |
| Singapore Chinese Girls' School (Primary) | Primary | 840m |
| ISS International School (Paterson) | International | 860m |
| Nanyang Girls' High School | Secondary | 1.0 km |
| Nanyang Primary School | Primary | 1.0 km |
| St. Joseph's Institution | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| Methodist Girls' School (Primary) | Primary | 1.2 km |
| Methodist Girls' School | Secondary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.3 km |
| New Town Primary School | Primary | 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.
Genuine walk-to-MRT access. Stevens sits about 0.42km 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 49 units, PROXIMO 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. Anglo-Chinese School (Primary) sits about 0.76km 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 8 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: PROXIMO 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. 8 transactions in URA 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
What is the average price for PROXIMO?
What is the rental yield for PROXIMO?
Is PROXIMO freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 8 transactions analysed
- Rental data: 38 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 PROXIMO
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing PROXIMO against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $1,700,000
- Bukit Timah — 4-room average $846,049 (2 km away), an upgrader gap of about $1,750,000