Sommerville Park is one of District 10’s most recognisable old-guard freehold estates: a 382-unit low-to-mid-rise development completed in 1978 by Sommerville Properties, set on a quietly leafy stretch off Farrer Road and Holland Road on the Tanglin–Holland fringe. At nearly five decades old, the project sits in the same conversation as Pandan Valley, Ridgewood and Spanish Village — large freehold land-bank assets whose value sits as much in their dirt as in their built form. The pitch in 2026 is unusual and very specific: a true Core Central Region freehold address in one of Singapore’s most established prime pockets, bought at a vintage discount to newer D10 stock, with a long-standing market expectation that the site will at some point be put up for collective sale. For project background, transaction history and master-plan zoning, the URA caveat search remains the primary source of truth.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 10 — Tanglin, Holland Road, Bukit Timah and Farrer — is the heartland of Singapore’s freehold private-housing belt, and the Sommerville/Farrer Road pocket has historically traded as a slightly more discreet alternative to the Orchard-facing slice of the district. Holland Village MRT on the Circle Line is the nearest train node, with Farrer Road MRT also within reach, and the project sits inside the catchment for some of the country’s most demanded primary schools, most notably Nanyang Primary along Bukit Timah Road, alongside secondary feeders including Raffles Girls’ Secondary on the Anglo-Chinese/Nanyang school spine. Reported collective-sale attempts on Sommerville Park have surfaced in the local property press over the years — this is widely tracked as an en-bloc “watch” site rather than a confirmed deal, and buyers should treat any en-bloc thesis as optionality, not as a base case. The broader CCR backdrop is also less forgiving than a decade ago: the April 2023 ABSD recalibration lifted foreign-buyer rates to 60 per cent, which the IRAS ABSD page documents in full, and that has thinned the foreign-investor bid for older CCR stock.
We track 71 sales and 643 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SOMMERVILLE PARK dashboard.
- Average sale price: $3,355,498 across 71 transactions
- Estimated gross rental yield: 2.4%
- District 10 PSF ranking: Mid-range (top 55%)
- Freehold tenure · CCR · D10 · 382 units
About SOMMERVILLE PARK
SOMMERVILLE PARK is a freehold condominium, located at FARRER DRIVE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by SOMMERVILLE PROPERTIES PTE LTD, comprising 382 residential units, completed in 1978.
As a freehold property, SOMMERVILLE PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SOMMERVILLE PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $2,085 psf | $965,000 |
| 1 BR | 7 | $2,072 psf | $1,293,571 |
| 3 BR | 25 | $2,038 psf | $2,577,956 |
| 4 BR | 4 | $2,164 psf | $3,784,500 |
| 5+ BR | 33 | $2,022 psf | $4,474,803 |
Sales Market Overview
SOMMERVILLE PARK has recorded 71 sale transactions with an average transaction price of $3,355,498, ranging from $900,000 to $6,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,857 psf | $2,698,923 | — |
| 2022 | 8 | $1,927 psf | $3,177,486 | ↑ 3.8% |
| 2023 | 8 | $2,128 psf | $3,526,250 | ↑ 10.4% |
| 2024 | 20 | $2,072 psf | $3,333,575 | ↓ 2.7% |
| 2025 | 18 | $2,126 psf | $3,827,111 | ↑ 2.6% |
| 2026 | 4 | $2,183 psf | $3,491,250 | ↑ 2.7% |
SOMMERVILLE PARK ranks in the top 55% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, SOMMERVILLE PARK trades 16.5% below the segment benchmark.
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Rental Market Overview
SOMMERVILLE PARK has recorded 643 rental transactions with monthly rents averaging $6,702/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 88 | $11,167/mo | $5,550/mo | $16,700/mo |
| 1 BR | 73 | $2,976/mo | $2,200/mo | $4,200/mo |
| 2 BR | 49 | $3,673/mo | $2,750/mo | $4,700/mo |
| 3 BR | 433 | $6,765/mo | $3,200/mo | $15,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 125 | $5,335/mo |
| 2022 | 142 | $6,411/mo |
| 2023 | 103 | $7,440/mo |
| 2024 | 120 | $7,223/mo |
| 2025 | 118 | $7,168/mo |
| 2026 | 35 | $7,231/mo |
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Investment Analysis
Based on average rents and sale prices, SOMMERVILLE PARK 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 SOMMERVILLE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SOMMERVILLE PARK
- Farrer Road MRT
- Holland Village MRT
- Commonwealth MRT
- Swiss School Singapore
- Raffles Girls'
- German European School Singapore
Nearby MRT Stations
SOMMERVILLE PARK is 700m from Farrer Road MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Road | CC20 | Circle Line | 700m |
| Holland Village | CC21 | Circle Line | 1.1 km |
| Commonwealth | EW20 | East-West Line | 1.3 km |
Nearby Schools
There are 18 schools within 2 km of SOMMERVILLE PARK, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | International | 650m |
| Raffles Girls' Primary School | Primary | 900m |
| German European School Singapore | International | 1.3 km |
| Commonwealth Secondary School | Secondary | 1.3 km |
| Tanglin Trust School | International | 1.5 km |
| Hollandse School | International | 1.6 km |
| Nanyang Primary School | Primary | 1.6 km |
| Lycee Francais de Singapour | International | 1.7 km |
| Nanyang Girls' High School | Secondary | 1.7 km |
| National Junior College | Secondary | 1.7 km |
| National Junior College | Jc | 1.7 km |
| Methodist Girls' School (Primary) | Primary | 1.7 km |
- True D10 freehold land bank. Freehold tenure plus a 382-unit footprint in a tightly held prime district is the headline asset; cross-check land-rate comparables and recent collective-sale precedents on our District 10 page before underwriting any en-bloc thesis.
- Holland Village & Tanglin lifestyle anchor. Holland Village MRT (Circle Line), Holland Road Shopping Centre, the redeveloped One Holland Village, Tanglin Mall, Dempsey Hill and the Botanic Gardens are all within a short drive or a single-stop ride — a genuinely walkable F&B and lifestyle ecosystem few CCR addresses can match.
- Top-tier school catchment. Nanyang Primary is within the 1–2 km priority belt, with Raffles Girls’ Secondary and other Bukit Timah feeders nearby; school-driven owner-occupier demand has historically supported floor prices even in soft cycles.
- En-bloc optionality on a freehold site. The estate has long been mentioned as a collective-sale candidate — this is reported speculation rather than a confirmed deal, but freehold tenure means redevelopment economics do not face a lease top-up overhang. Stress-test entry-price scenarios using our mortgage calculator and property-tax calculator before committing.
- Generous old-stock layouts. 1978 floor plates predate the shoebox era by a wide margin; typical units are large, low-density and set within mature landscaped grounds, which is a scarce profile in CCR today. Benchmark against neighbouring freehold options on the compare tool and the price heatmap.
- Building age is the binding constraint. A 1978 development is approaching 50 years old, with all that implies for plumbing risers, electrical loads, façade waterproofing, lift modernisation and structural-defect cycles; sinking-fund adequacy and recent AGM minutes are non-negotiable diligence items, and the maintenance trajectory is documented in industry guidance from the Building and Construction Authority.
- En-bloc speculation is optionality, not a thesis. Reported collective-sale attempts have surfaced periodically without a completed transaction; buyers underwriting on en-bloc expectations should price the deal as if the en-bloc never happens, then treat any successful sale as upside — the 80 per cent owner-consent threshold under the Land Titles (Strata) Act is high, and historical attempts on large freehold sites have failed as often as they have closed.
- CCR freehold premium is wide. Entry PSF for vintage D10 freehold stock is still meaningfully above OCR and most RCR comparables, so the project is not a value play in absolute terms — the bet is on land scarcity and en-bloc optionality, not yield.
- Rental yield is structurally soft. Large, older CCR layouts typically command rents below the per-square-foot rates of newer, smaller CCR units, which compresses gross yields versus newer launches in the same district.
- Foreign-buyer demand is thinner post-2023. The 60 per cent ABSD rate on foreigners has removed a slice of historic CCR demand, and resale of older large units leans more heavily on Singapore citizen owner-occupier and PR buyer pools.
Sommerville Park fits two specific buyer archetypes, and is a poor fit for most others. The first is a long-horizon Singaporean owner-occupier — typically a family using a Nanyang Primary or Raffles Girls’ catchment thesis — who genuinely wants a low-rise, large-layout freehold home in Holland/Tanglin and is comfortable with old-stock maintenance, sinking-fund top-ups and the lived reality of a 1970s building. The second is a patient land-bank buyer with a 10–15 year horizon who is happy to clip a modest rental yield in the meantime while waiting for an en-bloc cycle, fully accepting that the collective sale may never close. It is a poor fit for a yield-chasing investor, a foreign buyer facing the 60 per cent ABSD wall, or a buyer who needs new-build finishes and shoebox efficiency. The honest framing is: this is a freehold land-bank-plus-lifestyle asset, not a capital-appreciation engine on a stopwatch.
Sommerville Park is best understood as a freehold land bank inside one of Singapore’s most demanded school-and-lifestyle pockets, wrapped in a 1978 building envelope. Buyers should underwrite it on the dirt and the catchment first, the en-bloc optionality second and the rental economics a distant third. The Nanyang Primary, Raffles Girls’ and Holland Village/Tanglin lifestyle case is robust and has worked for decades; the en-bloc case is real but unproven and should sit in the optionality column, not the base case. If the buyer is happy to live in or hold the asset as-is for ten-plus years — pay close attention to AGM minutes, sinking-fund history and recent façade/lift works — the freehold tenure and CCR address provide a defensible floor. Treat any collective sale as a windfall, not a plan.
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.
- Sales data: 71 transactions analysed
- Rental data: 643 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 SOMMERVILLE PARK
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 SOMMERVILLE PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (530m away), an upgrader gap of about $2,500,000
- Queenstown — 4-room average $1,002,705 (630m away), an upgrader gap of about $2,350,000