SPANISH VILLAGE is a freehold development along FARRER ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 226 units and is TOP 1987.
This profile draws on 20 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.
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 SPANISH VILLAGE 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 21 sales and 349 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SPANISH VILLAGE dashboard.
- Average sale price: $2,848,938 across 21 transactions
- Estimated gross rental yield: 1.8%
- District 10 PSF ranking: Mid-range (top 53%)
- Freehold tenure · CCR · D10 · 226 units
About SPANISH VILLAGE
SPANISH VILLAGE is a freehold condominium, located at FARRER ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by GLORY REALTY CO PTE LTD (FAR EAST ORGANIZATION), comprising 226 residential units, completed in 1987.
As a freehold property, SPANISH VILLAGE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SPANISH VILLAGE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $2,072 psf | $1,450,000 |
| 2 BR | 3 | $2,046 psf | $1,593,333 |
| 3 BR | 4 | $2,141 psf | $2,499,500 |
| 4 BR | 12 | $2,042 psf | $3,283,307 |
| 5+ BR | 1 | $2,043 psf | $4,200,000 |
Sales Market Overview
SPANISH VILLAGE has recorded 21 sale transactions with an average transaction price of $2,848,938, ranging from $1,450,000 to $4,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 7 | $1,980 psf | $2,670,000 | — |
| 2023 | 2 | $2,240 psf | $2,935,000 | ↑ 13.1% |
| 2024 | 4 | $2,062 psf | $3,122,200 | ↓ 7.9% |
| 2025 | 5 | $2,062 psf | $2,498,000 | ↓ 0.0% |
| 2026 | 3 | $2,142 psf | $3,429,629 | ↑ 3.8% |
SPANISH VILLAGE ranks in the top 53% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, SPANISH VILLAGE trades 15.7% below the segment benchmark.
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Rental Market Overview
SPANISH VILLAGE has recorded 349 rental transactions with monthly rents averaging $4,373/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 78 | $3,117/mo | $2,000/mo | $4,050/mo |
| 2 BR | 51 | $3,655/mo | $2,400/mo | $5,100/mo |
| 3 BR | 220 | $4,985/mo | $2,500/mo | $7,650/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 67 | $3,362/mo |
| 2022 | 63 | $4,053/mo |
| 2023 | 70 | $4,735/mo |
| 2024 | 57 | $4,675/mo |
| 2025 | 77 | $4,905/mo |
| 2026 | 15 | $4,663/mo |
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Investment Analysis
Based on average rents and sale prices, SPANISH VILLAGE delivers an estimated gross rental yield of 1.8%. 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 | $2,786 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 SPANISH VILLAGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SPANISH VILLAGE
- Farrer Road MRT
- Holland Village MRT
- Tan Kah Kee MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Raffles Girls'
- German European School Singapore
- Swiss School Singapore
Nearby MRT Stations
SPANISH VILLAGE is 310m from Farrer Road MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Road | CC20 | Circle Line | 310m |
| Holland Village | CC21 | Circle Line | 1.2 km |
| Tan Kah Kee | DT8 | Downtown Line | 1.2 km |
| Botanic Gardens | CC19 | Circle Line | 1.3 km |
| Botanic Gardens | DT9 | Downtown Line | 1.3 km |
Nearby Schools
There are 17 schools within 2 km of SPANISH VILLAGE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Raffles Girls' Primary School | Primary | 630m |
| German European School Singapore | International | 910m |
| Swiss School Singapore | International | 1.0 km |
| Hollandse School | International | 1.2 km |
| Lycee Francais de Singapour | International | 1.3 km |
| National Junior College | Secondary | 1.3 km |
| National Junior College | Jc | 1.3 km |
| Nanyang Primary School | Primary | 1.6 km |
| Nanyang Girls' High School | Secondary | 1.6 km |
| Commonwealth Secondary School | Secondary | 1.7 km |
| Chatsworth International School (Bukit Timah) | International | 1.7 km |
| Hwa Chong Institution | Secondary | 1.8 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. Farrer Road sits about 0.31km 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.
Solid facilities scale. 226 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Raffles Girls' Primary School sits about 0.63km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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: SPANISH VILLAGE 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. 20 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 SPANISH VILLAGE?
What is the rental yield for SPANISH VILLAGE?
Is SPANISH VILLAGE 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: 21 transactions analysed
- Rental data: 349 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 SPANISH VILLAGE
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 SPANISH VILLAGE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (120m away), an upgrader gap of about $2,000,000
- Queenstown — 4-room average $1,002,705 (960m away), an upgrader gap of about $1,850,000