STUDIO 3 is a freehold development along SHANGHAI ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 66 units and is TOP 2005.
This profile draws on 7 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.
At roughly 21 years from TOP, STUDIO 3 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 STUDIO 3 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 7 sales and 108 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STUDIO 3 dashboard.
- Average sale price: $1,574,429 across 7 transactions
- Estimated gross rental yield: 2.9%
- District 10 PSF ranking: Value tier (top 77%)
- Freehold tenure · CCR · D10 · 66 units
About STUDIO 3
STUDIO 3 is a freehold condominium, located at SHANGHAI ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by FORTUNE DEVELOPMENT PTE LTD, comprising 66 residential units, completed in 2005.
As a freehold property, STUDIO 3 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STUDIO 3:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,993 psf | $1,105,000 |
| 2 BR | 3 | $1,950 psf | $1,721,000 |
| 3 BR | 1 | $1,483 psf | $1,548,000 |
| 4 BR | 1 | $1,414 psf | $2,100,000 |
Sales Market Overview
STUDIO 3 has recorded 7 sale transactions with an average transaction price of $1,574,429, ranging from $1,050,000 to $2,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,833 psf | $1,618,000 | — |
| 2022 | 1 | $1,483 psf | $1,548,000 | ↓ 19.1% |
| 2023 | 1 | $2,000 psf | $1,765,000 | ↑ 34.9% |
| 2024 | 3 | $1,781 psf | $1,643,333 | ↓ 10.9% |
| 2025 | 1 | $2,072 psf | $1,160,000 | ↑ 16.4% |
STUDIO 3 ranks in the top 77% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, STUDIO 3 trades 25.7% below the segment benchmark.
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Rental Market Overview
STUDIO 3 has recorded 108 rental transactions with monthly rents averaging $3,739/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 56 | $3,116/mo | $2,350/mo | $4,000/mo |
| 2 BR | 52 | $4,411/mo | $2,800/mo | $6,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $3,048/mo |
| 2022 | 27 | $3,606/mo |
| 2023 | 15 | $4,260/mo |
| 2024 | 21 | $4,094/mo |
| 2025 | 21 | $3,895/mo |
| 2026 | 3 | $3,600/mo |
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Investment Analysis
Based on average rents and sale prices, STUDIO 3 delivers an estimated gross rental yield of 2.9%. 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 STUDIO 3 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STUDIO 3
- Great World MRT
- Orchard Boulevard MRT
- Havelock MRT
- Orchard MRT
- Tiong Bahru MRT
- Gan Eng Seng Primary School
- Kheng Cheng School
- Gan Eng Seng School
Nearby MRT Stations
STUDIO 3 is 710m from Great World MRT (Thomson-East Coast Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 710m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 890m |
| Havelock | TE16 | Thomson-East Coast Line | 1.0 km |
| Orchard | NS22 | North-South Line | 1.1 km |
| Tiong Bahru | EW17 | East-West Line | 1.1 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.1 km |
| Somerset | NS23 | North-South Line | 1.4 km |
| Napier | TE12 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of STUDIO 3, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | Primary | 720m |
| Kheng Cheng School | Primary | 750m |
| Gan Eng Seng School | Secondary | 750m |
| River Valley Primary School | Primary | 990m |
| CHIJ (Kellock) | Primary | 1.1 km |
| Tanglin Secondary School | Secondary | 1.1 km |
| Henderson Secondary School | Secondary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| ISS International School (Paterson) | International | 1.6 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Methodist Girls' School | Secondary | 1.6 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.
Walking-distance MRT. Great World is about 0.71km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 66 units, STUDIO 3 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. Gan Eng Seng Primary School sits about 0.72km 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 7 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": "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": "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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: STUDIO 3 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. 7 transactions in URA REALIS 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 STUDIO 3?
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Is STUDIO 3 freehold or leasehold?
How far is the nearest MRT from STUDIO 3?
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How does STUDIO 3 compare to other projects in the district?
What stamp duty applies for a foreign buyer of STUDIO 3?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 108 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 STUDIO 3
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.