Ardmore Ii
Overview & Key Facts
Ardmore II is a 118-unit freehold condominium located on Ardmore Park in District 10, completed in 2010 and developed by Wheelock Properties (Singapore) Ltd. The name and address are inseparable from the development's prestige: Ardmore Park is a private cul-de-sac branching off Ardmore Road near Tanglin, widely regarded as one of Singapore's most exclusive residential addresses — a quiet enclave shielded from the arterial traffic of Orchard Road yet minutes from its amenities. Wheelock Properties, the Singapore-listed subsidiary of Hong Kong's Wheelock and Company, has built its local reputation on a small number of landmark developments: Scotts Square, The Cliveden at Grange, and Ardmore II itself. Each project reflects the same philosophy — ultra-low unit count, premium address, uncompromising specification — and Ardmore II is arguably the purest expression of that vision.
At 118 units on a freehold site in the Ardmore Park enclave, Ardmore II delivers what very few Singapore developments can genuinely claim: address exclusivity that is structural rather than marketing-derived. Ardmore Park is a cul-de-sac. There is no through-traffic. The street itself is a gated, private enclave flanked by a handful of ultra-luxury condominiums — Ardmore Park (by Far East Organization, 330 units, 1998), Ardmore Estates, and Ardmore II. Entry to this street cannot be replicated by any new launch regardless of budget. The land simply does not transact on the open market; when it does, it commands prices that render new supply economically prohibitive at any scale.
The development's 12-month average PSF of S$3,459 places it firmly within Singapore's ultra-luxury tier and mid-table for Ardmore Park specifically, where the Far East Organization's legacy Ardmore Park tower — 330 units, older vintage — transacts at a lower PSF, while newer boutique ultra-luxury peers in the Orchard Road corridor approach and exceed S$4,000 PSF. At an average transacted price of S$6.45 million and a median of S$6.6 million, Ardmore II is not a volume market — it recorded 20 sales transactions in the past 12 months, and 186 rental transactions, reflecting the active expatriate and UHNWI tenant market that defines the Ardmore-Orchard belt.
For buyers evaluating Singapore's ultra-prime residential market, Ardmore II presents a considered case: freehold tenure on Singapore's most exclusive private road, Wheelock's unimpeachable developer credentials, sub-700m connectivity to three MRT stations including the Thomson-East Coast Line's Napier and Orchard Boulevard stations, international school adjacency with ISS International literally next door, and a PSF that — at S$3,459 — is defensible relative to newer ultra-prime alternatives that lack the address, the tenure, or both.
Location & Connectivity
Ardmore II's location advantage operates on two levels: macro-accessibility and micro-exclusivity. At the macro level, the development sits in one of the most transit-connected pockets of Singapore's CCR. Napier MRT (TE11) on the Thomson-East Coast Line is approximately 650 metres away — a 7–9 minute walk via Ardmore Road. Orchard MRT (NS22/TE14), the North South and Thomson-East Coast Line interchange station, is approximately 670 metres — marginally further but offering two-line connectivity and direct access to the Orchard Road commercial belt. Orchard Boulevard MRT (TE13) is 760 metres. At the 1.2 km mark, Newton MRT interchange (NS21/DT11) adds a third line — the Downtown Line — for residents with cross-island commuting needs. This is a genuinely exceptional MRT geometry: three TEL stations within 800 metres, plus the NS/DT interchange at Newton within a 15-minute walk.
At the micro level, Ardmore Park's cul-de-sac geography is the defining residential quality differentiator. The street carries no through-traffic whatsoever — access is exclusively for residents and their guests. This means Ardmore II sits in conditions of near-silence despite being 670 metres from Singapore's busiest shopping and entertainment corridor. The contrast is remarkable: Orchard Road's traffic, retail, and pedestrian density are a 10-minute walk away, yet Ardmore Park itself is as quiet as a private estate.
The school ecosystem within the Ardmore Park catchment is exceptional for an ultra-prime address. ISS International School (Paterson campus) is 110 metres from the development — effectively next door — and the ISS Preston campus is 130 metres. Chatsworth International School (Orchard campus) is 390 metres. These three international schools within 400 metres create a structural rental demand anchor: expatriate families with children in international school programmes represent one of Singapore's most consistent premium rental cohorts, and Ardmore II's proximity to ISS is a direct pipeline into this tenant segment. For Singapore citizens and PRs, St Anthony's Primary (640 metres) and Methodist Girls' School (700 metres) and Methodist Girls' Primary (820 metres) and Anglo-Chinese School Primary (1.07 km) are within the primary school balloting radius.
Lifestyle infrastructure is anchored by the Tanglin Club (approximately 400 metres), the American Club (approximately 800 metres), and Gleneagles Hospital (approximately 900 metres) — three institutions that define the Ardmore-Tanglin belt's identity as Singapore's premium expatriate and UHNWI residential precinct. The Singapore Botanic Gardens UNESCO World Heritage Site is accessible on foot via the Tanglin Gate entrance at approximately 1.2 km, providing a natural amenity buffer that no Orchard Road development can replicate.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | ~1.1 km |
| Nanyang Primary School | primary | ~1.1 km |
Facilities
Ardmore II delivers what buyers at the S$3,459 PSF tier should expect: resort-calibre facilities maintained to the highest standard, designed for a community of 118 households rather than a complex of 500. The facilities brief includes a full-length swimming pool, a separate wading pool, a gymnasium equipped to the standard expected at this price point, a tennis court — rare in a CCR development of this density — function and meeting rooms, a children's play area, and BBQ pavilions. The entire complex operates under 24-hour security with guarded access, CCTV coverage, and a concierge service standard commensurate with Wheelock Properties' positioning.
The facilities advantage at Ardmore II is not merely the list of amenities but the ratio of facilities to residents. At 118 units, the tennis court, pool, and gym are rarely if ever congested. This is the practical lived-experience differentiator between a boutique ultra-luxury development and a mass-market condo where the same facilities serve 500 or 800 households. Residents consistently report that the pool is available at any time of day, the gym is uncrowded even during morning and evening peaks, and the tennis court can be booked with minimal lead time. The facilities are maintained by Wheelock Properties' property management arm, which enforces the upkeep standards the developer's brand demands.
“The facilities are impeccably maintained — the pool, gym, and tennis court feel like private amenities given how few residents share them. Ardmore Park is genuinely one of the quietest addresses in Singapore despite being minutes from Orchard.”
— Resident review via PropertyGuru
The development's landscaping reflects the investment in long-term greenery maturation that a 2010-vintage building benefits from. The tropical gardens and pool deck planting that looked freshly installed at TOP have had 15 years to mature into genuine garden environments — a visual and sensory quality that new launches, however luxuriously specified, cannot purchase. Ardmore II in 2026 is a living development, with a landscape that frames the pool and garden areas in the manner of a private estate rather than a freshly constructed show unit.
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $5,780,000 to $7,068,000, averaging $6,454,900 (~$3,459 psf).
Rents range from $8,000 to $19,000 per month across 188 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 13.1% (from $3,045 to $3,446 psf).
Neighbourhood Comparison
Within the immediate Ardmore Park enclave, the reference comparison is Ardmore Park (Far East Organization, 330 units, 1998, freehold), which transacts at a lower PSF due to its greater unit count, older vintage, and larger unit sizes. For buyers who prefer the larger unit configurations of the 1998-era luxury standard — typically 2,800–3,500 sqft per unit — at a lower PSF entry, Ardmore Park is the logical alternative within the same street. The trade-off is vintage: Ardmore Park is a 1998 building; Ardmore II is 2010, with specifications that are 12 years fresher. The address is identical.
In the broader Orchard Road ultra-luxury corridor, Boulevard Vue (freehold, D10) and Leedon Residence (freehold, D10) represent comparable-tier alternatives with different address profiles. Boulevard Vue is on Cuscaden Road — quieter than Orchard Road but without the cul-de-sac exclusivity of Ardmore Park. Leedon Residence is in the Farrer Road/Leedon Park estate, which offers a different typology: larger site, more units, lower per-unit pricing. Neither matches Ardmore II's specific combination of Ardmore Park address, Wheelock developer pedigree, and sub-700m MRT access.
Among the competing condos provided, the PSF differential is instructive: Skye at Holland (S$2,945 PSF, 99-year, 2024, 666 units), Leedon Green (S$2,784 PSF, freehold, 638 units), D'Leedon (S$1,854 PSF, 99-year, 2010, 1,703 units), Hyll on Holland (S$2,648 PSF, freehold, 319 units), and Fourth Avenue Residences (S$2,465 PSF, 99-year, 2018, 476 units). Ardmore II at S$3,459 PSF commands a substantial premium over all five. The premium is attributable to three structural factors: the Ardmore Park address is non-replicable, the freehold tenure is permanent on a road where any new development is economically impossible, and the unit count of 118 ensures community exclusivity that a 638-unit or 1,703-unit development cannot deliver. Buyers comparing these developments on a PSF basis alone are not comparing equivalent products.
The leasehold versus freehold comparison deserves direct address. Skye at Holland and Fourth Avenue Residences are 99-year leasehold assets. At a 40-year lease remaining, the PSF decay mechanism begins to accelerate materially. An Ardmore II buyer at S$3,459 PSF freehold is buying an asset with no lease decay, no en-bloc pressure horizon, and no mandatory exit timeline. A Skye at Holland buyer at S$2,945 PSF is buying an asset that will require exit planning by the 2080s at the latest. For UHNWI buyers with multi-generational capital preservation objectives, the freehold premium at Ardmore II is not a cost — it is the primary feature of the acquisition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ARDMORE II | Freehold | 2010 | 118 | $3,459 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates ARDMORE II across multiple dimensions.
What Residents Say
“I have lived on Ardmore Park for six years and the street is incomparably quiet for how close it is to Orchard. The ISS school bus stops literally outside the building for my children — we walked to school in two minutes every morning. No condo in Singapore offers this combination.”
— Owner-occupier review via PropertyGuru
“Wheelock Properties manages the building to the highest standard — the common areas, garden, and pool are always immaculate. The management team is responsive and professional in a way that most MCST-managed buildings are not.”
— Resident review via 99.co
“As a senior executive relocated to Singapore, Ardmore II was the only address that made sense for us. The Tanglin Club membership, Gleneagles Hospital for our family healthcare, ISS for our children — everything is within a 10-minute walk. The development is an address, not just a building.”
— Expatriate tenant review via EdgeProp
“The TEL opened up the connectivity completely — Napier station is a 7-minute walk and we can reach Marina Bay or Botanic Gardens directly. For a building completed in 2010, the location has genuinely improved with the new MRT lines.”
— Resident comment via SRX
The resident profile at Ardmore II reflects the development's positioning at the apex of Singapore's luxury residential market: a mix of ultra-high-net-worth Singapore citizens and PRs who value address permanence and freehold capital preservation, and senior expatriate executives — primarily from financial services, multinational corporations, and diplomatic postings — who require the international school proximity, the club membership ecosystem, and the address credibility that Ardmore Park delivers. The community is small, private, and turnover is low by CCR standards — a function of the long-hold orientation of buyers who purchase at this price tier. Resident sentiment is consistently positive on three themes: the Ardmore Park address's absolute quiet, the building management's standards, and the ISS international school proximity as an irreplaceable operational convenience for families.
Strengths & Weaknesses
- Ardmore Park address — Singapore's most exclusive private residential cul-de-sac, structurally non-replicable at any developer budget
- Freehold tenure — permanent title with no lease decay, no en-bloc pressure horizon, no mandatory exit planning
- Wheelock Properties developer pedigree — same developer as Scotts Square and The Cliveden, unimpeachable build quality and management standards
- Three MRT stations within 800m — Napier TE (650m), Orchard NS/TE (670m), Orchard Boulevard TE (760m), plus Newton NS/DT at 1.2km
- ISS International School (Paterson) literally 110m away — unmatched international school proximity for expatriate families with school-age children
- PSF appreciation from S$3,045 to S$3,459 over four years — approximately 13.6% cumulative growth on a 15-year-old building, validating address scarcity thesis
- Resort facilities for 118 units only — tennis court, pool, gym, and gardens function as near-private amenities with zero peak-hour congestion
- Tanglin Club (400m), American Club (800m), Gleneagles Hospital (900m), Singapore Botanic Gardens (1.2km) — defining infrastructure of Singapore's premium expatriate belt
- Thomson-East Coast Line upgrade post-2010 — Napier TE11 and Orchard Boulevard TE13 opened after TOP, materially improving car-lite optionality
- Mature 15-year landscaping — gardens and pool environs have the established tropical maturity that no new launch can replicate regardless of specification budget
- S$6.45M average transaction price — illiquid in absolute dollar terms with a structurally small buyer pool and fewer than 20 annual resale transactions
- 2.42% gross yield — sub-3% rental return is characteristic of ultra-prime CCR but below the threshold for yield-optimised investors; income covers carrying costs only
- 2010 vintage interior specifications — layouts and finishes predate open-concept kitchen-living norms; a design refresh budget of S$200,000–S$400,000 should be factored for full contemporary specification
- Ultra-small 118-unit community — MCST reserves are manageable but major capital expenditure (lifts, waterproofing, facade) is shared across a narrow owner base
- No covered pedestrian connection to MRT — the sub-700m walks to Napier and Orchard stations are exposed to rain without shelter for most of the route
- Ardmore Park is not served by bus directly — the cul-de-sac geography that delivers the quiet address also means all non-MRT vehicular access requires exiting onto Ardmore Road
- CCR ABSD exposure — at S$6.45M average, foreign buyers face 60% ABSD (from Dec 2023), materially restricting the overseas buyer pool that historically supported Ardmore Park pricing
- Building age (15 years) means the next major maintenance cycle — waterproofing, lift replacements, facade work — is approaching within the next 10–15 years
- Limited unit type diversity — no smaller entry-point units available; buyers cannot right-size their entry quantum within the development
Verdict
Ardmore II's investment and lifestyle case is straightforward to articulate but available only to a narrow buyer universe: this is a freehold property on Singapore's most exclusive private residential street, delivered by one of the country's most prestigious developers, with sub-700m connectivity to three MRT stations and international schools literally on its doorstep. The combination of Ardmore Park's cul-de-sac address, Wheelock Properties' pedigree, and the Thomson-East Coast Line's structural connectivity upgrade creates an asset that is genuinely difficult to replicate at any price point.
The capital appreciation narrative is supported by data. PSF grew from S$3,045 to S$3,459 over four years — approximately 13.6% cumulative — on a 15-year-old building whose vintage would, in most other CCR sub-markets, be creating a headwind. At Ardmore Park, vintage is irrelevant to the extent that the address itself is the asset. The freehold title means no lease decay planning is required. The building's 2010 completion means the landscape has matured, the MCST has 15 years of reserves, and the management infrastructure is established.
Ardmore II is among the most defensible luxury residential assets in Singapore: the address cannot be replicated, the tenure is permanent, the developer is irreproachable, and the connectivity profile has improved materially since completion with the Thomson-East Coast Line's Napier and Orchard Boulevard stations.
Against the luxury CCR competitive set, Ardmore II at S$3,459 PSF sits at a measurable discount to brand-new Orchard Road ultra-luxury launches, which have come to market in the S$3,800–S$5,000 PSF range in 2023–2025. Buyers who missed those launches or who prefer the address permanence of Ardmore Park over the specification freshness of a new launch are paying a rational vintage discount for a building that, by any objective measure of address quality, exceeds most of those new entrants. The 2.42% gross yield covers carrying costs at current financing rates and provides a positive income contribution while the capital appreciation thesis plays out.
The principal constraints are unit quantum — at S$6.45 million average, this is an illiquid asset in absolute dollar terms with a small buyer pool — and the 2010 vintage's interior specifications, which will benefit from a design refresh for buyers accustomed to post-2018 open-concept luxury layouts. Neither constraint changes the fundamental thesis: Ardmore II is a permanent-tenure asset on Singapore's most exclusive residential street, available at a discount to replacement cost and to the current ultra-luxury new launch market, with a four-year PSF trend that validates the address's structural resilience.