Botanika
Botanika is a freehold condominium located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), part of the Core Central Region (CCR). The development was completed in 2009 and comprises 34 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
BOTANIKA is a freehold condominium at HOLLAND ROAD in District 10 (CCR), developed by TUAN SING HOLDINGS, comprising 34 units, completed in 2009.
Location & Connectivity
BOTANIKA is approximately 860m from Farrer Road MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Farrer Road | Circle Line | 860m |
| Holland Village | Circle Line | 1.4 km |
| Commonwealth | East-West Line | 1.4 km |
Schools & Education
21 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | International | 360m |
| Raffles Girls' Primary School | Primary | 920m |
| Melbourne Specialist International School | International | 1 km |
| Invictus International School | International | 1.1 km |
| German European School Singapore | International | 1.4 km |
| Tanglin Trust School | International | 1.4 km |
| Commonwealth Secondary School | Secondary | 1.4 km |
| Nanyang Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $2,414 psf | $2,650,000 |
| 4 BR | 1 | $2,287 psf | $3,840,000 |
| 5+ BR | 8 | $2,222 psf | $5,852,500 |
Market Position
BOTANIKA has recorded 11 sales at an average price of $5,087,273.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BOTANIKA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 3 BR | $9,370/mo | $2,650,000 | 4.24% | $354/mo |
| 4 BR | $12,488/mo | $3,840,000 | 3.90% | $325/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 3 | $2,005 psf | — |
| 2023 | 6 | $2,354 psf | ↑ 17.4% |
| 2024 | 1 | $2,380 psf | ↑ 1.1% |
| 2025 | 1 | $2,368 psf | ↓ 0.5% |
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BOTANIKA prices are holding within 0.5% of the 2024 peak, 18.1% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 34 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, international school families, long-term hold (10+ yr) and boutique low-density (<100 units). Parking and arterial road access matter more here than walking-distance MRT.
For freehold / generational hold and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BOTANIKA is a freehold development in District 10 (CCR), with 34 units, offering a gross yield of 2.5%.
At ~$2,368 psf, it reflects its premium CCR positioning.
Explore the full BOTANIKA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BOTANIKA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (760m away), an upgrader gap of about $4,250,000
- Queenstown — 4-room average $1,002,705 (790m away), an upgrader gap of about $4,100,000
FAQ
What is the average PSF for BOTANIKA?
Is BOTANIKA freehold?
What is the rental yield for BOTANIKA?
Which MRT is nearest to BOTANIKA?
Sources & Next Steps
- BOTANIKA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions
- Rental data: 39 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2025 · 11 records analysed · Source: URA private-sale caveats