Coronation Gardens
Overview & Key Facts
CORONATION GARDENS is a 999 yrs lease commencing from 1875 residential development along DUCHESS AVENUE in District 10 (Bukit Timah / Holland). The project comprises a compact development and sits in the established secondary market, placing it in the CCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
CORONATION GARDENS sits less than 400m from Tan Kah Kee — true walk-to-MRT distance that anchors rental demand and capital values. Stations this close materially compress yield versus 800m-plus stock.
Within District 10 (Bukit Timah / Holland), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include National Junior College (0.39km), National Junior College (0.39km), German European School Singapore (0.49km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| German European School Singapore | international | Within 1 km |
| Hollandse School | international | Within 1 km |
| Lycee Francais de Singapour | international | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| Hwa Chong International School | international | ~1.4 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $10,500,000 to $10,500,000, averaging $10,500,000 (~$2,928 psf).
Rents range from $9,500 to $13,000 per month across 3 rental transactions. Current rental yield sits at approximately 1.4%.
Neighbourhood Comparison
Among directly-comparable district projects: SKYE AT HOLLAND at $2,946 psf (+0.6% vs this project); LEEDON GREEN at $2,785 psf (-4.9% vs this project); D'LEEDON at $1,858 psf (-36.5% vs this project). The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CORONATION GARDENS | 999 yrs lease commencing from 1875 | — | — | $2,928 |
| 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 CORONATION GARDENS across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- MRT within 500m — daily commute and rental tenant pool both benefit materially
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: CORONATION GARDENS is a balanced option requiring careful unit selection. The blended editorial score lands at 6.9/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 8–12 years to absorb cycle-driven valuation swings. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.