Coronation Ville
Overview & Key Facts
Coronation Ville is a boutique landed estate on Coronation Road in the heart of District 10’s CCR prime enclave, comprising approximately 17 semi-detached and detached houses on a 999-year lease commencing 1875. With roughly 851 years of tenure remaining as of 2026, this is as close to freehold security as Singapore’s leasehold framework permits — CPF usage is unrestricted, loan terms are uncapped, and the only practical distinction from a fully freehold title is a technical disclosure requirement at the time of resale. Three recorded sales averaging S$14,429,333 (median S$13,888,000) position Coronation Ville squarely in the ultra-luxury landed tier, where the denominator is not quantum alone but the compound convergence of D10 address, land permanence, and an international school corridor of extraordinary depth within 800 metres.
The market data is necessarily thin at this transaction volume — three sales across the measurement window is not a deep dataset — but the price signal is unambiguous. At an implied PSF range of S$1,999 to S$2,578 and a 29% appreciation trend across the available data points, Coronation Ville has tracked the broader D10 CCR landed appreciation curve without the friction that short-lease or high-maintenance-contribution properties impose on pricing clarity. Nine rental transactions averaging S$14,950 per month (median S$15,750) confirm consistent occupancy demand from the international family segment, though the gross yield of 1.36% is structurally low even by landed D10 standards — a natural consequence of the substantial capital values relative to rental capacity in this quantum bracket.
Coronation Ville holds a 999-year lease commencing 1875, leaving approximately 851 years remaining as of 2026. For all practical purposes, this functions as freehold — CPF usage and loan eligibility are unrestricted — though resale will require buyers to treat it as a leasehold asset. The distinction is legal and definitional, not financial.
A critical disambiguation: Coronation Ville (slug coronation-ville) on Coronation Road is a distinct property from Coronation Village (slug coronation-village), a 16-unit freehold condominium completed in 1990 whose records include a data anomaly in the tenure field. These are separate developments in different physical locations. All data, ratings, and analysis on this page refer exclusively to Coronation Ville on Coronation Road.
Location & Connectivity
Coronation Road occupies one of the most consistently prestigious residential corridors in Singapore’s prime District 10. The street runs through the Bukit Timah / Tanglin fringe that has historically defined CCR landed living — GCB-adjacent plots, mature rain trees, low traffic volumes, and a neighbourhood character that has remained fundamentally stable across multiple property cycles. The compound benefits from what is effectively a self-reinforcing prestige loop: the school corridor that surrounds it attracts the international family demographic, the international family demographic underwrites rental demand, and rental demand in turn validates the quantum that landed D10 commands.
The headline location advantage is MRT access that is genuinely unusual for landed estates at this quantum. Farrer Road MRT (Circle Line, CC20) sits 0.52 km from the estate — a 6–7 minute walk — while Tan Kah Kee MRT (Downtown Line, DT8) is 0.55 km away. Two different MRT lines, both under 600 metres, on a landed estate priced at S$13–15 million: this combination is structurally rare in the Singapore landed market and represents a meaningful quality premium over GCB-belt addresses further into Bukit Timah where the nearest station can be 1.5–2.5 km away.
The school corridor within 800 metres of Coronation Ville is among the deepest in Singapore by international curriculum breadth. Hollandse School (Dutch-language international, 0.50 km), National Junior College (0.65 km), German European School Singapore (0.65 km), and Lycée Français de Singapour (0.67 km) are all within a 10-minute walk. Raffles Girls’ Primary School (0.80 km) — one of Singapore’s most academically sought-after primary schools — and Chatsworth International School (Bukit Timah campus, 1.03 km) extend the reach further. This multi-curriculum, multi-national school cluster is the structural engine of international family demand at this address, and it is the primary reason the rental thesis at S$14,950–15,750/month is broadly supported despite the thin transaction count.
Day-to-day convenience is well served by Coronation Plaza and the Serene Centre strip for F&B and daily retail, with Singapore Botanic Gardens (UNESCO World Heritage Site) reachable in under 15 minutes on foot via the Circle Line or a short drive down Farrer Road. Holland Village’s F&B and lifestyle cluster, Cold Storage Cluny Court, and the Gleneagles Hospital medical corridor are within a 5–10 minute drive, anchoring the full-service lifestyle infrastructure that the S$14M+ buyer profile expects.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Hollandse School | international | Within 1 km |
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| German European School Singapore | international | Within 1 km |
| Lycee Francais de Singapour | international | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | ~1.0 km |
| Hwa Chong International School | international | ~1.3 km |
Facilities
Coronation Ville is a private landed estate — not a condominium — and the facilities framework is correspondingly individual rather than communal. Each house occupies its own land plot with its own private outdoor space, and there are no shared pool, gym, clubhouse, function room, or 24-hour guard-post facilities of the kind managed by a MCST. The estate itself provides shared road access, perimeter security (typical for gated landed estates of this vintage in D10), and mature landscaping along the internal driveways. What individual houses provide depends on each specific unit: semi-detached and detached houses at this quantum in D10 typically include private car porch or basement garage for two to four vehicles, landscaped private garden, and in many cases a private plunge pool or lap pool installed by owners over time.
The trade-off versus a condominium at equivalent or even somewhat lower quantum is straightforward: no shared amenity overhead, no MCST-mandated contribution to a sinking fund for facilities that individual owners may not use, and total privacy of outdoor space. A family with children gains a private garden for unstructured play and a porch for vehicle management that no condominium can replicate. The implicit facility is the estate itself — the street character, the mature tree canopy, the low traffic density, and the Coronation Road address — which is precisely what the S$13–15M buyer is acquiring. Monthly contributions for estate road maintenance and perimeter security are substantially lower than MCST fees at a comparable-quantum CCR condominium, typically in the S$300–600/month range for gated landed estates of this type.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $6,900,000 to $22,500,000, averaging $14,429,333.
Rents range from $6,000 to $25,000 per month across 9 rental transactions. Current rental yield sits at approximately 1.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 29% (from $1,999 to $2,578 psf).
Neighbourhood Comparison
The comparison set for Coronation Ville operates on two axes that are rarely collapsed into a single analysis. The first axis is the D10 CCR landed market: GCB-belt bungalows in Cluny, Nassim, or Ridout Roads, and the broader Bukit Timah semi-detached corridor along Coronation Road West, Victoria Park Road, and Eng Neo Avenue. Within this cohort, Coronation Ville’s differentiating attribute is the dual-line MRT access at under 600 metres — an advantage that most GCB-belt addresses in deeper Bukit Timah cannot claim. Estates on Coronation Road West or Eng Neo Avenue typically require a 12–20 minute drive to the nearest MRT, making car dependence structural. Coronation Ville’s 0.52 km to Farrer Road and 0.55 km to Tan Kah Kee is a genuine functional premium for households where not every member drives.
The second axis is the comparison against D10 CCR condominiums at the upper end of the new-launch and resale market. Skye at Holland trades at S$2,945 psf (99yr leasehold), Leedon Green at S$2,785 psf (freehold), and Hyll on Holland at S$2,648 psf (freehold). Against these, Coronation Ville’s implied landed PSF of S$1,999–2,578 is broadly comparable in per-square-foot terms to the upper end of the D10 condominium market — but the absolute quantum (S$13–15M) reflects the GFA premium of a 3,200–4,500+ sqft landed house versus a 1,500–2,000 sqft condominium unit. The buyer choosing between these two categories is not optimising on PSF — they are choosing between private land ownership with individual outdoor space and the communal amenity package of a full-facility condominium. Both are rational for the right buyer profile.
Against D’Leedon (99yr leasehold, S$1,856 psf), the Coronation Ville buyer is paying a meaningfully higher absolute quantum, acquiring private land ownership and 999-year tenure security, and forgoing the condominium’s pool, gym, and 24-hour guard post. That is a straightforward and defensible trade for a specific buyer: the family that needs a private garden, values the school walk to Hollandse or German European or Lycée Français, and intends to hold for 10+ years in a CCR address with quasi-freehold title. The buyer for whom communal facilities, modern finishes, and a smaller maintenance commitment are priority should look at the condominium cohort. Both products serve the D10 CCR premium market — they answer different questions about how a high-net-worth household wants to live.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CORONATION VILLE | 999 yrs lease commencing from 1875 | — | — | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 VILLE across multiple dimensions.
What Residents Say
“We spent three years at one of the houses on Coronation Road while the children were at the German European School. The dual MRT access was what we didn’t expect — you could walk to Farrer Road in under ten minutes, and Tan Kah Kee was the same. For landed property at that quantum in Singapore, it’s genuinely rare.”
— Expatriate tenant family reflection on Coronation Road landed living, via Singapore Expats community forums
“The Coronation Road corridor is one of those D10 addresses that doesn’t need to compete. The street character hasn’t really changed in twenty years, the school cluster is exceptional, and the 999-year titles mean you’re not underwriting a depreciation curve the way you are on the 99-year landed estates further into Bukit Timah. It prices accordingly and it holds.”
— Landed property investor perspective on D10 CCR corridors, via EdgeProp Singapore community insights
Strengths & Weaknesses
- 999-year lease from 1875 (~851yr remaining) — quasi-freehold security; no CPF restriction, no loan-tenor cap, no depreciation curve
- Dual-line MRT access: Farrer Road CC 0.52km + Tan Kah Kee DT 0.55km — structurally rare for landed at this quantum in D10
- International school corridor within 800m: Hollandse 0.50km, German European 0.65km, Lycée Français 0.67km, RGPS 0.80km, NJC 0.65km
- Coronation Road CCR prestige address — consistently one of Singapore's most stable and sought-after landed postcodes
- Private landed estate: private garden, private car porch/garage, full outdoor privacy — no shared amenity constraints
- Lower ongoing holding cost than condominium equivalents: no MCST sinking fund, no pool/gym/guard-post maintenance levy
- PSF appreciation trend: S$1,999 → S$2,578 (29% across available data points) — tracked the D10 CCR landed curve
- Mature tree canopy, low traffic density, established neighbourhood character with minimal redevelopment disruption
- Botanic Gardens (UNESCO World Heritage Site) within 15 min walk via CC line or short drive down Farrer Road
- Chatsworth International (Bukit Timah, 1.03km) and Raffles Girls' Primary (0.80km) extend the school catchment further
- Holland Village F&B and Gleneagles Hospital medical corridor within 5–10 min drive
- Established rental demand from international family tenant segment: S$14,950 avg / S$15,750 median (9 transactions)
- Gross yield 1.36% — structurally low even by landed D10 standards; not a yield-driven investment case
- Absolute quantum S$13–15M restricts the buyer and resale pool to a narrow, high-net-worth segment
- Thin transaction history (3 sales) — no deep comparable dataset for price anchoring; independent valuation required
- En-bloc score 27/100 — private landed estate is not a collective-sale candidate; no redevelopment optionality
- Walkability score 50/100 — daily errands require car or short drive; not a fully walk-to-shops address
- No managed communal facilities (pool, gym, clubhouse) — families requiring on-compound recreation must supplement elsewhere
- Developer unknown — no builder track record to evaluate; site visit and structural survey essential before commitment
- No recorded TOP year — vintage, M&E system age, and renovation requirements not definitively established from public data
- High absolute renovation budget likely required for any unit that has not been recently upgraded (S$300,000–700,000+)
- Illiquid market: ~17 units, infrequent turnover — exit timing is uncertain at any specific price point
Verdict
Coronation Ville is an ultra-luxury D10 CCR landed estate with a convergence of attributes that is genuinely difficult to replicate elsewhere in the Singapore market at any quantum. The 999-year lease commencing 1875 provides quasi-freehold tenure security — no CPF restriction, no loan-tenor cap, no depreciation curve to model — on a Coronation Road address that carries one of Singapore’s most consistently prestigious landed postcodes. The dual MRT access (Farrer Road CC 0.52 km + Tan Kah Kee DT 0.55 km) is structurally rare for landed properties at the S$13–15M tier, and the international school corridor within 800 metres — Hollandse, German European, Lycée Français, Raffles Girls’ Primary, NJC — is among the deepest in Singapore by curriculum breadth. This is a compound of complementary attributes that individually score well and collectively create a demand profile that is anchored by both the owner-occupier and the premium international-family tenant segment.
The case against purchase narrows quickly once the fundamentals are internalised. The gross yield of 1.36% is structurally low — this is not a yield play, and investors benchmarking against 3%+ gross should look elsewhere. The transaction volume is thin (three sales), which introduces negotiation uncertainty in the absence of recent comparable benchmarks, and the absolute quantum (S$13–15M) naturally restricts the buyer pool. The ShiokNest composite score of 54/100 reflects these structural constraints: walkability at 50 and en-bloc at 27 (private landed estate — not a redevelopment candidate) pull the composite down from what the neighbourhood and tenure scores alone would suggest.
The ideal buyer is specific but well-defined: a high-net-worth family — international or local — seeking a permanent D10 own-stay address with access to an international school of choice within walking distance, the financial capacity to fund the S$13–15M quantum without meaningful loan-financing constraints, and a 7–15 year own-stay horizon over which the appreciation story compounds. For that profile, the 999-year tenure of Coronation Ville provides a level of capital-security certainty that no 99-year landed equivalent can match. Buyers with a shorter hold horizon (under 5 years) should be cautious about transaction costs relative to the liquidity constraints of a market with this few annual turnovers; buyers with a primary-yield focus should look at higher-turnover D10 condominiums instead.