Dragon View Park
Overview & Key Facts
Dragon View Park is a boutique freehold strata terrace and bungalow development tucked along Jalan Mutiara in District 10 — one of Singapore’s most sought-after Core Central Region addresses. Completed in 2012, the development comprises 56 units arranged along a quiet cul-de-sac that borders the Kim Seng Road corridor, with the Singapore River and its riverside promenade less than a kilometre away. The name “Dragon View” reflects the aspirational branding common to premium boutique projects of that era; Jalan Mutiara itself translates from Malay as “Pearl Street” — a fitting address for a development positioned at the upper end of the CCR strata landed market.
Unit sizes range from approximately 2,466 sqft for the standard terrace configuration up to 3,758 sqft for the larger bungalow-type units — a scale that distinguishes Dragon View Park from the condominium apartments that populate most of District 10. For buyers seeking freehold landed-lifestyle living with the security and lower maintenance of a strata cluster, this is a rare format in an area where most alternatives are either full landed on open market or high-density condominiums.
Transaction volume is modest by design — only 3 caveated sales in the ShiokNest records period, averaging S$6.85 million and ranging from S$5.89 million to S$8.38 million. This low liquidity is intrinsic to boutique strata landed: owners seldom sell, and when they do, the pool of buyers capable of committing at the S$6 million-plus price point is naturally smaller. The flip side is that Dragon View Park’s PSF appreciation — from S$2,260 to S$2,547, a 13% gain — has been steady, supported by the perennial scarcity of freehold strata landed in CCR.
Location & Connectivity
Dragon View Park’s MRT accessibility is exceptional by strata landed standards. The Thomson-East Coast Line (TEL) transformed connectivity for Jalan Mutiara residents when it opened: Great World MRT (TE15) is 0.73 km away, Orchard Boulevard MRT (TE13) is 0.78 km, and Orchard MRT interchange (NS22/TE14) is 0.96 km. Residents have three TEL stations within a one-kilometre radius — a connectivity density that most CCR condominiums would envy. Havelock MRT (TE16) adds a fourth option just over 1.1 km away.
The Great World City mall is directly at Great World MRT — Cold Storage, cinema, food court, and a broad retail mix are five minutes’ walk from the front gate. Robertson Quay, with its concentration of restaurants, wine bars, and riverside cafes, is a 12-minute walk along the Singapore River. Clarke Quay is similarly accessible. For residents who drive, the Central Expressway (CTE) onramp at Clemenceau Avenue is under 5 minutes, placing the CBD at 8–10 minutes in off-peak conditions and Orchard Road at 4–5 minutes.
The immediate neighbourhood along Jalan Mutiara is predominantly low-density residential: a mix of strata landed clusters, conservation bungalows, and boutique condominiums. The absence of major arterial traffic on the street itself makes it one of the quieter pockets in the River Valley planning zone — surprisingly serene given its proximity to the Orchard corridor. Kim Seng Road and River Valley Road frame the wider area, both well-served by buses and providing additional bus connectivity to the city core.
For families with school-age children, the catchment is strong. Kheng Cheng School is 0.77 km away, with River Valley Primary School at 1.02 km and CHIJ Kellock at 1.06 km — all within Phase 2B balloting distance. The proximity to Chatsworth International School (1.09 km) is also relevant for expatriate families who commonly occupy CCR strata landed properties.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| River Valley Primary School | primary | ~1.0 km |
| CHIJ (Kellock) | primary | ~1.1 km |
| Tanglin Secondary School | secondary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.1 km |
| Henderson Secondary School | secondary | ~1.3 km |
Facilities
As a boutique strata terrace and bungalow cluster, Dragon View Park’s shared facilities are intentionally scaled to complement rather than replicate the condo lifestyle. The development is designed around the strata landed model: each unit benefits from private outdoor space and multi-storey living, with communal facilities typically limited to landscaped common areas, guard-house security, and the perimeter infrastructure of the gated enclave. This format trades the amenity breadth of a full condominium — no 50m lap pool, no tennis court, no gym — for the greater privacy, space, and individuality that attracts landed-lifestyle buyers. Residents seeking swimming and gym facilities have convenient options at Great World City (0.73 km) and the Robertson Quay precinct, where private fitness studios have grown substantially since the TEL opened.
The key amenity at Dragon View Park is arguably the location itself: the River Valley / Kim Seng promenade, the Singapore River’s recreational trail, and the Fort Canning Hill park network are all accessible on foot. For buyers comparing strata terrace living to a large CCR condominium, the trade-off is explicit — fewer on-site facilities, but more living space per dollar, no resort-scale maintenance fees, and a private-house character that pool-and-gym condominiums cannot replicate.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $5,890,000 to $8,380,000, averaging $6,850,000.
Rents range from $4,000 to $15,000 per month across 10 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2022 to 2024, the average PSF has appreciated by 12.7% (from $2,260 to $2,547 psf).
Neighbourhood Comparison
Dragon View Park occupies a distinct product category in D10 — strata terrace/bungalow cluster — that does not directly compete with the CCR condominiums that dominate public price benchmarks. Against the freehold condominium market, Leedon Green (S$2,785 psf, freehold) and Hyll on Holland (S$2,648 psf, freehold) are the nearest comparable CCR freehold benchmarks, both in the Holland Road sub-market. Dragon View Park at S$2,260–2,547 psf is broadly in line with these — the slight PSF discount reflects the boutique cluster format and lower liquidity rather than any locational deficit.
Skye at Holland (S$2,945 psf, 99-year) and D’Leedon (S$1,856 psf, 99-year) illustrate the leasehold discount within D10: at similar or lower PSF, buyers in those projects acquire leasehold tenure and condominium-format units sized 700–2,000 sqft, against Dragon View Park’s 2,466–3,758 sqft freehold terraces. The comparison is ultimately between two very different propositions — condo convenience and amenity breadth versus strata landed space and freehold permanence. For buyers at the S$6 million-plus budget in D10 CCR, Dragon View Park is one of the few options that delivers genuine landed-scale living within three TEL stations of the CBD.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| DRAGON VIEW PARK | Freehold | — | — | — |
| 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 DRAGON VIEW PARK across multiple dimensions.
What Residents Say
“Living in Dragon View Park feels like having a proper house in the city — the terrace has three floors, a private garden, and you can literally walk to Great World MRT in under 10 minutes. It’s the best of both worlds for a family that doesn’t want to be in Bukit Timah or the East Coast.”
— Resident, via EdgeProp community
“The quietness of Jalan Mutiara is something we didn’t expect for a D10 address so close to Orchard. River Valley Primary within walking distance, Robertson Quay 15 minutes on foot — the location works very well for our lifestyle.”
— Owner, via Singapore property forum
Strengths & Weaknesses
- Freehold tenure — permanent ownership in CCR D10
- Three TEL MRT stations within 1 km (Great World 0.73km, Orchard Blvd 0.78km, Orchard 0.96km)
- Generous unit sizes: 2,466–3,758 sqft — 2–3× larger than comparable CCR condos
- Private multi-storey terrace format with outdoor space per unit
- Quiet cul-de-sac setting despite proximity to Orchard and River Valley
- Great World City mall at Great World MRT — Cold Storage, F&B, cinema at doorstep
- Robertson Quay / Clarke Quay riverside dining and lifestyle within walking distance
- Strong school catchment — Kheng Cheng 0.77km, River Valley Primary 1.02km, CHIJ Kellock 1.06km
- Chatsworth International School 1.09km — relevant for expatriate occupiers
- Boutique 56-unit scale — low-density, private community atmosphere
- PSF appreciation of 13% (S$2,260 to S$2,547) on limited but consistent transaction evidence
- Gated enclave with 24-hour security — security standard of landed cluster
- Very thin liquidity — only 3 transactions in the data period; exit may require patience
- Gross yield of 1.67% is low — acquisition is capital appreciation play, not income
- High absolute entry price (S$5.89M–S$8.38M) limits buyer universe
- No on-site facilities (no pool, gym, tennis) — residents rely on nearby commercial options
- Developer information not publicly documented — limited development provenance
- ShiokNest investment score 42/100 — not a yield or short-term capital gains vehicle
- En-bloc score 27/100 — insufficient age and unit count to be near-term en-bloc candidate
- Limited transaction comparables — PSF benchmarking is less reliable than high-volume projects
- Maintenance fees for strata landed cluster applicable even without resort-scale amenities
Verdict
Dragon View Park is a niche proposition — but a compelling one for the right buyer. Freehold strata terrace in CCR D10, three TEL stations within 1 km, the River Valley lifestyle precinct at the doorstep, and unit sizes that dwarf anything available in the adjacent condominium market. For families who want genuine space, multi-generational living potential, private outdoor areas, and the prestige of a D10 CCR freehold address without the full overhead of an open-market landed home, this cluster ticks a distinctive set of boxes.
The financial case is more nuanced. At S$6–8 million entry, the buyer pool is thin, and the gross rental yield of 1.67% (average rent S$8,425/month, typical for expatriate house rentals in this corridor) reflects the reality that large strata units in CCR are acquired primarily for capital appreciation and lifestyle rather than income. The ShiokNest investment score of 42/100 captures this correctly: Dragon View Park is not a yield vehicle. It is a long-duration freehold hold in one of Singapore’s most undersupplied strata landed micromarkets.
The en-bloc probability score of 27/100 is consistent with a recently completed (2012) freehold development with 56 units — not yet old enough for an en-bloc premium, and freehold status means there is no lease-decay urgency that typically accelerates collective sales. The walkability score of 71/100 is strong for a strata landed product: the TEL has meaningfully improved the pedestrian MRT equation. Buyers who can sustain the entry quantum and are comfortable with low liquidity will find Dragon View Park a rare and durable CCR asset.