Duchess Manor
Duchess Manor is a 999-year leasehold condominium located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), part of the Core Central Region (CCR). The development was completed in 2006 and comprises 52 units, on a lease that commenced in 1875. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
DUCHESS MANOR is a 999 yrs lease commencing from 1875 condominium at DUCHESS ROAD in District 10 (CCR), developed by IVORY INVESTMENTS PTE LTD, comprising 52 units, completed in 2006.
Location & Connectivity
DUCHESS MANOR is approximately 130m from Tan Kah Kee MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 130m |
| Farrer Road | Circle Line | 790m |
| Botanic Gardens | Circle Line | 920m |
| Botanic Gardens | Downtown Line | 920m |
| Sixth Avenue | Downtown Line | 1.3 km |
Schools & Education
14 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 260m |
| National Junior College | JC | 260m |
| German European School Singapore | International | 490m |
| Hollandse School | International | 530m |
| Chatsworth International School (Bukit Timah) | International | 650m |
| Lycee Francais de Singapour | International | 760m |
| Raffles Girls' Primary School | Primary | 880m |
| Hwa Chong International School | International | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $2,362 psf | $1,500,000 |
| 2 BR | 1 | $2,100 psf | $1,695,000 |
| 3 BR | 4 | $2,348 psf | $2,402,222 |
| 4 BR | 1 | $1,968 psf | $3,050,000 |
Market Position
DUCHESS MANOR has recorded 7 sales at an average price of $2,264,841.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at DUCHESS MANOR 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 |
|---|---|---|---|---|
| 1 BR | $3,183/mo | $1,500,000 | 2.55% | $212/mo |
| 2 BR | $4,443/mo | $1,695,000 | 3.15% | $262/mo |
| 3 BR | $5,455/mo | $2,402,222 | 2.72% | $227/mo |
| 4 BR | $7,111/mo | $3,050,000 | 2.80% | $233/mo |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 4 | $2,178 psf | — |
| 2024 | 1 | $2,323 psf | ↑ 6.6% |
| 2025 | 2 | $2,393 psf | ↑ 3.0% |
Loading chart data...
DUCHESS MANOR prices sit at a fresh series high after a 3.0% gain on the prior period, now 9.9% 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.
Loading chart data...
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 52 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
The profile fits mrt-walkable commuters, p1 school balloting families, international school families and freehold / generational hold best. MRT proximity is the standout commute feature for daily transit users.
For long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for cpf-only buyers — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
DUCHESS MANOR is a 999 yrs lease commencing from 1875 development in District 10 (CCR), with 52 units, offering a gross yield of 3.0%.
At ~$2,393 psf, it reflects its premium CCR positioning.
Explore the full DUCHESS MANOR dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing DUCHESS MANOR against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (480m away), an upgrader gap of about $1,400,000
- Queenstown — 4-room average $1,002,705 (2 km away), an upgrader gap of about $1,250,000
FAQ
What is the average PSF for DUCHESS MANOR?
Is DUCHESS MANOR freehold?
What is the rental yield for DUCHESS MANOR?
Which MRT is nearest to DUCHESS MANOR?
Sources & Next Steps
- DUCHESS MANOR 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: 7 transactions
- Rental data: 67 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2025 · 7 records analysed · Source: URA private-sale caveats