Madison Residences
Located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), Madison Residences is a freehold condominium in the Core Central Region (CCR). Completed in 2012, the development comprises 56 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
MADISON RESIDENCES is a freehold condominium at BUKIT TIMAH ROAD in District 10 (CCR), developed by KEPPEL LAND REALTY PTE LTD, comprising 56 units, completed in 2012.
Location & Connectivity
MADISON RESIDENCES is approximately 470m from Stevens MRT station, with 6 stations within 1.5 km.
Schools & Education
17 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 680m |
| Singapore Chinese Girls' School (Primary) | Primary | 740m |
| St. Joseph's Institution | Secondary | 940m |
| ISS International School (Preston) | International | 940m |
| ISS International School (Paterson) | International | 1 km |
| Nanyang Girls' High School | Secondary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| Nanyang Primary School | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $2,456 psf | $3,848,667 |
| 5+ BR | 1 | $2,113 psf | $6,800,000 |
Market Position
MADISON RESIDENCES has recorded 7 sales at an average price of $4,270,286.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $2,154 psf | — |
| 2022 | 2 | $2,316 psf | ↑ 7.5% |
| 2025 | 2 | $2,635 psf | ↑ 13.8% |
| 2026 | 1 | $2,637 psf | ↑ 0.1% |
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MADISON RESIDENCES prices sit at a fresh series high, now 22.4% 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 2 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 56 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, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. Located ~475m from Stevens MRT, this property is a comfortable daily walk for transit commuters.
For empty nesters / downsizers and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
yield-focused investors and short-term flippers (<5 yr) should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
MADISON RESIDENCES is a freehold development in District 10 (CCR), with 56 units, offering a gross yield of 2.5%.
At ~$2,636 psf, it reflects its premium CCR positioning.
Explore the full MADISON RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MADISON RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $3,400,000
- Toa Payoh — 4-room average $929,793 (1.9 km away), an upgrader gap of about $3,350,000
FAQ
What is the average PSF for MADISON RESIDENCES?
Is MADISON RESIDENCES freehold?
What is the rental yield for MADISON RESIDENCES?
Which MRT is nearest to MADISON RESIDENCES?
Sources & Next Steps
- MADISON RESIDENCES 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: 60 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 7 records analysed · Source: URA private-sale caveats