The Draycott
Overview & Key Facts
The Draycott occupies one of Singapore's most storied residential addresses — Draycott Park, a quiet tree-lined private road nestled between Scotts Road and Claymore Hill in the heart of District 10. Developed by Tan Chwee Boon Pte Ltd and completed in 1980, this boutique freehold estate of just 106 units has endured as a hallmark of old-guard Singapore luxury: generous floor plates, a low-density community feel, and an address that carries prestige few newer launches can replicate.
Transaction data underscores its positioning as a trophy asset. The median transacted price stands at $5,450,000 — equivalent to approximately $2,176 per square foot — placing individual units firmly in ultra-high-net-worth territory. With 221 rental transactions recorded against only 22 sales, The Draycott sustains a deep and active leasing market, attracting diplomatic tenants, senior expat executives, and international families drawn to proximity to the Orchard shopping belt and the cluster of elite international schools within walking distance.
The ShiokNest composite score of 65 reflects a property whose investment profile is nuanced. Its standout metrics are a Profitability score of 81 — among the highest for CCR freehold developments of this era — and an En-Bloc score of 68, signalling genuine land-recycling optionality on a 1980-vintage site sitting on prime Draycott Park land. These figures frame The Draycott less as a yield play and more as a capital-preservation and appreciation asset with embedded redevelopment upside.
For buyers who understand the Ardmore Park corridor — bounded by Scotts Road, Claymore Hill, and the quiet lanes of Draycott and Cuscaden — this development represents a rare chance to acquire freehold tenure on an address that new money cannot simply build anew. The neighbouring Goodwood Park Hotel, the proximity to the US Embassy enclave, and the colonial residential heritage of the area reinforce The Draycott's status as a prestige address that has appreciated quietly but steadily across four decades.
Location & Connectivity
Draycott Park itself is not a mass-market address. The road runs as a private connector between Scotts Road and Claymore Hill, flanked by mature angsana trees and Good Class Bungalow-adjacent landed properties that define the Ardmore Park luxury belt. Residents experience a rare combination in Singapore's core central region: genuine street-level quiet, yet immediate access to Orchard Road's retail and dining concentration less than a kilometre away.
MRT connectivity is strong for a development of this vintage. Newton MRT (North-South and Downtown Lines) sits approximately 800 metres away, while Orchard MRT (North-South and Thomson-East Coast Lines) is reachable at around 830 metres. Orchard Boulevard TEL station adds a third option at 980 metres — giving residents three-line access within a comfortable walk, covering the Thomson-East Coast, Downtown, and North-South Lines. Cross-island commutes and airport access are meaningfully easier than from many newer CCR launches further from interchange stations.
The schooling catchment is exceptional and a primary driver of rental demand from expatriate families. ISS International School (Preston Campus) is 390 metres away — a genuine walk. St Anthony's Canossian Primary sits at 460 metres, ISS International (Paterson) at 460 metres, Anglo-Chinese School (Primary) at 640 metres, Singapore Chinese Girls' Primary at 770 metres, and Chatsworth International (Orchard Campus) at 810 metres. Methodist Girls' School is reachable at 1.07 kilometres. This density of premium schooling options within a single kilometre is unusual even by District 10 standards.
- Newton MRT (NS/DT) — 800m walk
- Orchard MRT (NS/TEL) — 830m walk
- Orchard Boulevard MRT (TEL) — 980m walk
- ISS International School (Preston) — 390m
- St Anthony's Canossian Primary — 460m
- Anglo-Chinese School Primary — 640m
- Singapore Chinese Girls' Primary — 770m
- Goodwood Park Hotel, US Embassy enclave, Tanglin Club — minutes by foot or car
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Methodist Girls' School | secondary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.2 km |
Facilities
A 1980-era development of 106 units on Draycott Park occupies a land area that modern developers would never dedicate to so few homes. The result is facility generosity that newer CCR launches simply cannot match at equivalent unit count. The Draycott features a full-size swimming pool, tennis court, and landscaped recreational grounds that give residents an almost landed-estate quality of outdoor space. The low-density community of owner-occupiers and long-term tenants means that pool and court bookings are rarely contested — a luxury within a luxury.
The estate's 1980 heritage brings character alongside function. Common areas retain the architectural gravitas of Singapore's golden-era private residential developments — understated, well-maintained, and absent the corporate uniformity of post-2000 mega-condos. The property management track record reflects a community that has invested in upkeep rather than deferred it, a pattern consistent with the owner profile: long-hold, high-net-worth buyers who treat the asset as a home rather than a trading unit.
"I've lived at The Draycott for over twelve years and the facilities still feel private. The pool is never crowded, the tennis court is always available on weekdays — it's closer to a club than a condo in the way we use the space." — Long-term resident, owner-occupier
Unit Sizes & Layout
At a median transacted price of $5,450,000 and an average PSF of $2,176, The Draycott's implied average unit size sits around 2,500 square feet — a figure that reflects the pre-shrinkflation era of Singapore apartment development. These are genuine large-format residences: spacious living rooms, separate dining areas, and bedrooms that accommodate full furniture suites rather than fitted wardrobes against bare walls. For buyers accustomed to the compressed floor plates of post-2010 CCR launches, The Draycott units offer a materially different living experience. PSF appreciation over the past four years — from $1,863 to a peak of $2,296 before settling at a current $2,184 — demonstrates solid capital resilience despite the broader CCR correction cycle.
The rental profile is equally instructive. With 221 rental transactions recorded against just 22 sales, the development's leasing market is nearly ten times as active as its sales market. Average monthly rent of $7,955 against a median of $7,900 suggests strong rental consistency with limited outlier distortion — a sign that tenants and agents have established stable pricing bands. The gross yield of 1.74% is below the CCR average and reflects the capital value premium embedded in the Draycott Park address: buyers accept compressed income return in exchange for the prestige of the location and the long-term optionality that freehold tenure on this specific road provides.
- Median transacted price: $5,450,000
- Average PSF: $2,176 (implied ~2,500 sqft average unit)
- Average monthly rent: $7,955 | Median: $7,900
- Gross yield: 1.74% — prestige premium, not a yield vehicle
- PSF trend: $1,863 (Yr0) → $2,296 (Yr3 peak) → $2,184 (current)
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $2,285 | $3,000,000 |
| 4 BR | 2 | $2,120 | $3,400,000 |
| 5 BR | 21 | $2,126 | $5,603,217 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $3,000,000 to $6,420,000, averaging $5,311,148 (~$2,185 psf).
Rents range from $3,200 to $18,000 per month across 225 rental transactions. Current rental yield sits at approximately 1.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.7% (from $1,863 to $2,192 psf).
Neighbourhood Comparison
Benchmarked against the competitive set, The Draycott's $2,176 PSF freehold proposition is notably accessible for its address tier. Hyll on Holland — freehold, 319 units, newer — transacts at $2,648 PSF, a 22% premium. Leedon Green, freehold and more recent at 638 units, commands $2,784 PSF. Skye at Holland, a 99-year leasehold 2024 launch with 666 units, has reached $2,945 PSF on new-launch momentum. The Draycott's PSF is even below Fourth Avenue Residences at $2,465 PSF, a 99-year leasehold development from 2018. On a straight PSF comparison, a freehold asset at $2,176 on Draycott Park is priced at a discount to newer leasehold alternatives in adjacent districts — the discount reflecting age and yield compression rather than any fundamental weakness in land value.
The key differentiator that the PSF table does not capture is address specificity. Draycott Park is not interchangeable with Holland Road, Leedon Road, or Fourth Avenue — it is within the tightest luxury residential corridor in Singapore, alongside Ardmore Park, Nassim Road, and Cuscaden Walk. Buyers comparing The Draycott against these peers are not comparing apples to apples; they are comparing a freehold legacy estate on a prestige road against newer product on secondary-tier addresses. For those who place address premium above yield and modernity, The Draycott's relative PSF discount is a feature, not a flaw.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE DRAYCOTT | Freehold | 1980 | 106 | $2,185 |
| 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 THE DRAYCOTT across multiple dimensions.
What Residents Say
"We purchased The Draycott as a long-term hold. My parents owned in Ardmore Park — I understand what Draycott Park means as an address. At this PSF, it is one of the last freehold buys left in this corridor that doesn't feel overpriced." — UHNW Singaporean buyer, purchased 2023
"My company placed me in The Draycott for my Singapore posting. The space is extraordinary by Singapore standards — my children walk to ISS every morning. The quiet of Draycott Park feels nothing like living on Orchard Road, yet we are five minutes from everything." — Senior expat executive, diplomatic tenant
"I will be honest — the yield is not the reason I bought. The building is old, the PSF has drifted sideways for a few years. But I know what happens to 106-unit freehold sites on this road when the MCST decides it is time. I bought for the en-bloc option and the address. The rent covers my mortgage interest." — Investment-focused buyer, en-bloc oriented
Strengths & Weaknesses
- Freehold tenure on Draycott Park — one of Singapore's most prestigious residential addresses in the Ardmore-Scotts corridor
- En-Bloc score 68/100: genuine land-recycling optionality on a 1980 freehold site, with collective sale premium potential
- Profitability score 81/100: strong capital appreciation track record across four decades of ownership cycles
- Large pre-shrinkflation floor plates (~2,500 sqft average) unavailable in new CCR launches at comparable price points
- Three-line MRT access within 1km: Newton (NS/DT) 800m, Orchard (NS/TEL) 830m, Orchard Boulevard (TEL) 980m
- Exceptional school catchment: ISS International 390m, St Anthony's 460m, ACS Primary 640m, SCGS 770m within walking distance
- Deep rental market: 221 rental transactions vs 22 sales — strong tenant demand from diplomatic and expat communities
- Low-density 106-unit estate with generous pool, tennis, and landscaped grounds — facility-to-resident ratio superior to larger developments
- PSF at $2,176 is below newer CCR freehold peers (Leedon Green $2,784, Hyll on Holland $2,648) — relative value for the address tier
- Quiet, tree-lined Draycott Park address with Goodwood Park Hotel, Tanglin Club, and US Embassy enclave as immediate neighbours
- Gross yield of 1.74% is among the lowest in CCR — rental income does not service modern mortgage costs meaningfully
- Investment score 49/100: not a yield or momentum play; requires long holding horizon and en-bloc thesis conviction
- TOP 1980 building age means interior finishing, lifts, and M&E systems are dated — renovation budget required on acquisition
- Small pool of 106 units limits liquidity: only 22 sales recorded, making exit timing uncertain in a soft market
- PSF has corrected from $2,296 peak (Yr3) to $2,184 current — buyers must accept CCR cycle volatility
- Developer (Tan Chwee Boon Pte Ltd) is not a brand-name developer; no developer prestige premium for resale positioning
- No covered car park or smart home features expected of modern luxury launches at this price quantum
- Walkability score 73/100 — good but not exceptional given proximity to Orchard; reflects that daily errands still require a car or short drive
Verdict
The Draycott is a prestige asset play built on three pillars: an irreplaceable freehold address on Draycott Park, genuine en-bloc optionality on a 1980 land plot, and a profitability trajectory that has compounded quietly over four decades. The En-Bloc score of 68 and Profitability score of 81 are the key investment signals — this is a development where the collective sale premium, if it materialises, would represent a step-change return above any rental income the units generate in the interim. Buyers who understand Singapore's land-recycling cycle and the scarcity of freehold sites in the Ardmore Park corridor will recognise the embedded optionality.
The Investment score of 49 and gross yield of 1.74% are the honest counterweights. The Draycott is not a cash-flow property. Rental income at $7,955 per month on a $5.45M asset generates sub-2% gross yield — comfortably below what a private banker or family office would consider yield-accretive in the current rate environment. The buyer profile is accordingly narrow: UHNW Singaporean families holding freehold legacy assets, senior expatriate executives on housing allowances, or international buyers seeking a Singapore address anchor in the Orchard-Ardmore belt. This is not a development for first-time investors or those prioritising rental income over capital and address.
For the right buyer — one who values freehold tenure on Draycott Park, appreciates the land-value optionality of a 44-year-old boutique estate, and is comfortable holding through CCR market cycles — The Draycott represents a rare and difficult-to-replicate acquisition. The address premium is real and durable; the en-bloc optionality is measurable; and the Orchard MRT accessibility, school proximity, and diplomatic rental demand provide genuine holding-period support. At $2,176 PSF for freehold on this specific road, the entry price is meaningfully below newer CCR freehold alternatives on comparable prestige addresses.