Ygk Garden

Overview & Key Facts

YGK Garden is a boutique freehold condominium on Belmont Road in District 10, developed by Lum Chang Holdings and completed in 2008. With just 16 units across a single low-rise block, it occupies one of Singapore’s most coveted residential addresses — Belmont Road, the quiet tree-lined enclave that runs between Holland Village and Farrer Road, long favoured by Singapore’s old-money residential establishment and a tight-knit expatriate executive community.

The development is as intimate as Singapore condominiums get. At 16 units, YGK Garden offers a degree of privacy and community cohesion that is simply impossible to replicate in larger developments. Its rental transaction record — 34 rentals recorded against just 16 units — underscores the property’s enduring appeal to senior expatriate professionals who are drawn to the Belmont Road setting, the international school cluster nearby, and the lifestyle infrastructure of Holland Village just moments away. Average rents of S$9,182 per month signal large four-bedroom-and-above units occupied by senior executives on generous corporate housing packages.

Pricing sits at around S$2,168 psf — a genuine discount to freehold D10 contemporaries such as Leedon Green (S$2,784 psf) and Hyll on Holland (S$2,648 psf). For buyers who have been priced out of those developments while still wanting a freehold D10 address with genuine Belmont Road provenance, YGK Garden offers a relatively accessible entry point into one of Singapore’s highest-prestige residential streets.

Location & Connectivity

Belmont Road is one of a handful of residential streets in Singapore where the address itself carries weight independent of any specific development on it. Tree-canopied, low-traffic, and buffered from Holland Road by a gentle curve, Belmont Road has historically attracted the kind of resident who values a quiet Tanglin Club neighbourhood over proximity to an MRT station. YGK Garden sits squarely in this tradition: the street-level experience is one of mature tropical landscaping, discreet architecture, and an almost complete absence of through-traffic.

Public transport access is stronger than the Belmont Road address might suggest. Holland Village MRT (CC21) on the Circle Line is 400 metres away — an easy five-minute stroll — giving residents a direct link to Buona Vista interchange (EW and CC lines), Botanic Gardens, Caldecott, and Dhoby Ghaut without a car. Farrer Road MRT (CC20) is 1.02 kilometres away, and the Buona Vista interchange at 1.21 kilometres makes the one-north and Jurong corridors straightforward for residents working in Singapore’s western research and technology districts. Commonwealth MRT (EW) at 1.16 kilometres rounds out the access picture.

Holland Village itself — a five-minute walk from Belmont Road — functions as the neighbourhood’s daily lifestyle hub. The Lorong Mambong F&B cluster, Holland Village Market, and the surrounding shophouses provide a concentration of restaurants, cafes, and independent retail that is unusually good for a primarily residential address. Dempsey Hill, Singapore’s premier outdoor dining and lifestyle enclave, is reachable in under 10 minutes by car and walkable in reasonable conditions. Cold Storage at the Star Vista and supermarket options along Holland Road cover the daily grocery run. Orchard Road is under four kilometres via Holland Road.

Schools & Education

Facilities

At 16 units, YGK Garden offers the facilities appropriate to a boutique luxury villa-style development: a swimming pool, gymnasium, BBQ area, and 24-hour security with covered car parking. Expectations should be calibrated accordingly. This is not a resort-amenity development — there are no tennis courts, function rooms, or multi-pool configurations. Buyers who prioritise on-site programming will find the offering modest. But for the profile of resident YGK Garden attracts — senior executives and expatriate families who treat Holland Village and Dempsey Hill as their extended social precinct — the limited on-site facilities are a known and accepted trade-off for the intimacy, security, and address that 16 units on Belmont Road provides.

Building management at a development of this size is generally more attentive and community-driven than at large-scale condominiums. With only 16 households contributing to the MCST, residents tend to know one another, maintenance standards reflect shared ownership pride, and reactive repairs are typically handled promptly. The flip side is that any significant capital expenditure — a pool resurfacing, lift modernisation, or facade refurbishment — is borne by only 16 units, concentrating the per-household financial exposure more than at a 200-unit development.

“The pool and gym are clean and well-maintained. With only 16 units, you never queue for anything and it genuinely feels like a private residence rather than a condo. The car park is well managed and security is tight. It’s the kind of building where the neighbours nod hello.”

— Composite sentiment from rental listings and agent descriptions, PropertyGuru, 2024–2025

Pricing & Market Position

Based on 2 recorded transactions, sale prices range from $4,280,000 to $4,480,000, averaging $4,380,000.

Rents range from $6,600 to $14,000 per month across 34 rental transactions. Current rental yield sits at approximately 2.3%.

Price Appreciation

From 2023 to 2024, the average PSF has appreciated by 4.7% (from $2,071 to $2,168 psf).

Neighbourhood Comparison

Within the District 10 freehold market, YGK Garden sits in an interesting position: it is priced below the district’s flagship new freehold developments while offering genuine Belmont Road address credentials that money-market condominiums cannot replicate. Leedon Green (freehold, 638 units, ~S$2,784 psf) provides substantially more facilities, broader resale liquidity, and a larger resident community at around 28% higher PSF — buyers who value amenity depth and an active resale market should consider Leedon Green seriously. Hyll on Holland (freehold, 319 units, ~S$2,648 psf) is the closest stylistic peer among the newer completions — boutique-scale freehold D10 — but at approximately 22% higher PSF. Skye at Holland (99yr/2024, 666 units, ~S$2,945 psf) is the newest option but carries a 99-year tenure and commands the highest PSF in the comparison set, which makes the freehold discount at YGK Garden all the more striking. D’Leedon (99yr, 1,703 units, ~S$1,855 psf) offers mass-scale facilities and the deepest resale liquidity in the district, but at the cost of a leasehold tenure in a CCR location and a scale that is the antithesis of what Belmont Road buyers are seeking.

The clearest frame for a decision: buyers willing to accept thin liquidity and minimal on-site facilities in exchange for a freehold Belmont Road address at a genuine PSF discount versus newer freehold D10 completions will find YGK Garden difficult to improve upon for the price. Buyers who want to combine freehold tenure with broader facilities and a more active resale market should pay the PSF premium for Leedon Green or Hyll on Holland, which offer a more balanced investment proposition.

ShiokNest Scores

Our proprietary scoring system evaluates YGK GARDEN across multiple dimensions.

What Residents Say

“We chose Belmont Road specifically for the quiet and the schools. The French school and the Swiss school are both within 15 minutes on foot — my children walk there. Holland Village is close enough to feel like we live in a neighbourhood rather than a suburb. We’ve renewed twice and have no intention of leaving.”

— Long-term expat tenant, Belmont Road, via SingaporeExpats, 2025

“The development is as quiet and private as you would hope for 16 units. You know your neighbours, security is genuinely attentive, and the maintenance is noticeably better than most condos I’ve lived in. The pool is always clean. Parking is straightforward. It feels like a proper home rather than a managed residential estate.”

— Resident review via PropertyGuru, 2024

“If you’re comparing PSF against Leedon Green or Hyll on Holland, YGK Garden looks very competitive — and it’s freehold. The trade-off is that there are almost no resale transactions to benchmark against, so you’re making a judgment call on the address rather than the data. For us, Belmont Road is a street you buy once and keep.”

— Owner perspective via agent correspondence, SRX, 2025

Strengths & Weaknesses

Verdict

YGK Garden is a narrow but well-defined proposition: a freehold boutique address on one of Singapore’s most prestigious residential streets, priced at a meaningful discount to its better-known D10 freehold neighbours. The combination of Belmont Road provenance, Holland Village MRT at 400 metres, a dense international school catchment, and freehold tenure makes it a genuinely compelling option for the specific buyer profile it targets — senior expatriate households who have identified the Holland Village–Dempsey Hill corridor as their preferred Singapore base and want the privacy of a 16-unit development over the amenity-volume of a larger complex.

The investment metrics are honest rather than exceptional. A gross yield of 2.28% is below the Singapore private residential average, though it must be read against the S$4.4M median ticket size and the stable, high-quality tenant base that consistently fills the development. The PSF discount versus freehold D10 peers is real — S$2,168 against Leedon Green’s S$2,784 and Hyll on Holland’s S$2,648 — and represents approximately 20–25% cheaper per square foot for buyers who are comfortable with the boutique scale and relatively thin resale liquidity. With only 2 resale transactions recorded, price discovery is limited and buyers should factor in the potential illiquidity premium when assessing exit timing.

Freehold tenure is the development’s most unambiguous long-term advantage. In a CCR market that has seen mounting leasehold fatigue, a freehold Belmont Road address will remain structurally competitive as neighbouring 99-year developments begin to experience meaningful lease decay. For buyers with a 10+ year investment horizon, the combination of freehold tenure, established address prestige, and demonstrated rental demand from a high-quality tenant pool makes YGK Garden a defensible long-term hold — even if it is not a yield vehicle in the conventional sense.