Overview & Key Facts
ADAM PARK CONDOMINIUM is a freehold condominium at ADAM ROAD in District 11 (CCR), developed by SHELFORD PROPERTIES PTE LTD, comprising 118 units, completed in 2004.
Location & Connectivity
ADAM PARK CONDOMINIUM is approximately 650m from Botanic Gardens MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Botanic Gardens | Circle Line | 650m |
| Botanic Gardens | Downtown Line | 650m |
| Tan Kah Kee | Downtown Line | 750m |
| Farrer Road | Circle Line | 1.4 km |
Schools & Education
11 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 760m |
| National Junior College | Secondary | 770m |
| National Junior College | Jc | 770m |
| Chatsworth International School (Bukit Timah) | International | 780m |
| SJI International School | International | 930m |
| Raffles Girls' Primary School | Primary | 1.2 km |
| Hollandse School | International | 1.3 km |
| Nanyang Girls' High School | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $2,037 psf | $1,820,000 |
| 3 BR | 10 | $1,960 psf | $2,056,300 |
| 4 BR | 6 | $1,523 psf | $2,421,481 |
| 5+ BR | 4 | $1,132 psf | $2,887,500 |
Market Position
ADAM PARK CONDOMINIUM has recorded 23 sales at an average price of $2,265,299.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ADAM PARK CONDOMINIUM typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $4,192/mo | $1,820,000 | 2.76% |
| 3 BR | $5,074/mo | $2,056,300 | 2.96% |
| 4 BR | $5,211/mo | $2,421,481 | 2.58% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 8 | $1,339 psf | — |
| 2022 | 3 | $1,723 psf | ↑ 28.7% |
| 2023 | 2 | $2,007 psf | ↑ 16.5% |
| 2024 | 4 | $2,002 psf | ↓ 0.2% |
| 2025 | 4 | $1,816 psf | ↓ 9.3% |
| 2026 | 2 | $2,104 psf | ↑ 15.9% |
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ADAM PARK CONDOMINIUM prices sit at a fresh series high after a 15.9% gain on the prior period, now 57.1% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% 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 |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- Only 4 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.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, yield-focused investors and long-term hold (10+ yr). Parking and arterial road access matter more here than walking-distance MRT.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
ADAM PARK CONDOMINIUM is a freehold development in District 11 (CCR), with 118 units, offering a gross yield of 2.4%.
At ~$1,912 psf, it reflects its premium CCR positioning.
Explore the full ADAM PARK CONDOMINIUM dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ADAM PARK CONDOMINIUM against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (600m away), an upgrader gap of about $1,400,000
FAQ
What is the average PSF for ADAM PARK CONDOMINIUM?
Is ADAM PARK CONDOMINIUM freehold?
What is the rental yield for ADAM PARK CONDOMINIUM?
Which MRT is nearest to ADAM PARK CONDOMINIUM?
Sources & Next Steps
- ADAM PARK CONDOMINIUM Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 23 transactions
- Rental data: 126 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 23 records analysed · Source: URA private-sale caveats