One hundred and sixty-four rental contracts. Zero recorded sales. That lopsided ledger (as of 2026-07) tells you almost everything about Ardmore Residence — a 58-unit tower on Ardmore Park, one of the most tightly held addresses in District 10, where owners lease their apartments out at S$18,000 to S$45,000 a month and almost never let go of the keys.
Completed in 2013 by Irvine Investments Private Ltd, the development sits in the hushed pocket between Orchard Road and the Tanglin embassy belt. The tenancy data sketches its tenant base plainly: an average rent of S$29,344 a month is corporate-lease territory, the preserve of expatriate executives whose employers write the cheque. The two ISS International School campuses are 70 and 130 metres from the door — closer than most residents' car parks.
For a would-be buyer, this creates an unusual problem. There is deep, well-documented demand to live here, and essentially no public price discovery on what ownership costs. This review works with what the dataset actually records — a rich rental ledger, a silent sales register — and is candid about the gap between the two.
Ardmore Residence belongs to the top shelf of District 10's Core Central Region market, an address band where scarcity is the product. The dataset records it as a 99-year leasehold with roughly 86 years remaining — worth noting on a street better known for freehold trophy holdings. Its active competitors trade at S$1,869 to S$2,946 psf: Skye at Holland averages S$2,946 psf on 666 new-launch sales, freehold Leedon Green S$2,786 psf, and mega-development D'Leedon S$1,869 psf (as of 2026-07). None of those, however, offers a 58-unit boutique format within a ten-minute walk of Orchard MRT — which is precisely the niche Ardmore Residence occupies.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 58-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
It is also worth reading this property against the wider District 10 tape rather than in isolation. Compare its pricing band with the district's median on the price heat map, and check how the Core Central Region segment as a whole has moved before concluding that any single premium or discount here is property-specific — segment-level tides lift and lower every boat in the harbour, and separating the two effects is where most mispricing hides.
Overview & Key Facts
ARDMORE RESIDENCE is a condominium at ARDMORE PARK in District 10 (CCR), developed by IRVINE INVESTMENTS PRIVATE LTD, comprising 58 units, completed in 2013.
Location & Connectivity
ARDMORE RESIDENCE is approximately 720m from Napier MRT station, with 8 stations within 1.5 km.
Schools & Education
17 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 70m |
| ISS International School (Paterson) | International | 130m |
| Chatsworth International School (Orchard) | International | 490m |
| St. Anthony's Primary School | Primary | 620m |
| Methodist Girls' School | Secondary | 740m |
| Methodist Girls' School (Primary) | Primary | 840m |
| Anglo-Chinese School (Primary) | Primary | 980m |
| Nanyang Primary School | Primary | 1.1 km |
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 | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
Lease Analysis
With 86 years remaining on its 99-year lease, ARDMORE RESIDENCE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- At 58 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
This is a strong match for car-owning households and boutique low-density (<100 units). At ~721m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Start with the tenancy ledger, because it is the strongest evidence on file. One hundred and sixty-four rental contracts spanning S$18,000 to S$45,000 a month, averaging S$29,344 (as of 2026-07), represent extraordinary leasing depth for a development of just 58 units — the stock has effectively turned over its tenancies again and again without losing pricing power. For landlords, that is proof of a liquid, premium tenant pool; for owner-occupiers, it is proof the address commands sustained international demand.
The location assembles advantages that rarely coexist. Orchard interchange (NS22/TE14) and Napier station (TE12) are both within 740 metres, Orchard Boulevard (TE13) within 840 metres, and a mall sits about 445 metres away — the dataset's walkability score of 75 reflects errands mostly done on foot. Yet Ardmore Park itself is a cul-de-sac pocket insulated from Orchard Road's traffic and noise.
For families, the school geography is close to unbeatable:
- ISS International School's Preston and Paterson campuses sit 70 and 130 metres away — effectively on the doorstep.
- Chatsworth International School (Orchard) is a 490-metre walk.
- St. Anthony's Primary (620 m), Methodist Girls' School (740 m), Anglo-Chinese School Primary (980 m) and Nanyang Primary (1.11 km) put several of Singapore's most sought-after local schools in range.
Finally, the 58-unit scale delivers what boutique buyers actually purchase: privacy, few neighbours, and a lobby that never feels like a hotel. Buyers weighing the trade-offs of this pocket against other prime clusters can overlay travel times on the commute-time map and compare price intensity across neighbouring streets on the transaction price heatmap before narrowing the shortlist.
The absence of recorded sales is a double-edged fact. The dataset contains no caveats, no PSF benchmarks and no unit-mix pricing for Ardmore Residence (as of 2026-07) — so any offer you make will be negotiated in the dark, anchored to asking prices and neighbouring projects rather than to this building's own trading history. Illiquidity this complete also means an exit could take as long as sellers here have evidently been willing to wait: indefinitely. Cross-check whatever comparables an agent presents against primary URA transaction records before relying on them.
Tenure deserves scrutiny. The dataset records a 99-year framework with roughly 86 years remaining — comfortable today, but a structural disadvantage against the freehold stock that dominates this price tier, and a factor that compounds over a multi-decade hold. On a quantum implied by S$29,000-a-month rents, buyers subject to Additional Buyer's Stamp Duty face very large absolute sums; the stamp duty calculator sizes the all-in entry cost, and current ABSD rates should be confirmed with IRAS directly.
Two smaller cautions. The rental band is wide — S$18,000 to S$45,000 — so revenue depends heavily on which stack, floor and layout you hold; the average flatters some units and understates others. And the en-bloc score of 44 on a 13-year-old, 58-unit building means redevelopment optionality is modest: this is a buy-to-hold asset, not a speculation on a collective sale.
The trailing twelve months produced no recorded sales (as of 2026-07); whoever transacts next writes the new benchmark for all 58 units, which cuts both ways depending on which side of the table you sit.
- ✅ Car-owning households
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
Ardmore Residence is a landlord's exhibit and a valuer's headache. The 164-contract tenancy ledger (as of 2026-07) documents one of the deepest premium rental franchises of any boutique development in District 10 — S$29,344 a month on average, with prints to S$45,000 — while the empty sales register means nobody can tell you, from public data, what a unit is worth. The building's qualities are not in doubt: a cul-de-sac address, international schools within 130 metres, Orchard interchange within 740 metres, and 58-unit privacy.
Shortlist it if you are a patient, well-advised buyer — an owner-occupier planted near the international school belt, or a landlord who wants proven S$25,000-plus tenancy demand and can underwrite the purchase from rental evidence rather than resale comparables. Go in expecting a negotiation without anchors, and holding periods measured in decades, not cycles.
Look elsewhere if you need price transparency, exit liquidity, or freehold tenure at this tier — Leedon Green and its freehold peers trade openly at S$2,786 psf and settle those anxieties for a different set of compromises. Set the alternatives against each other on the side-by-side comparison tool before deciding which uncertainty you would rather own.
One closing discipline matters more here than in high-volume projects: set a hard budget ceiling before the first viewing — boutique holdings reward buyers who can move decisively when the rare right unit appears, and punish those still arranging financing when it does. The affordability calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ARDMORE RESIDENCE?
Is ARDMORE RESIDENCE freehold?
What is the rental yield for ARDMORE RESIDENCE?
Which MRT is nearest to ARDMORE RESIDENCE?
How does it compare with other District 10 developments?
Sources & Next Steps
- ARDMORE RESIDENCE Dashboard — Live charts and analytics
- URA REALIS — 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: 0 transactions
- Rental data: 164 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% 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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HDB Alternatives Nearby
Weighing ARDMORE RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (2 km away)