Every single one of Ardmore Three's thirteen recorded sales is a four-bedroom apartment. Not most — all of them, averaging S$6,156,222 at S$3,480.68 per square foot, in a band running from S$5.1 million to S$7.7 million (as of 2026-06). Few buildings in Singapore are this much of a single-product proposition: an 84-unit freehold tower on Ardmore Park that sells one thing, at one tier, to one kind of buyer.
That clarity is refreshing in a market of mixed unit ladders and studio-padded launches. It also concentrates the analysis. There is no entry-level stack to hedge with, no one-bedder yield play buried in the mix. You are either in the market for a S$6 million four-bedroom home in the Core Central Region, or Ardmore Three is simply not addressed to you.
What makes the file interesting right now is the tempo. Six transactions cleared in the trailing twelve months (as of 2026-06) — an unusually brisk rate for a boutique freehold at this quantum, and nearly half the building's entire recorded history compressed into a single year. Whether that reflects opportunity or owners quietly heading for the exit is the question this review works through.
Within District 10's prime market, Ardmore Three trades at the 95th percentile — S$3,480 psf lifetime average against active peers that top out far lower: Skye at Holland at S$2,946 psf, freehold Leedon Green at S$2,786 psf, Hyll on Holland at S$2,649 psf, and mega-scale D'Leedon at S$1,869 psf (as of 2026-06). None of those is a true comparable; they are Holland-corridor family condominiums, while Ardmore Three sells the Ardmore Park address itself, in freehold, at 84-unit density. The premium of S$500 to S$1,600 psf over the district's next tier is, in effect, the recorded market price of that scarcity.
Overview & Key Facts
ARDMORE THREE is a freehold condominium at ARDMORE PARK in District 10 (CCR), developed by , comprising 84 units.
Location & Connectivity
ARDMORE THREE is located in District 10. Check the dashboard for full transport connectivity data.
Market Position
ARDMORE THREE has recorded 13 sales at an average price of $6,156,222.
Ranks in the top 5% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $3,292 psf | — |
| 2022 | 2 | $3,129 psf | ↓ 5.0% |
| 2023 | 2 | $4,161 psf | ↑ 33.0% |
| 2024 | 1 | $3,527 psf | ↓ 15.2% |
| 2025 | 1 | $3,358 psf | ↓ 4.8% |
| 2026 | 5 | $3,440 psf | ↑ 2.5% |
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From the 2023 high, ARDMORE THREE prices have given back 17.3% — still 4.5% above the 2021 baseline. The most recent period recovered 2.5%, so the pullback may be finding a floor.
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 |
What Could Work Against You
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: multi-generational families, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). Larger unit configurations or dual-key layouts make this viable for 3-generation households.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors and first-time hdb upgraders — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Freehold tenure at the top of District 10 is the anchor asset. On a S$6 million quantum, the absence of lease decay is not a slogan — it is what allows a family to treat the apartment as permanent capital, transferable across generations without a clock running in the background. The dataset's persona analysis flags exactly this: multi-generational households and buyers with 10-year-plus horizons are the natural constituency, and the uniform four-bedroom format gives them usable space rather than a trophy layout.
Liquidity, by boutique-luxury standards, is genuinely good. Six caveats in twelve months from an 84-unit register (as of 2026-06) is a turnover rate many far larger prime projects fail to match, and it gives buyers something rare at this tier: fresh, same-year price discovery. The five 2026 transactions averaged S$6,116,000 at S$3,440 psf — you know, within a narrow band, what the market is paying this year.
The rental ledger is deep for a building this size. One hundred and nine contracts between S$7,500 and S$18,000 a month, averaging S$12,021 (as of 2026-06), document a persistent corporate-family tenant pool. That matters even to owner-occupiers: it is the safety valve that lets a family post the unit for lease rather than sell into a soft patch.
The price history also shows resilience where it counts. From S$3,292 psf averages in 2021 the building printed S$4,161 psf across 2023's two sales, and today's S$3,426 psf trailing average (as of 2026-06) still stands above the 2021-2022 base. Buyers mapping how Ardmore Park sits within the wider prime landscape can survey the tier on the luxury segment map, and anyone weighing rent-versus-hold economics on a S$6 million asset should put real numbers through the investment cash-flow calculator rather than trust rules of thumb.
The near-term price trend is soft, and honesty requires saying so. The dataset records momentum at -4.8 per cent year-on-year, and the arc of annual averages tells the same story: S$4,161 psf across 2023's sales, S$3,527 in 2024, S$3,358 in 2025, S$3,440 across five sales in 2026 (as of 2026-06). Owners who bought at the 2023 highs are, on these averages, still underwater. The brisk recent volume can be read two ways — returning demand, or a queue of sellers meeting the market — and the data alone cannot settle which.
Yield is thin. At a computed 2.34 per cent gross (as of 2026-06), the rental income barely engages with financing costs at prevailing rates; this is a capital-preservation asset, not an income asset, and buyers should verify their debt-servicing headroom against the prevailing TDSR framework published by the Monetary Authority of Singapore.
Entry friction is severe for non-citizens. The dataset's persona screen flags meaningful ABSD exposure at the S$6.1 million average quantum — for foreign buyers the duty alone runs to seven figures; size it precisely with the stamp duty calculator before falling in love with a floor plan. Two further gaps deserve note: the dataset records neither a completion year nor a developer for this project, and the en-bloc score of 44 offers no meaningful redevelopment optionality. Buy the building for what it is today, verified through your own due diligence — not for what a dataset cannot tell you about its provenance.
- ✅ Multi-generational families
- ✅ Freehold / generational hold
- ✅ Long-term hold (10+ yr)
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Yield-focused investors
Ardmore Three is a pure expression of one idea: freehold four-bedroom family scale on one of Singapore's most exclusive residential streets. The recorded numbers give the idea a fair price — S$3,480 psf lifetime average, S$6.16 million typical quantum, a 109-contract rental ledger averaging S$12,021 a month, and six fresh caveats in the past year to anchor negotiations (as of 2026-06).
Shortlist it if you are buying permanence: a multi-generational family or long-horizon holder for whom the 2.34 per cent yield is irrelevant and the -4.8 per cent year-on-year drift is, if anything, a negotiating aid. The 2026 prints averaging S$6.1 million sit usefully below the 2023 peak — patient capital gets to buy the same building at a friendlier basis than owners paid two years ago.
Walk away if your money needs to work — the yield maths say this asset stores wealth rather than generates it — or if a seven-figure ABSD bill applies to you and materially changes the total cost. Before committing either way, set Ardmore Three against Leedon Green and the Holland-corridor freeholds on the side-by-side comparison tool: the S$700 psf gap between them is the price of the address, and only you can decide whether the address is worth it.
One closing discipline matters more here than in high-volume projects: at 2.34% gross (as of 2026-06), the income case only survives contact with real outgoings if your entry price is disciplined — model the net position before viewing, not after. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ARDMORE THREE?
Is ARDMORE THREE freehold?
What is the rental yield for ARDMORE THREE?
Sources & Next Steps
- ARDMORE THREE 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: 13 transactions
- Rental data: 109 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 13 records analysed · Source: URA private-sale caveats
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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