Fourteen units. Rents of up to S$31,000 a month. Not one recorded sale. Ashley Green, a 1996 CapitaLand Residential development tucked into Bukit Sedap Road in District 10, is the kind of address that appears in tenancy databases and almost nowhere else — eleven rental contracts averaging S$25,491 a month (as of 2026-07) attest to who lives here, while the empty sales register attests to how rarely anyone leaves.
The rent level does the profiling for you. A S$19,000-to-S$31,000 monthly band is senior-expatriate territory, and the geography explains the demand: the Australian International School is an 820-metre walk, the Hwa Chong campuses sit within 1.2 kilometres, and Henry Park Primary — one of the west's most contested school catchments — is 1.28 kilometres away.
For a buyer, Ashley Green is therefore a study in asymmetric information. The leasing market prices this enclave with total confidence; the sales market offers no evidence at all. Add a lease with roughly 69 years remaining and a 30-year-old building carrying a High en-bloc score of 66, and you have one of the more intriguing — and least analysable — files in District 10. This review maps what is known and is blunt about what is not.
Ashley Green belongs to the hushed western reaches of District 10, closer to Dover and the education belt than to the Orchard end of the Core Central Region. The dataset records a 99-year framework with about 69 years remaining — a meaningful distinction in a district where the reference stock splits sharply by tenure. Active peers give the pricing landscape: Skye at Holland averages S$2,946 psf, freehold Leedon Green S$2,786 psf, Hyll on Holland S$2,649 psf, Fourth Avenue Residences S$2,467 psf and mega-scale D'Leedon S$1,869 psf (as of 2026-07). Where Ashley Green would print within that band is unknowable from public data — precisely the buyer's problem and, occasionally, the buyer's opportunity.
Overview & Key Facts
ASHLEY GREEN is a condominium at BUKIT SEDAP ROAD in District 10 (CCR), developed by CAPITALAND RESIDENTIAL, comprising 14 units, completed in 1996.
Location & Connectivity
ASHLEY GREEN is approximately 1270m from Dover MRT station.
| Station | Line | Distance |
|---|---|---|
| Dover | East-West Line | 1.3 km |
Schools & Education
14 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 820m |
| Hwa Chong Institution | Secondary | 1.1 km |
| Hwa Chong Institution (JC) | Jc | 1.1 km |
| Hwa Chong International School | International | 1.2 km |
| Singapore University of Social Sciences | Tertiary | 1.2 km |
| Henry Park Primary School | Primary | 1.3 km |
| Singapore Polytechnic | Tertiary | 1.4 km |
| Ngee Ann Polytechnic | Tertiary | 1.6 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 69 years remaining on its 99-year lease, ASHLEY GREEN still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The 14-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, international school families and cpf-only buyers. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), en-bloc speculators and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The tenancy evidence is small but emphatic. Eleven contracts between S$18,900 and S$31,000 a month, averaging S$25,491 (as of 2026-07), put Ashley Green's rents in the top tier of Singapore leasing — remarkable for a 14-unit, 30-year-old development. Tenants paying that much are buying the enclave: privacy, garden scale, and a school run measured in minutes.
The education geography is the engine. Within walking or short-drive range the dataset records:
- Australian International School — 820 metres, close enough to walk.
- Hwa Chong Institution, its JC section and Hwa Chong International — 1.14 to 1.19 kilometres.
- Henry Park Primary — 1.28 kilometres, with the catchment implications families will recognise.
- Singapore University of Social Sciences, Singapore Polytechnic and Ngee Ann Polytechnic — 1.22 to 1.6 kilometres, feeding a durable tertiary rental pool.
Daily essentials hold up better than the quiet setting suggests: a supermarket sits about 426 metres away — the walkability screen awards it full marks — with a park at 510 metres. The neighbourhood-level trade-offs are easy to explore on the walkability and scores map.
Then there is the redevelopment card. An en-bloc score of 66 — rated High — reflects a 30-year-old building of just 14 units in the Core Central Region, the small-owner-base profile where collective agreement is most achievable. Paired with rental income already at S$25,000-a-month averages, an owner can genuinely be paid to wait. And exclusivity here is not marketing: fourteen households on Bukit Sedap Road is about as private as strata living gets; the pocket's setting among the west's low-density streets is visible at a glance on the commute-time map when weighing the location against the CBD run.
Begin with the lease, because it frames everything. Roughly 69 years remain on the recorded 99-year framework (as of 2026-07). That is above today's key financing and CPF thresholds, but the margin narrows each year — the dataset's own persona screen tells CPF-reliant buyers to verify usage limits against the 60-year rule, and current rules should be confirmed directly with the CPF Board. Model how tenure erosion compounds over a long hold with the lease decay calculator before assuming the en-bloc option rescues the arithmetic; a High score of 66 is probability-weighted hope, not a contract.
The absence of any recorded sale is the second structural issue. There is no PSF benchmark, no quantum reference, no momentum series — a buyer negotiates against asking prices and cross-district guesswork, and a seller may wait indefinitely for the one purchaser who wants exactly this. Illiquidity of this depth cuts both ways at exit, too: fourteen units cannot generate a market on demand.
Transit is the honest lifestyle gap. The only station in the recorded set is Dover (EW22) at 1.27 kilometres — beyond comfortable daily walking — and the nearest mall is over five kilometres away. This is a car household's address, full stop. Finally, respect the small-strata economics: fourteen owners fund every lift overhaul, repaint and waterproofing cycle on a building now three decades old, so monthly contributions and special levies will run heavier per household than large-development owners are used to.
- ✅ Families with young children
- ✅ International school families
- ✅ Car-owning households
- ✅ CPF-only buyers
- ⚠️ En-bloc speculators
- ⚠️ Foreign / ABSD-aware buyers
Ashley Green is a private club with no published membership fee. The recorded evidence — S$25,491 average monthly rents across eleven contracts, an 820-metre walk to the Australian International School, fourteen units, zero sales (as of 2026-07) — describes an asset the leasing market values lavishly and the sales market has simply never tested in this dataset's window. The 69-year lease and the High en-bloc score of 66 sit in genuine tension: one argues the asset is quietly wasting, the other that it may be spectacularly recycled.
Shortlist it if you are a school-driven family or a patient investor with the advisory bench to negotiate without comparables — and the balance sheet to treat the purchase as a long, income-cushioned option on the Bukit Sedap enclave. The rent roll pays you handsomely to hold while the lease and en-bloc clocks run against each other.
Look elsewhere if you need transit, transparency or a defined exit: Dover station is 1.27 kilometres away, the price is whatever one negotiation says it is, and fourteen units will never give you liquidity. Benchmark the alternatives — Leedon Green's freehold S$2,786 psf, Fourth Avenue's S$2,467 psf — on the side-by-side comparison tool so you know exactly what the transparent market charges before you bid on the opaque one.
One closing discipline matters more here than in high-volume projects: with roughly 69 years left on the lease, the asset sits on a slope that steepens with time — chart where your intended exit year lands on that curve before anchoring to today's pricing. The lease decay calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ASHLEY GREEN?
Is ASHLEY GREEN freehold?
What is the rental yield for ASHLEY GREEN?
Which MRT is nearest to ASHLEY GREEN?
Sources & Next Steps
- ASHLEY GREEN 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: 11 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 ASHLEY GREEN against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (820m away)
- Clementi — 4-room average $838,557 (1.4 km away)
- Kallang/whampoa — 4-room average $882,887 (1.7 km away)