Picture the collective-sale watcher's ideal specimen: a 41-year-old freehold of exactly six units, on Jalan Ampang in District 10, half a kilometre from Hwa Chong Institution, scoring 72 — firmly in the High band — on our en-bloc screen. Astridville is that specimen, almost to caricature. Completed in 1985 by Villa D'Este Pte Ltd, it is less a condominium than a private compound with a strata title, and its investment case reads entirely differently from anything else on a typical District 10 shortlist.
The transaction record is correspondingly rarefied. Four sales since 2021, ranging from S$3.15 million to S$5.4 million, average out at S$3.94 million and S$1,541 psf (as of 2024-09) — a unit rate roughly half of what Leedon Green's freehold stock commands. Five rental contracts averaging S$7,664 a month round out the picture. Nothing has traded since September 2024, which for a six-unit register is less alarming than it sounds: with this few owners, years of silence are the norm, and a single sale rewrites the price history.
In the Core Central Region hierarchy, Astridville occupies the deep-value, deep-scarcity corner. Its recorded S$1,541 psf average places it around the 7th percentile of District 10 pricing (as of 2024-09), in a neighbourhood where Skye at Holland launched at S$2,946 psf and freehold Leedon Green averages S$2,786 psf. The discount is not mispricing so much as product: a 1985 build with six large units trades on land value and redevelopment potential, not on clubhouse renders. The District 10 price dashboard frames just how unusual this entry point is for the Tanglin–Holland belt.
Age is context, not verdict. At roughly 41 years since completion, the sensible questions are practical: when were the lifts last overhauled, what is the state of the waterproofing, and has the management council kept maintenance fees realistic rather than artificially low? A well-run older building routinely outlives its younger, poorly-governed neighbours in both livability and resale performance — the AGM paper trail tells you which kind this is.
Overview & Key Facts
ASTRIDVILLE is a freehold condominium at JALAN AMPANG in District 10 (CCR), developed by VILLA D'ESTE PTE LTD, comprising 6 units, completed in 1985.
Location & Connectivity
ASTRIDVILLE is approximately 1090m from Holland Village MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Holland Village | Circle Line | 1.1 km |
| Sixth Avenue | Downtown Line | 1.1 km |
Schools & Education
11 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | Secondary | 520m |
| Hwa Chong Institution (JC) | Jc | 520m |
| Hwa Chong International School | International | 580m |
| Lycee Francais de Singapour | International | 830m |
| Hollandse School | International | 1.0 km |
| Australian International School | International | 1.3 km |
| National Junior College | Secondary | 1.5 km |
| National Junior College | Jc | 1.5 km |
Market Position
ASTRIDVILLE has recorded 4 sales at an average price of $3,935,000.
Ranks in the top 93% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,349 psf | — |
| 2022 | 1 | $1,573 psf | ↑ 16.7% |
| 2023 | 1 | $1,624 psf | ↑ 3.2% |
| 2024 | 1 | $1,619 psf | ↓ 0.3% |
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ASTRIDVILLE prices are holding within 0.3% of the 2023 peak, 20.1% above the 2021 starting level.
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
- Only 0 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.
- At 6 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1985, the development is over 41 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, quiet sanctuary seekers and long-term hold (10+ yr). Suits households with a car who value parking access alongside MRT proximity.
foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The en-bloc thesis is the marquee strength, and here the ingredients are close to textbook. Age of 41 years scores maximum points on our screen; six units make an 80% consensus arithmetic of five owners; freehold title in the Core Central Region maximises redevelopment appeal. The overall score of 72 sits well into the High band (as of 2024-09). None of this guarantees a collective sale — but few sites this small carry the profile this cleanly. Track the plot-ratio context on the Master Plan map to follow the story.
The address itself is quietly formidable. Jalan Ampang sits 0.52km from Hwa Chong Institution and its JC campus, 0.58km from Hwa Chong International, 0.83km from the Lycee Francais de Singapour and 1.02km from the Hollandse School — a concentration of elite and international schooling that few Singapore addresses can rival. Holland Village MRT on the Circle Line is 1.09km away, with Sixth Avenue on the Downtown Line at 1.14km.
The unit economics also deserve note. Recorded transactions are all five-bedroom-scale, averaging S$3.94 million at S$1,541 psf (as of 2024-09) — enormous floorplates by CCR standards, at a unit rate that leaves substantial headroom against every modern comparable in the district. Recorded psf has firmed from S$1,349 in 2021 to S$1,619 by 2024. And with five rental contracts averaging S$7,664 monthly, the holding cost of waiting for the en-bloc story can be partially offset, even if the implied 2.34% gross yield is a by-product rather than the point. Model the carry with the cash-flow calculator before committing.
Everything attractive about Astridville is also what makes it illiquid and speculative. Four sales in the recorded window and none in the trailing twelve months (as of 2024-09) means price discovery is essentially frozen; the S$5.4 million print of 2021 and the S$3.15 million print of 2022 bracket a 40% spread that reflects unit differences as much as market movement. Any bank valuation, and any exit, will involve negotiation in an information vacuum — verify what little caveat history exists directly with URA.
The en-bloc outcome is binary and slow. If a collective sale never materialises, you own a 41-year-old building with six owners sharing every roof, plumbing and structural bill — capital-expenditure exposure that a large condominium's sinking fund would absorb. Gross yield of 2.34% offers thin compensation while you wait, and a S$3.9 million average quantum in the CCR carries meaningful stamp-duty weight for any buyer profile; foreign and second-property buyers should compute the full ABSD load with the stamp duty calculator before shortlisting.
Daily convenience is the quieter compromise: our walkability screen scores the address 41, with the nearest MRT beyond a kilometre and the nearest hawker centre 1.14km out. This is car-first territory, and buyers who need station-door living should be honest with themselves about that.
No transaction crossed the tape in the trailing year (as of 2024-09), so any offer here is genuinely setting the market rather than following it — commission an independent valuation and treat the last recorded print as history, not guidance.
[
{
"persona": "En-bloc speculators",
"fit_color": "green",
"rationale": "A 41-year-old, six-unit freehold in District 10 scoring 72 (High) on the en-bloc screen is close to the archetype — small consensus base, prime land, maximum age scoring."
},
{
"persona": "International school families",
"fit_color": "green",
"rationale": "Hwa Chong International (0.58km), the Lycee Francais (0.83km) and the Hollandse School (1.02km) put three international campuses within a short drive or walk."
},
{
"persona": "Quiet sanctuary seekers",
"fit_color": "green",
"rationale": "Six units on a residential lane off the Bukit Timah corridor is about as private as strata living gets — verify the ambient noise in person, but density will never be the problem."
},
{
"persona": "Freehold / generational hold",
"fit_color": "green",
"rationale": "Freehold title on large CCR floorplates suits a multi-generation hold, with the en-bloc option as a potential accelerant rather than the sole thesis."
},
{
"persona": "Car-owning households",
"fit_color": "green",
"rationale": "With the nearest MRT 1.09km away and a walkability score of 41, this address assumes a car — and rewards one, sitting between the Holland Road and Bukit Timah arteries."
},
{
"persona": "Foreign / ABSD-aware buyers",
"fit_color": "amber",
"rationale": "A S$3.9 million average CCR quantum (as of 2024-09) magnifies ABSD exposure for foreign and PR buyers — compute the all-in acquisition cost before treating the low psf as a bargain."
}
]
Astridville is a land banker's proposition wearing a condominium's clothes. The recorded numbers — S$1,541 psf average, 7th-percentile district pricing, firming prints through 2024 (as of 2024-09) — describe an asset priced far below its postcode, because the market is really pricing a 1985 building and the patience its redevelopment story demands. The High en-bloc score of 72 is the upside case; the six-owner capital-expenditure exposure is the downside case; both are faces of the same coin.
Shortlist it if you have genuinely patient capital, want freehold Tanglin-belt land exposure with elite schools at the doorstep, and can absorb years of illiquidity without discomfort. It also suits a specific owner-occupier: the family that wants compound-style space near Hwa Chong and treats any collective-sale windfall as a bonus. It does not suit yield investors — 2.34% gross is the weakest carry in this review series — nor anyone who may need to exit inside five years.
The sensible frame is a ten-year hold with an en-bloc option attached. Price your offer off land logic rather than the stale transaction record, and set the quantum against the district's modern freehold alternatives on the comparison tool to see exactly what the discount is paying you to accept.
One closing discipline matters more here than in high-volume projects: a 2.34% gross yield (as of 2024-09) leaves little cushion once maintenance, property tax and vacancy are netted off, so build the full monthly ledger rather than trusting the headline figure. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ASTRIDVILLE?
Is ASTRIDVILLE freehold?
What is the rental yield for ASTRIDVILLE?
Which MRT is nearest to ASTRIDVILLE?
Sources & Next Steps
- ASTRIDVILLE 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: 4 transactions
- Rental data: 5 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2024 · 4 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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HDB Alternatives Nearby
Weighing ASTRIDVILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.1 km away), an upgrader gap of about $2,950,000
- Bukit Timah — 4-room average $846,049 (1.4 km away), an upgrader gap of about $3,100,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $3,050,000