Overview & Key Facts
DUCHESS RESIDENCES is a 999 yrs lease commencing from 1875 condominium at DUCHESS AVENUE in District 10 (CCR), developed by DUCHESS WALK PTE LTD (UOL GROUP LTD, LOW KENG HUAT LTD), comprising 120 units, completed in 2011.
Location & Connectivity
DUCHESS RESIDENCES is approximately 630m from Tan Kah Kee MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 630m |
| Sixth Avenue | Downtown Line | 830m |
| Farrer Road | Circle Line | 1 km |
Schools & Education
11 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hollandse School | International | 130m |
| Lycee Francais de Singapour | International | 170m |
| National Junior College | Secondary | 630m |
| National Junior College | Jc | 630m |
| Hwa Chong International School | International | 860m |
| Hwa Chong Institution | Secondary | 880m |
| Hwa Chong Institution (JC) | Jc | 880m |
| Chatsworth International School (Bukit Timah) | International | 880m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 19 | $2,080 psf | $3,221,984 |
| 5+ BR | 15 | $1,745 psf | $5,029,733 |
Market Position
DUCHESS RESIDENCES has recorded 34 sales at an average price of $4,019,520.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at DUCHESS RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 4 BR | $10,661/mo | $3,221,984 | 3.97% |
| 5 BR | $11,250/mo | $5,029,733 | 2.68% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 12 | $1,890 psf | — |
| 2022 | 7 | $1,821 psf | ↓ 3.6% |
| 2023 | 5 | $2,046 psf | ↑ 12.3% |
| 2024 | 5 | $2,006 psf | ↓ 2.0% |
| 2025 | 1 | $2,331 psf | ↑ 16.2% |
| 2026 | 4 | $1,919 psf | ↓ 17.7% |
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From the 2025 high, DUCHESS RESIDENCES prices have given back 17.7% — still 1.6% above the 2021 baseline.
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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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 | $2,468 psf | 299 |
Lease Analysis
With 84 years remaining on its 99-year lease, DUCHESS RESIDENCES still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 4 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
The profile fits families with young children, car-owning households, international school families and long-term hold (10+ yr) best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
mrt-walkable commuters should probably look elsewhere. MRT proximity is the standout commute feature for daily transit users.
Verdict
DUCHESS RESIDENCES is a 999 yrs lease commencing from 1875 development in District 10 (CCR), with 120 units, offering a gross yield of 2.6%.
At ~$2,001 psf, it reflects its premium CCR positioning.
Explore the full DUCHESS RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing DUCHESS RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (960m away), an upgrader gap of about $3,150,000
- Queenstown — 4-room average $1,002,705 (1.8 km away), an upgrader gap of about $3,000,000
- Kallang/whampoa — 4-room average $882,887 (2 km away), an upgrader gap of about $3,150,000
FAQ
What is the average PSF for DUCHESS RESIDENCES?
Is DUCHESS RESIDENCES freehold?
What is the rental yield for DUCHESS RESIDENCES?
Which MRT is nearest to DUCHESS RESIDENCES?
Sources & Next Steps
- DUCHESS RESIDENCES 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: 34 transactions
- Rental data: 153 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 34 records analysed · Source: URA private-sale caveats