Allsworth Park
Overview & Key Facts
Allsworth Park is a 156-unit leasehold condominium on Holland Road in District 10, developed by Allsworth Pte Ltd and completed in 1985. Sitting within one of Singapore’s most established private residential corridors — the GCB-adjacent enclave between Holland Village and Buona Vista — it occupies a rare position: a large-plot, mature-estate development that offers colonial-era unit spaciousness at a meaningful discount to the new-launch neighbours surrounding it on every side.
At an average transacted PSF of S$2,093, Allsworth Park sits well below the prevailing rate for new CCR launches in the Holland corridor, where comparable developments are now transacting between S$2,465 and S$2,945 PSF. For buyers who can look past a 1985 vintage and dated facilities, the price gap is substantial — and the underlying asset quality is one that a decade of rising Holland Road land values has made increasingly difficult to replicate.
The yield picture is more nuanced. At 1.57%, gross yield is among the lowest for any condominium in this review set — a function of the large unit sizes that command average rents of S$5,455 per month but push average purchase prices to S$3.04 million and median prices to S$3.83 million. Allsworth Park is not an income play. It is a land-value and capital-appreciation thesis in one of the most enduringly premium residential postcodes in Singapore.
Location & Connectivity
Holland Road is one of Singapore’s canonical premium residential addresses, and Allsworth Park sits within the stretch that property professionals describe as the “inner Holland” corridor — close enough to Holland Village for its dining and lifestyle amenities, far enough from Buona Vista’s institutional density to remain purely residential in character. The surrounding streetscape is defined by large private estates, Good Class Bungalow clusters, and mature tree canopy that is simply not reproducible in newer suburban developments.
The MRT position is the development’s most significant limiting factor. Dover MRT (East-West Line) sits 0.86 km from the development — a 12-minute walk that is feasible for some commuters but uncomfortable in Singapore’s heat and humidity. There is no MRT station within the conventional 500-metre “walkable” threshold, and no second station within meaningful range. For residents without a car, this matters: bus connections along Holland Road serve the Holland Village and Buona Vista corridors, but the absence of a close MRT option means that Allsworth Park is functionally a car-dependent address for most daily travel patterns.
The neighbourhood context, however, more than compensates for those who do drive. Holland Village — with its dense F&B offering, Cold Storage, Chip Bee Gardens dining cluster, and weekend market atmosphere — is within easy reach. The Dempsey Hill enclave of lifestyle restaurants, galleries, and speciality retail is close by. The Clementi and Rochester Park corridors expand the local retail and dining catchment further. For residents who drive and value neighbourhood character over MRT proximity, the Holland Road address is genuinely difficult to better in Singapore.
The school profile reflects the international-education enclave character of the area. Singapore Polytechnic at 1.00 km and Ngee Ann Polytechnic at 1.60 km serve the tertiary sector. Anglo-Chinese School (Independent) at 1.34 km and UWC Dover at 1.55 km anchor the international and premium secondary school catchment. There is no primary school within 1 km, which is an important consideration for families with primary-school-age children relying on Phase 2C proximity registration.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | tertiary | Within 1 km |
| Singapore University of Social Sciences | tertiary | ~1.1 km |
| Pei Tong Primary School | primary | ~1.2 km |
| Australian International School | international | ~1.2 km |
| Henry Park Primary School | primary | ~1.3 km |
| Anglo-Chinese School (Independent) | secondary | ~1.3 km |
| United World College of South East Asia (Dover) | international | ~1.6 km |
| Ngee Ann Polytechnic | tertiary | ~1.6 km |
Facilities
Allsworth Park’s facilities reflect a 1985 completion: a swimming pool, communal gardens, and basic outdoor amenity spaces that were standard for the era but sit well below the resort-style packages delivered by contemporaries in the 2010s and 2020s. There is no gymnasium, no clubhouse, no function room of note, and no tennis court or multi-sport facility. Buyers seeking a lap pool, sky deck, or concierge service will need to look at newer developments in the corridor — all of which come at a significantly higher PSF.
The trade-off, and it is a meaningful one, is what the 1985 vintage and large-plot footprint actually deliver. The landscaped grounds at Allsworth Park have had four decades to mature — the tree canopy, planting density, and garden character that result from forty years of establishment are not reproducible in a project that broke ground last year. For buyers who prioritise the feeling of a mature private estate over the novelty of a rooftop infinity pool, the facilities shortfall is a rational exchange.
Unit Sizes & Layout
Allsworth Park’s unit mix is defined by spaciousness in a way that is increasingly rare in Singapore’s residential market. The 1985 development era produced unit configurations calibrated to the spatial expectations of a different market epoch — one where 2,000 to 3,000 square feet for a three- or four-bedroom condominium was a baseline, not a premium. Buyers purchasing at an average of S$3.04 million are acquiring that spatial generosity in a land-constrained market where comparable square footage in a new launch would cost considerably more.
The large unit footprint is also the primary driver of the low 1.57% yield. Average rents of S$5,455 per month are healthy in absolute terms — but against an average purchase price of S$3.04 million, the return ratio cannot compete with smaller-unit investments in other parts of the CCR. Tenants at this price point are typically senior expat professionals, diplomatic personnel, and families affiliated with the nearby international schools. This demographic tends to value stability, space, and privacy over proximity to MRT, making Holland Road a natural fit.
Buyers considering Allsworth Park for own-stay should budget for renovation. A 1985 vintage means that kitchens, bathrooms, and electrical systems will require meaningful investment to bring to contemporary standards. The structural envelope of units from this era is generally sound — the thicker concrete walls and higher floor-to-ceiling specifications of 1980s construction often compare favourably to newer compact developments — but surface finishings and services should be treated as a full replacement project rather than a cosmetic refresh.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $1,714 | $1,771,143 |
| 5 BR | 9 | $1,940 | $4,027,556 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $1,680,000 to $4,800,000, averaging $3,040,375 (~$2,093 psf).
Rents range from $2,500 to $12,700 per month across 192 rental transactions. Current rental yield sits at approximately 1.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 27.8% (from $1,637 to $2,093 psf).
Neighbourhood Comparison
In the Holland corridor CCR landscape, Allsworth Park occupies a distinct price tier. At S$2,093 PSF, it sits S$852 below Skye at Holland (S$2,945 PSF, 99yr/2024), S$691 below Leedon Green (S$2,784 PSF, FH), S$555 below Hyll on Holland (S$2,648 PSF, FH), and S$372 below Fourth Avenue Residences (S$2,465 PSF, 99yr/2018). Even against D’Leedon — the most accessible new-launch peer in the broader corridor at S$1,855 PSF — Allsworth Park at S$2,093 PSF requires a premium, which is justified by the superior 999-year tenure versus D’Leedon’s 99-year lease.
The tenure comparison is where Allsworth Park’s structural advantage becomes clearest. Both Skye at Holland and Fourth Avenue Residences are 99-year leasehold — assets whose CPF and LTV treatment will begin to compress well within the next generation of owners’ holding periods. Allsworth Park’s 999-year tenure from 1885 carries none of that decay risk. Buyers choosing between Allsworth Park at S$2,093 and Skye at Holland at S$2,945 are not simply comparing price points; they are comparing a functionally freehold asset against a depreciating 99-year lease at a S$852 PSF premium.
Against the genuine freehold peers — Leedon Green and Hyll on Holland — the comparison is closer. Both developments offer contemporary facilities, newer finishings, and higher walkability scores, at PSF premiums of S$555–S$691. Buyers who require modern resort facilities and are willing to pay that premium will rationally prefer those developments. Buyers who prioritise unit size, land value, and tenure security at the lowest available PSF in this corridor will find Allsworth Park’s position more compelling.
- Skye at Holland: S$2,945 PSF — 99yr/2024, new launch, full resort facilities.
- Leedon Green: S$2,784 PSF — freehold, 638 units, contemporary facilities.
- Hyll on Holland: S$2,648 PSF — freehold, 319 units, boutique CCR positioning.
- Fourth Avenue Residences: S$2,465 PSF — 99yr/2018, 476 units, Buona Vista corridor.
- D’Leedon: S$1,855 PSF — 99yr/2010, 1,715 units, large-scale Leedon Road estate.
- Allsworth Park: S$2,093 PSF — 999yr/1885 (~859yr remaining, effectively freehold), 156 units, Holland Road enclave, large spacious units, en-bloc score 68/100.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ALLSWORTH PARK | 999 yrs lease commencing from 1885 | 1985 | 156 | $2,093 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 1985, meaning approximately 41 years have already been consumed. Roughly 58 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~58 years | CPF restrictions may apply |
| 2044 | ~39 years | Significant financing restrictions for next buyer |
| 2084 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates ALLSWORTH PARK across multiple dimensions.
What Residents Say
Allsworth Park’s profile across property forums and tenant communities reflects the quieter, more private character of the development. Feedback is less voluminous than for larger or more transacted developments, but the themes that emerge are consistent: residents value the spaciousness of the units, the maturity of the estate, and the quality of the Holland Road neighbourhood over any on-site facility metric.
“The unit is genuinely large — we looked at newer condos in the area and the rooms here are considerably bigger. Holland Village is a 10-minute drive, and Dempsey is even closer. For a family that doesn’t rely on MRT, this has been excellent.”
— Owner-occupier family, via property forum
“My tenant is a senior executive at a regional company. He specifically wanted Holland Road for the proximity to international schools and the neighbourhood feel. Signed a 2-year lease and renewed. Yield is not spectacular but the tenant quality is very high.”
— Investor-landlord, via online forum
The tenant profile is consistent with what the location would predict: senior expatriate professionals, diplomatic families, and international school-affiliated households seeking large, private, car-accessible homes in a leafy residential enclave. Turnover in this segment tends to be low — tenants at this price point typically negotiate multi-year leases and renew when the employer relationship continues. For landlords who can accept the low yield in exchange for low-maintenance tenancy relationships, the profile is attractive.
The MCST for a 156-unit development is manageable in terms of governance and responsiveness. Residents generally report that the maintenance standard of the landscaped grounds is good — the mature estate character is actively maintained rather than left to decline. The facilities package is limited, but the level of upkeep within those limits is consistently noted as adequate.
Strengths & Weaknesses
- 999yr/1885 tenure (~859yr remaining) — functionally freehold, no CPF restrictions, no LTV compression, no lease decay risk
- PSF of S$2,093 — S$372–S$852 below comparable Holland corridor launches despite superior tenure
- Holland Road address in GCB-adjacent enclave — one of Singapore's most enduringly premium residential postcodes
- Large, spacious units — 1985 colonial-era sizing rare in today's market, averaging S$3.04M per transaction
- En-bloc potential 68/100 — Holland Road land is highly valuable, 156-unit site in prime CCR parcel
- 5-year PSF uptrend: S$1,637 → S$2,093 (28% appreciation) — capital appreciation record is solid
- International school enclave — ACS (Independent) 1.34km, UWC Dover 1.55km, strong expat tenant profile
- Mature estate character — 40+ years of landscaping and tree canopy cannot be replicated by new launches
- Holland Village, Dempsey Hill, and Chip Bee Gardens easily accessible by car
- Tenant quality high — senior expats, diplomatic families, international school households; low turnover
- Gross yield 1.57% — among the lowest in CCR reviews; this is not an income play
- Only one MRT nearby (Dover EWL 0.86km) — car is essential; no MRT within 500m walkable threshold
- Walkability 59/100 — below CCR average; daily errands without a car are inconvenient
- Average purchase price S$3.04M, median S$3.83M — large absolute quantum limits buyer pool significantly
- Facilities are 1985-vintage — no gym, no resort pool, no clubhouse; materially below new-launch peers
- No primary school within 1km — families relying on P1 proximity registration are disadvantaged
- Renovation budget required for own-stay — 1985 kitchens, bathrooms, and services need full replacement
- Limited resale liquidity — niche buyer profile at S$3M+ quantum means fewer comparable transactions
- En-bloc optionality is speculative — credible but not near-certain; should not anchor purchase thesis
- Developer (Allsworth Pte Ltd) has limited brand recognition vs. major CCR developers
Verdict
Allsworth Park is a land-value play, and it should be evaluated as such. The 1.57% gross yield makes it unsuitable as an income asset — buyers expecting competitive rental returns will be consistently disappointed. The case for ownership here rests on a different set of variables: 999-year tenure from 1885 (functionally freehold), a Holland Road address that has appreciated through multiple market cycles, an en-bloc score of 68 reflecting the genuine development potential of this land parcel, and a PSF that sits S$372–S$852 below comparable Holland corridor launches despite the superior tenure.
The 999-year lease is the development’s most underappreciated structural attribute. With approximately 859 years remaining, this property carries no lease decay risk within any rational investment horizon. CPF usage is unrestricted. Bank loan LTV ratios apply in full. There is no lease-clock anxiety, no CPF withdrawal cliff, and no exit-window compression. Buyers who understand Singapore’s tenure framework will recognise that a 999-year lease from 1885 is functionally indistinguishable from a fresh freehold title — and in the Holland Road corridor, where truly freehold land is both scarce and expensive, that permanence has compounding value.
The en-bloc angle is speculative but structurally credible. A 156-unit site on Holland Road, GCB-adjacent, with a 1985 vintage and a large land footprint, is exactly the configuration that attracts developer attention in active collective sale cycles. The land value per square metre here is among the highest in the Singapore residential market outside of the Orchard and Marina corridors. An en-bloc outcome would require 80% consent and a viable gross development value calculation — both achievable at this location. The 68/100 score reflects a higher-than-average, though not near-certain, probability.
The car-dependency caveat must be acknowledged honestly. Only one MRT station (Dover EWL, 0.86 km) falls within reasonable range, and the walkability score of 59/100 is below average for a CCR development. Residents without a car will find daily life noticeably less convenient than at a development near Holland Village MRT or Buona Vista interchange. For buyers who drive — and who value a quiet, GCB-adjacent residential enclave over transit-optimised urban living — this trade-off is readily acceptable. For MRT-dependent commuters, it is a genuine constraint.