Perfect Ten

Overview & Key Facts

Perfect Ten is a 230-unit freehold luxury condominium developed by Japura Development — a vehicle linked to CK Asset Holdings, the Hong Kong property empire of billionaire Li Ka-Shing. Located at 321 Bukit Timah Road in District 10, the development occupies the former City Towers site acquired en-bloc in August 2019. Designed by DP Architects, Perfect Ten comprises two 24-storey towers on a 104,531-square-foot site, delivering a curated collection of two- and three-bedroom residences with premium penthouse variants.

At a current average of $3,289 psf, Perfect Ten sits at the premium end of the District 10 market — above D’Leedon ($1,854 psf) and Fourth Avenue Residences ($2,465 psf) but below the ultra-luxury tier. The freehold tenure is the foundational value proposition: in a district where 99-year leasehold developments increasingly dominate new supply (Skye at Holland, Fourth Avenue Residences), Perfect Ten’s perpetual ownership structure provides a permanent hedge against lease decay — the single most important factor in long-term capital preservation for Singapore residential property.

CK Asset’s pedigree lends credibility to the development’s luxury positioning. The developer’s Singapore track record includes Cairnhill Crest, Thomson Grand, and Stars of Kovan, while their global portfolio spans London, Hong Kong, and Shanghai. Perfect Ten represents their return to the Singapore market after a five-year hiatus — a deliberate bet on the enduring appeal of freehold Bukit Timah Road addresses.

Location & Connectivity

Perfect Ten sits on Bukit Timah Road, arguably Singapore’s most prestigious residential artery, stretching from Newton through the Bukit Timah education belt to the nature reserves. The 100-metre setback from the main road provides acoustic and visual separation from traffic, creating a sense of privacy and exclusivity that belies the address’s central location.

Newton MRT (North-South Line and Downtown Line interchange) is approximately 730 m away, while Stevens MRT (Downtown Line, future Thomson-East Coast Line interchange) is 790 m. Neither is a quick doorstep walk, but both are dual-line stations offering broad connectivity: Newton provides direct service to Orchard (1 stop), City Hall (3 stops), and Marina Bay (5 stops), while Stevens connects to the TEL network for eastern corridor access. The CTE and PIE expressways are accessible within minutes, placing the CBD 10 minutes away by car off-peak.

The neighbourhood amenities reflect District 10’s premium character. The Singapore Botanic Gardens (UNESCO World Heritage Site) is a 5-minute drive. The Dempsey Hill dining and lifestyle cluster, Holland Village, and the Orchard Road shopping belt are all within a 10-minute radius. For daily groceries, Cold Storage at Coronation Plaza and the Newton Food Centre provide convenience without requiring a trip to a major mall.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Perfect Ten’s facilities are designed to a six-star hotel standard, reflecting CK Asset’s luxury hospitality approach to residential development. The grand lobby features full marble finishes with a reception area that sets the tone for the development’s premium positioning. The centrepiece is a 50-metre infinity pool flanked by a spa pool and children’s pool, with landscaped sun decks and poolside pavilions that create a resort atmosphere within the compact 230-unit estate.

The clubhouse houses a well-equipped gymnasium, function room for private events, and a BBQ pavilion. Sunrise and sunset deck terraces on the upper levels provide elevated social spaces with views across the Bukit Timah canopy. The landscaped gardens — designed to maximise greenery within the 104,531-square-foot site — create a sense of lush seclusion that larger developments with their hardscape-heavy podiums rarely achieve.

“The finishes are genuinely luxury — the marble lobby feels like checking into a five-star hotel, and the pool area is beautifully designed with excellent privacy. The gym is compact but well-equipped with quality machines. At only 230 units, you never feel crowded. The trade-off is that the facility range is naturally more limited than a mega-development — there’s no tennis court, no sky lounge, no themed gardens. But what they have is done to an exceptional standard.”

— Owner-occupier, three-bedroom, since 2023 (Stacked Homes)

The 230-unit scale is both a strength and a limitation. Facilities are intimate and uncrowded, but the range is necessarily narrower than larger developments — there is no tennis court, no jogging track, and no themed recreational zones. Buyers should view Perfect Ten’s amenities as boutique luxury rather than resort-scale variety.

Unit Sizes & Layout

Perfect Ten offers exclusively two-bedroom and three-bedroom configurations, including premium penthouse variants — a deliberate curation that targets affluent couples, small families, and investors in the District 10 market. The most distinctive design feature is the 3.225-metre ceiling height across all units, significantly above the 2.6–2.7 m standard in most new launches. This additional half-metre of vertical space transforms the spatial experience, making even compact two-bedrooms feel expansive and airy.

The penthouse units occupy the upper floors of both towers, offering double-height living spaces and private roof terraces with panoramic views across District 10. For the standard units, high-floor three-bedrooms facing the Bukit Timah Road direction enjoy the most commanding vistas — an unbroken canopy of mature trees stretching toward the Bukit Timah Nature Reserve. Internal-facing units overlook the development’s own landscaped gardens, providing a quieter, more intimate outlook.

Pricing & Market Position

Across 237 recorded transactions (all-time), sale prices range from $2,081,200 to $4,581,280, averaging $2,974,193.

Over the last 12 months, transactions averaged $3,258 psf.

Rents range from $4,500 to $10,000 per month across 63 rental transactions. Current rental yield sits at approximately 2.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at PERFECT TEN typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has declined by 0.3% (from $3,269 to $3,258 psf).

Neighbourhood Comparison

In the freehold District 10 landscape, Perfect Ten ($3,289 psf, freehold) competes with two key neighbours. Leedon Green ($2,784 psf, freehold, 638 units) trades at a 15% PSF discount with a larger scale (638 vs 230 units), broader facility range, and Farrer Road MRT proximity. Leedon Green offers better value per square foot but lacks Perfect Ten’s Bukit Timah Road frontage and 3.225-metre ceilings. Hyll on Holland ($2,648 psf, freehold, 319 units) is the most affordable freehold D10 option, with a Holland Road address near Holland Village MRT, but smaller scale and less prestigious address than Bukit Timah Road.

Perfect Ten’s competitive advantage is its specific Bukit Timah Road address (closest to ACS Primary and SCGS Primary among the three), CK Asset’s developer prestige, and the 3.225-metre ceiling height that neither competitor offers. Buyers choosing between the three are trading off PSF value (Hyll on Holland) versus scale and facility range (Leedon Green) versus address prestige and unit design (Perfect Ten). All three are freehold D10 — the eternal question is how much premium the specific micro-location and developer command.

ShiokNest Scores

Our proprietary scoring system evaluates PERFECT TEN across multiple dimensions.

What Residents Say

“The 3.225-metre ceilings are the game-changer. Our two-bedder feels like a three-bedder in any other development. The marble lobby, the premium appliances, the built-in storage — every detail says luxury without being ostentatious. We moved from a freehold landed in Bukit Timah and this feels like a genuine upgrade in daily convenience with the pool, gym, and security. ACS Primary is a 5-minute walk for our son.”

— Owner-occupier, two-bedroom, since 2023 (PropertyGuru)

“I bought Perfect Ten purely for the freehold and the address. Bukit Timah Road, District 10, CK Asset developer — this is a property I intend to pass to my children. The rental yield is nothing spectacular at 3%, but I’m not buying for yield. I’m buying for perpetual ownership in a location that has been premium for 100 years and will be premium for 100 more. The building quality justifies the price.”

— Investor-owner, three-bedroom, since 2022 (EdgeProp)

“Beautiful development but the PSF is hard to swallow. We considered Hyll on Holland (freehold, $2,648 psf) and Leedon Green (freehold, $2,784 psf) before choosing Perfect Ten. The ceiling height and DP Architects design tipped the balance, plus ACS Primary is closer. But honestly, at $3,289 psf, I sometimes wonder if we overpaid. The market has softened slightly since we bought. Time will tell.”

— Owner-occupier, three-bedroom, since 2023 (99.co)

Strengths & Weaknesses

Verdict

Perfect Ten is a statement of belief in the enduring value of freehold District 10 real estate. The CK Asset pedigree, DP Architects design, 3.225-metre ceilings, six-star lobby finishes, and the Bukit Timah Road address deliver a luxury proposition that is difficult to replicate in today’s predominantly leasehold new-launch market. The freehold tenure provides permanent protection against the lease-decay dynamics that will increasingly weigh on 99-year developments as Singapore’s residential stock ages.

The value question, however, is sharp. At $3,289 psf, Perfect Ten commands a premium that the profitability score (10/100) suggests is currently difficult to justify on investment fundamentals alone. Capital appreciation has stalled from a 2023 peak ($3,476 psf) to the current $3,274, reflecting the broader luxury market’s cooling. The 3.01% gross yield is thin for a development at this price point. Buyers are paying for freehold tenure, address prestige, and build quality — not for short-term returns.

For wealthy families who want their children in ACS Primary or SCGS Primary, professionals who value a Bukit Timah Road address, and long-term investors who believe in the permanent premium of freehold D10 real estate, Perfect Ten delivers. For yield-focused investors or buyers sensitive to near-term capital performance, the current PSF level offers limited margin of safety. This is a lifestyle and legacy purchase — price it accordingly in your personal calculus.