Perfect Ten
Picture this: a Singapore Permanent Resident family with two children sitting in District 10's ACS Junior catchment is comparing three freehold options under a S$5 million budget (as of 2026-05) — and Perfect Ten keeps surfacing at the top of every shortlist. Why? Because boutique freehold supply in the Stevens-Bukit Timah corridor is mathematically scarce, and when Li Ka-shing's CK Asset Holdings (via its Japura Development arm) drops 230 units onto a freehold parcel inside the Singapore Chinese Girls' and Raffles Girls' Primary catchment, the market pays attention. This editorial review dissects Perfect Ten across six dimensions — location, schools, transport, developer covenant, comparable competition, and risk — so you can decide whether the asking premium is rational or aspirational. We benchmark against three other D10 freehold peers (Cluny Park Residence, Royalgreen, Hyll on Holland) using URA caveats (as of 2026-05), and stress-test the resale-liquidity question that every boutique-condo buyer needs to answer before signing an Option to Purchase. Use the mortgage calculator and stamp duty calculator alongside this review to model the full quantum.
Perfect Ten sits on the Stevens Road / Bukit Timah Road / Holland Road triangle — arguably the most defensible school-belt micro-location in District 10 (as of 2026-05). The 230-unit development occupies a freehold parcel a short walk from Stevens MRT, which functions as a Thomson-East Coast Line (TEL) and Downtown Line (DTL) interchange — a transit configuration only a handful of CCR addresses can match. Walking radius gets you to Newton Food Centre (8 minutes), Goodwood Park's heritage frontage, and Orchard Road's tail-end retail spine within 12 minutes by car. The address sits inside the well-documented CCR luxury cluster that anchors high-net-worth Singaporean and expatriate demand — a cluster whose freehold land replacement cost has compounded steadily over the past decade according to URA caveat data (as of 2026-05). Use the price heatmap to visualise how Stevens-Bukit Timah PSF benchmarks against the rest of CCR, and the commute-time map to validate transit reach to Raffles Place, Marina Bay, and Changi.
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.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Margaret's Primary School | primary | ~1.3 km |
| Chatsworth International School (Orchard) | international | ~1.4 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 139 | $3,058 | $2,378,322 |
| 3 BR | 95 | $3,063 | $3,842,495 |
Pricing & Market Position
Based on 234 recorded transactions, sale prices range from $2,081,200 to $4,581,280, averaging $2,972,751 (~$3,247 psf).
Rents range from $5,000 to $9,700 per month across 24 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 0.7% (from $3,269 to $3,247 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PERFECT TEN | Freehold | 2021 | 230 | $3,247 |
| 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 |
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)
Pros (as of 2026-05): (1) Freehold tenure — eliminates the lease-decay discount curve that 99-year peers face from year 30 onwards; verify decay impact via the lease decay calculator. (2) Stevens MRT TEL+DTL interchange — a dual-line transit asset that the Land Transport Authority's network plan confirms as a long-term connectivity anchor. (3) School catchment — Singapore Chinese Girls' Primary, Anglo-Chinese (Junior) within 1km radius and Raffles Girls' Primary within 2km radius per the MOE P1 registration framework (as of 2026-05) — a hard moat for Singaporean parent buyers. (4) Li Ka-shing developer covenant — CK Asset Holdings' multi-decade track record in Hong Kong and Singapore supports premium pricing on resale signals. (5) Boutique density — 230 units across two towers preserves a high-touch lifestyle that mass-market 800-unit projects cannot replicate.
Risks (as of 2026-05): (1) ABSD foreigner gate — Additional Buyer's Stamp Duty stands at 60% for foreign buyers per the IRAS ABSD framework (as of 2026-05), structurally narrowing the buyer pool to Singapore Citizens and PRs and softening the foreign-bid floor. (2) Boutique resale thinness — 230 units means fewer comparable transactions in any given quarter, widening bid-ask spreads. (3) Premium quantum — typical asking prices breach S$4M for family layouts, restricting the buyer pool to top-decile household incomes. (4) CCR rental yield compression — gross yields in D10 trail OCR peers; model your scenario with the cash flow calculator. (5) Interchange construction noise — Stevens MRT operates live but Bukit Timah corridor remains subject to ongoing infrastructure upgrade cycles. Run your full quantum through the affordability calculator and TDSR calculator before committing.
To pressure-test Perfect Ten's pricing, we benchmark against three District 10 freehold peers transacting in the same 2021-2024 cohort (as of 2026-05). Cluny Park Residence (52 units, freehold, TOP 2018) is the ultra-boutique comparable — smaller unit count, deeper school-belt positioning near Dunearn Road, and a thinner resale book. Royalgreen (285 units, freehold, TOP 2022) sits across Bukit Timah Road inside a similar walkability radius to Sixth Avenue MRT (DTL); its larger floorplate library and Allgreen Properties pedigree offer a useful price-discovery counterweight. Hyll on Holland (319 units, freehold, TOP 2024) anchors the Holland Village side of the triangle with newer-vintage facilities and stronger F&B walkability. Cross-check live transaction data via URA caveats (as of 2026-05) and use the comparison tool to model these four side-by-side on PSF, quantum, and rental yield. The pattern: Perfect Ten's premium is justified primarily by (a) Stevens TEL+DTL interchange access, which Cluny Park and Royalgreen cannot match, and (b) the Li Ka-shing developer covenant, which institutional buyers price into resale liquidity. The ROI calculator lets you stress-test holding-period returns across all four against your own rental and exit assumptions.
Who Perfect Ten fits best
Perfect Ten suits three buyer archetypes most cleanly (as of 2026-05):
- End-user families who value the development's facility load and intend to occupy for 5+ years — the strengths and risks blocks above outline the day-to-day liveability case.
- Yield investors with HDB+1 portfolios who want OCR/RCR diversification — verify the gross-yield maths via our rental-yield calculator before committing.
- HDB upgraders graduating from a 5-room flat, who need to confirm TDSR headroom and ABSD-remission eligibility — the affordability calculator models the full cash + CPF stack.
This project is less suitable for foreign buyers facing the 60% ABSD ceiling unless under qualifying tax treaty, and for short-hold flippers given Singapore's seller's stamp duty cliff in the first three years.
Editorial verdict (as of 2026-05): Perfect Ten is best positioned for Singapore Citizen or Permanent Resident family buyers with S$4.5M+ quantum capacity who weight three factors above all else: (1) freehold tenure scarcity, (2) Stevens MRT TEL+DTL interchange access, and (3) the Singapore Chinese Girls' / Anglo-Chinese Junior / Raffles Girls' Primary catchment combination. The Li Ka-shing developer covenant is a meaningful tiebreaker against same-vintage District 10 freehold peers but should not be the primary thesis on its own. We would not recommend Perfect Ten to foreign buyers without ABSD remission pathways (the 60% gate per IRAS is a structural drag), to pure-yield investors (CCR rental yields trail OCR peers), or to first-time buyers stretching beyond TDSR comfort. Before committing, validate three things: (a) live resale caveats on the 230-unit pool via URA data (as of 2026-05) to confirm bid-ask spreads, (b) MOE catchment confirmation for your target primary school, and (c) full quantum modelling via the total cost calculator, stamp duty calculator, and mortgage calculator. Compare against the three D10 freehold peers via the comparison tool and visualise the broader CCR landscape via the luxury map before finalising your shortlist.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Perfect Ten's hard specs anchor the investment thesis (as of 2026-05). Tenure is freehold — non-negotiable scarcity in a district where most new supply comes 99-year leasehold. Unit count is 230 across two 24-storey towers, placing it firmly in boutique territory (boutique = below 300 units per Singapore market convention). TOP year was 2021, meaning the building is now four years post-completion and inside its first major resale cycle. Developer is Japura Development, the Singapore special-purpose vehicle of CK Asset Holdings — Li Ka-shing's Hong Kong-listed property flagship with a multi-decade Singapore covenant. Unit mix skews to family configurations (2BR through 4BR penthouses), with no shoebox 1BR inventory — a deliberate positioning that filters out short-term yield investors. The MAS TDSR rules cap debt servicing at 55% of gross income (as of 2026-05), so a S$4.5M quantum typically requires either dual-income S$30K+ households or significant cash equity — narrowing the realistic buyer pool to high-earning professionals or family-office allocators. Model your tenure-versus-leasehold trade-off with the lease decay calculator and your total acquisition cost with the total cost calculator.