District 10 · Bukit Timah · CCR
Duchess Crest
Duchess Avenue · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,889
-16.4% vs district median
Gross yield
3.0%
median rent $7,000/mo
3-year gain
12.9%
Transactions · 5y
67
11 in last 12 months
Nearest MRT
Tan Kah Kee Mrt Station · 517.334m
DTL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+129% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential42 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Nanyang Primary School 656m · Phase 2C 1.5× balloted · Raffles Girls' Primary School 705m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Margaret'S School (Secondary) · 926m
Food
Empress Road Blk 7 (Empress Road Market And Food Centre) · 977m
Green
Duchess Pk · 282m - 8 parks within 1km
Mall
Holland Road Shopping Centre · 1.8km
Health
Crawfurd Hospital (hospital) · 1.2km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
Price trend average PSF by year
2021
$1,520
2022
$1,653
+8.8%
2023
$1,699
+2.8%
2024
$1,766
+3.9%
2025
$1,884
+6.7%
2026
$1,919
+1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,400/mo | $4.63 | 2.9% | 36 |
| 3BR | $6,300/mo | $4.67 | 3.0% | 91 |
| 4BR | $8,500/mo | $4.86 | 3.1% | 83 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,075,000 | 1,711 | $1,797 | 01-05 |
| Mar 2026 | $3,728,006 | 2,088 | $1,785 | 01-05 |
| Mar 2026 | $3,500,000 | 1,733 | $2,020 | 01-05 |
| Mar 2026 | $2,670,000 | 1,345 | $1,984 | 01-05 |
| Mar 2026 | $2,620,000 | 1,345 | $1,947 | 01-05 |
| Feb 2026 | $3,390,000 | 1,711 | $1,981 | 01-05 |
| Oct 2025 | $3,250,000 | 1,884 | $1,725 | 01-05 |
| Oct 2025 | $2,550,000 | 1,367 | $1,865 | 01-05 |
| Sept 2025 | $3,250,000 | 1,841 | $1,766 | 01-05 |
| Sept 2025 | $2,626,000 | 1,345 | $1,952 | 01-05 |
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