Duchess Residences is a low‑rise, 999‑year leasehold Singapore condo along Duchess Avenue in prime District 10 (Tanglin, Holland, Bukit Timah), highly sought after for its proximity to top schools, tranquil landed surroundings and exclusive 120‑unit layout.[1][5] This Homejourney guide brings together verified data, on‑the‑ground experience, and practical advice to help you decide if Duchess Residences fits your home or investment goals.
Having personally walked the Duchess Avenue enclave many times – from the quiet tree‑lined stretch behind Coronation Road West to the evening school traffic around Nanyang Primary – this guide reflects both official data (URA, LTA, MOE) and what it actually feels like to live and invest in this pocket of District 10.
Table of Contents
- Project Overview: Key Facts at a Glance
- Unit Types, Sizes & Layout Insights
- Facilities, Design & Security
- Location, Connectivity & Getting Around
- Nearby Amenities: Schools, Food, Shopping & Nature
- Price Analysis, PSF Ranges & Rental Yields
- Pros, Cons & Who Duchess Residences Suits
- Investment Potential & Future Upside
- Buying Safely at Duchess Residences: Practical Tips
- FAQ: Duchess Residences for Buyers, Investors & Tenants
- Next Steps with Homejourney
Project Overview: Duchess Residences at a Glance
Duchess Residences is a boutique, resort‑style condominium located at 102–110 Duchess Avenue, within the Bukit Timah segment of District 10, under the broader Tanglin–Holland–Bukit Timah planning region.[1][5]
Key Project Details
UOL and Low Keng Huat are well‑established local developers with multiple completed projects across Singapore, which adds comfort from a build‑quality and maintenance standpoint.[5] Homejourney’s verification team cross‑checks core project attributes against URA and developer sources to give buyers a safer base for decision‑making.
District 10 Context: Tanglin, Holland, Bukit Timah
District 10 covers some of Singapore’s most established prime residential neighbourhoods – Tanglin, Holland Village, Bukit Timah and Ardmore Park – known for landed homes, prestigious schools and strong long‑term value.[2]
- Close to Singapore Botanic Gardens and embassies around Tanglin Road.[2]
- Holland/Bukit Timah known for lifestyle amenities, greenery and reputable schools.
- Good connectivity to Orchard, CBD and key employment nodes via MRT and major roads.[2]
Duchess Residences sits within a quiet landed enclave, yet within a short drive of Holland Village, Bukit Timah Road and Orchard. In daily life terms, this means you get leafy, low‑density surroundings with quick access to shops, schools and the city, which is rare for a 999‑year condo.
Unit Types, Sizes & Layout Insights
Unlike many new mass‑market projects, Duchess Residences focuses on larger family‑sized units with spacious layouts, high ceilings and a strong indoor‑outdoor feel.[5]
Official Unit Mix & Size Ranges
Based on developer and project data, Duchess Residences comprises 3‑ and 4‑bedroom apartments, maisonettes and penthouses, with sizes roughly in the following ranges:[1][3][5]
Example listings show a 4‑bedroom penthouse around 2,756 sq ft with a private lift lobby and roof terrace, which gives a sense of the generous sizing here.[3]
Layout Characteristics & Liveability
From repeated unit inspections in Duchess Residences, a few consistent layout themes stand out:
- Wide frontages: Living and dining often span a wide balcony, enhancing cross‑ventilation and greenery views.
- Regular shapes: Bedrooms are generally squarish, making furniture placement straightforward.
- High ceilings in garden maisonettes (~4.5m) create a landed, loft‑like feel.[5]
- Private lift lobbies in selected larger units provide additional privacy.[3][5]
- Separate wet/dry kitchen zones in many 4‑bedroom and larger units – practical for families who cook frequently.
For families targeting nearby schools like Nanyang Primary or Hwa Chong, having a proper yard, helper’s room and enclosed kitchen can make weekday routines significantly smoother. Larger units in Duchess Residences tend to offer these features.
Smart Home & Technical Features
Duchess Residences was completed around 2011, before integrated smart‑home systems became standard. Any smart features (digital locks, app‑controlled lighting, smart air‑conditioning) are usually owner‑installed rather than developer‑provided.
Homejourney recommends:
- Checking electrical capacity and distribution board space if you plan substantial smart upgrades.
- Engaging licensed air‑conditioning specialists for inverter‑system upgrades; see Aircon Services for vetted options and maintenance tips.
Facilities, Design & Security at Duchess Residences
Duchess Residences was intentionally designed as a tranquil, low‑rise resort surrounded by greenery, with sculpted landscaping and water features.[5]
Condominium Facilities
Core facilities include:[1][3][5][6]
- Infinity lap pool
- Wading pool for children
- Jacuzzi and step cascades
- Glass‑fronted gymnasium set amid landscaped greenery[5]
- Quiet scent garden and reflecting pool at the entrance[5]
- Covered car park (some garden maisonettes with 2 private lots)[3][5]
- 24‑hour security with guarded entrance and security systems[1][3][6]
Unlike mega‑projects, you will not find multiple tennis courts or huge function halls here. The focus is on an intimate, landscaped environment with enough core facilities for daily use without overwhelming maintenance.
Security & Safety Considerations
For safety‑focused buyers – especially families and older residents – Duchess Residences offers:
- Single vehicular entry/exit point, which is easier for guards to monitor.
- 24‑hour security and covered car park access to the residential blocks.[1][3]
- Low‑rise design, meaning fewer residents per floor and typically quieter lift lobbies.
Homejourney encourages buyers to:
- Ask the MCST (managing agent) about CCTV coverage, visitor registration procedures, and past incident records.
- Clarify the emergency access routes and fire‑safety features (e.g., refuge areas, smoke detectors) as part of your due diligence.
Maintenance Fees
A reference listing indicated maintenance of around S$950/month for a large penthouse as of March 2021.[3] Maintenance today will vary by unit share value; larger maisonettes and penthouses typically pay more.
Disclaimer: Maintenance fees change over time based on MCST decisions and should always be confirmed with the seller, agent and MCST at point of purchase.
Location, Connectivity & Getting Around
Duchess Residences is nestled deep within a landed enclave off Duchess Avenue, which gives it a quiet, private feel – but also means you will walk a bit further to the main road or MRT.
MRT & Public Transport
- Tan Kah Kee MRT (DT8, Downtown Line) – approx. 900–1,000m, about 10–12 minutes’ walk depending on the exact block and route.[1][3][5]
- Sixth Avenue MRT (DT7, Downtown Line) – also reachable by bus or a slightly longer walk.[2]
- Several bus stops along Bukit Timah Road and Dunearn Road are within roughly 600–800m from the condo entrance, about 8–10 minutes’ walk.[1]
From on‑site experience, the walk to Tan Kah Kee MRT involves cutting through landed streets and then using pedestrian paths along Coronation Road West and Bukit Timah Road. It is pleasant in the evening, but can be hot and humid in the mid‑day sun, so families often prefer a short drive or private‑hire ride when commuting with young children.
A private shuttle bus schedule has been provided historically due to the condo’s deeper location in the landed estate, but residents should confirm with the current MCST whether this is still active and its timings.[3]
Driving & Expressway Access
By car, Duchess Residences offers strong connectivity:
- Orchard Road – around 10 minutes’ drive via Holland Road and Napier Road in smooth traffic.[1]
- CBD / Raffles Place – around 20 minutes’ drive via Ayer Rajah Expressway (AYE) and city routes.[1]
- Pan‑Island Expressway (PIE) and Bukit Timah Expressway (BKE) can be accessed via nearby major roads for cross‑island travel.[5]
Morning peak traffic around Nanyang Primary, Raffles Girls’ Primary (further down) and Hwa Chong Institution can be quite heavy. As a resident, you will learn the timing patterns quickly – most parents in the area plan departure times carefully or use side roads to avoid the worst of the queues.
District 10 Advantages for Daily Living
- High concentration of reputable local and international schools within a short drive.[2][5]
- Abundant greenery and park connectors in the broader Central Region, including Bukit Timah Nature Reserve and Singapore Botanic Gardens.[2]
- Access to both lifestyle hubs (Holland Village, Dempsey, Adam Road) and city employment centres.
For families with school‑going children, this combination of educational access and greenery is a major reason they stay in Bukit Timah for decades.
Nearby Amenities: Schools, Food, Shopping & Nature
One of the biggest draws of Duchess Residences is the amenity ecosystem around Bukit Timah Road – particularly its school belt and everyday conveniences.
Top Schools Near Duchess Residences
The area is well known as a premier education cluster, with multiple MOE schools and top junior colleges nearby.[5]
- Nanyang Primary School – within 1km for many blocks in Duchess Avenue (exact distance depends on MOE school distance map; always verify on MOE’s SchoolFinder).
- Raffles Girls’ Primary School – nearby along Hillcrest Road (typically 1–2km range from Duchess Residences).
- Hwa Chong Institution (High School and JC) – near Tan Kah Kee MRT.[5]
