Duchess Residences Price Trends and Market Analysis: Key Takeaways
Duchess Residences in District 10 is a low-density, 999-year leasehold Singapore condo along Duchess Avenue where resale prices now commonly sit in the mid–S$1,700 to mid–S$2,000+ psf range, with larger units transacting between roughly S$3.45 million and S$4.8 million in 2024, and strong family‑based demand continuing to support prices and rental yields.[2][3]
This cluster article focuses specifically on Duchess Residences Price Trends and Market Analysis, and complements Homejourney’s main development guide on Duchess Residences Duchess Residences in D10: Units, Prices, Pros & Investment Guide | Homejourney . If you want the full project overview (unit types, layout tips, facilities and on-the-ground lifestyle), read that pillar guide together with this price-focused analysis.
Project Snapshot: Duchess Residences at Duchess Avenue
Duchess Residences is a boutique Singapore condo at 110 Duchess Avenue in prime District 10 (D10 – Tanglin / Holland / Bukit Timah).[2][3] It is a 999-year leasehold development (effectively as close to freehold as most buyers will see in the Core Central Region), completed around 2011, with an estimated 5 storeys and about 120 units.[3]
From living nearby and walking through Duchess Avenue regularly, the first thing you notice is how quiet and residential the street is compared with Bukit Timah Road just a few minutes away. Morning drop-off traffic is busy around the nearby schools, but by late morning and evenings, Duchess Avenue feels like a calm, landed-dominant enclave with Duchess Residences tucked slightly off the main flow.
For a deeper breakdown of unit mix, facilities and detailed site orientation (e.g., block-facing preferences, stack exposure to afternoon sun), refer to the main Duchess Residences guide on Homejourney Duchess Residences in D10: Units, Prices, Pros & Investment Guide | Homejourney .
Current Price Levels at Duchess Residences (2024–2026)
Based on recent caveat-type data around 110 Duchess Avenue, transactions in 2024 for Duchess Residences have ranged from about S$3.45 million for a unit of roughly 1,603 sq ft (about S$2,151 psf) to S$4.78 million for a larger 2,755 sq ft unit (about S$1,735 psf).[2] This pattern is typical: larger units tend to see a lower psf despite higher absolute prices.
Market information compiled by Homejourney and public sources indicates that asking and achieved prices generally sit around S$1,800 to S$2,500 psf, depending on unit size, floor, renovation condition and facing.[3][7] Smaller, more efficient 2–3 bedroom layouts can push higher on a psf basis, while large 4-bedroom and penthouse-like units trade at lower psf but high total quantum.[2][3]
Homejourney’s Duchess Avenue landing page also gives useful context: nearby landed homes on Duchess Avenue have transacted between about S$2,100 and S$2,600 psf on land in recent years, with quantum well above S$12 million for detached homes.[6] That underlines why many families see Duchess Residences as a “condo alternative” to classic Bukit Timah landed—similar address prestige but with a lower total quantum and full facilities.
To see up-to-date asking prices and actual listings, you can Browse available units at Duchess Residences via Homejourney’s search: Property Search . Simply search for “Duchess Residences” or use the direct query link provided by Homejourney.
Historical Price Trends and PSF Movement
Over the last decade, prices at Duchess Residences and the surrounding Duchess Avenue micro‑enclave have broadly tracked the Core Central Region condo performance, with some resilience due to its school belt positioning. URA’s private residential price index for the Core Central Region shows steady appreciation from the mid‑2010s to 2021, a strong upswing post‑pandemic through 2022, and some moderation after the April 2023 cooling measures.Business Times Property
Within this context, the 2024 recorded transactions around S$1,700–S$2,150 psf for Duchess Residences indicate that the project has held value well compared to older leasehold peers and remains competitive versus newer freehold/999-year projects further down Bukit Timah Road that now often cross S$2,500 psf.[2][3]
According to price trend tools that track similar 1,600–1,700 sq ft units within 1 km of Duchess Residences, comparable condos have recently transacted near the mid-S$2,000 psf range at peaks, with Duchess Residences sometimes pricing slightly below these highs—reflecting its boutique scale and 2011 completion, but also giving investors a relative value angle.[7]
For a verified breakdown of transaction dates, PSF movements and individual stack performance, use Homejourney’s project page: View comprehensive analysis of Duchess Residences Projects Directory and specifically the Duchess Residences project entry Projects .
Comparing Duchess Residences to Nearby Developments
When evaluating Duchess Residences Price Trends and Market Analysis, it helps to compare with similar D10 condos around Tan Kah Kee and Bukit Timah: low‑rise, family‑oriented, near top schools and within the same MRT catchment. Within 1–2 MRT stops, you will find a mix of older large‑format condos and newer launches with higher PSF but typically smaller unit sizes.
Based on URA Realis patterns and observed asking prices (2024–2025), projects nearer Sixth Avenue or Farrer Road with newer completion dates tend to exceed S$2,500 psf for typical 2–3 bedroom units, whereas Duchess Residences often sits below that, especially for units above 1,600 sq ft.[3][7] In effect, buyers here are paying a “Bukit Timah school belt” premium but not the absolute top‑tier PSF seen in the newest CCR launches.
If you are comparing investment cases across districts, Homejourney also provides detailed price trend content for other developments such as Chestervale in D23 Chestervale Price Trends & Market Analysis | Homejourney Guide and Beechwood Terrace Beechwood Terrace Investment: Rental Yields & Growth Analysis | Homejourney . This lets you benchmark D10 CCR performance versus OCR or landed‑heavy enclaves.
Rental Market and Yield Estimates
Rents in the Bukit Timah–Duchess area have climbed in recent years, driven by expatriate families and local households who want to be within 1 km of top schools but are not ready to buy landed property. Condo rentals across the Core Central Region saw strong gains from 2021 to 2023, and though growth slowed in late 2023 and 2024, levels remain elevated.Straits Times Housing News
Public data summarised for Duchess Residences suggests that typical monthly rents for larger family units can reach the high–S$9,000s to S$10,000+ range, depending on size and renovation.[3][8] For example, a 3+1 or 4‑bedroom unit in the 1,800–2,000 sq ft range could realistically command that kind of rent if well maintained and within walking distance to Tan Kah Kee MRT.
Assuming a purchase price of around S$3.8–S$4.2 million for such a unit and gross annual rent of roughly S$120,000, the indicative gross rental yield would sit around 2.8–3.2%. This is broadly in line with many CCR family‑sized condos. Yields are not high compared with mass‑market projects, but they are supported by stable demand from a resilient tenant pool (international school teachers, expatriate professionals, and local families between homes).
For investors, Homejourney recommends using an updated mortgage and yield calculator before committing. You can Calculate your monthly payments using Homejourney’s bank rate tools Bank Rates and then overlay rental assumptions to stress‑test your cash flow.
Key Drivers Behind Duchess Residences Prices
1. School Belt Advantage and 1 km Primary School Radius
Duchess Residences is within walking distance of sought‑after schools in the Bukit Timah corridor (for example, the cluster around Bukit Timah Road and Dunearn Road), making it attractive to parents who prioritise MOE primary school proximity. The Ministry of Education’s school placement framework gives priority to families living within 1 km of a school, and this remains a major driver of home selection.CNA Property News
On weekday mornings, you will regularly see families walking or scootering to school from Duchess Avenue, cutting through small side streets rather than staying on Bukit Timah Road—one of those small local habits you only notice if you spend time in the area. This walkability factor is difficult to replicate in more car‑dependent precincts.
