District 10 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 10 takes in Ardmore Park, Nassim, Draycott Park, Tanglin, Grange Road, part of River Valley Road, Balmoral, Bukit Timah Road, Holland Road, Leedon Heights and Farrer Road. URA places all of it in the Core Central Region.

It is a freehold district by number of developments and by resales. Of the 295 developments that recorded a sale in the past five years, 270 are freehold or on 999-year leases, and those made 612 of the 798 resales in the 12 months to September 2026, or 77%. Homes are large: just under half of the freehold and 999-year resales, 303 of 612, were of 1,600 sq ft or more.

The developments differ widely among themselves, and most had few resales, so the figures below are given by tenure, lease era and size, and no single price is given for the district as a whole.

Stock profile

Sales are spread thinly. Of the 208 developments with a resale, 158 had fewer than five in the 12 months and 69 had exactly one. Among the 188 freehold and 999-year developments with a resale, 146 had fewer than five.

What sold each year

In the four full years from 2022 to 2025, resales ran between 737 and 887 a year. The 887 of 2024 includes 151 at one development, Cuscaden Reserve, 82 of them in March and April. New sales were 85 in 2024 and 919 in 2025.

Resale prices by tenure and lease era

Freehold and 999-year homes had a median price of $3.60M, with the middle half between $2.49M and $5.33M, at a median size of 1,588 sq ft. The three groups of 99-year homes are small. The group with leases from 2000 to 2014 is in effect one development: D'Leedon made 74 of its 82 resales. The 99-year groups include two developments on longer leases: Lutheran Towers, on a 103-year lease, and Parksuites, on a 110-year lease. The group with leases from 2015 is 36 resales in five developments, 29 of them in two, Fourth Avenue Residences and 19 Nassim, with a median size of 678 sq ft.

What each size cost

For freehold and 999-year homes the median price rose from $918,000 under 500 sq ft to $1.38M at 500 to 799 sq ft, $2.38M at 800 to 1,199 sq ft, $3.17M at 1,200 to 1,599 sq ft and $5.33M at 1,600 sq ft and over.

By total price, 111 of the 612 freehold and 999-year resales were under $2M, 113 were $2M to $3M, 216 were $3M to $5M, 142 were $5M to $10M and 30 were $10M or more.

Where the resales are

D'Leedon, on a 99-year lease, had 74 resales, 9% of the district's total. No other development had more than 21. The five developments with the most resales made 18% of them and the top ten 27%.

Every sale on record for a development is on the Property Research page. Five of those with the most resales (three developments tie for fifth place, with 16 each): D'Leedon, Valley Park, Spring Grove, The Draycott and Fourth Avenue Residences.

Disclosure: James Wong is marketing a home in Holland Peak, a freehold development on Holland Hill. Its record: Holland Peak.

What a freehold home here sold for per square foot, development by development, is examined in District 10 freehold and 999-year: half of 42 developments had medians of $2,142 to $2,713 per sq ft.

What developers are selling

Developers sold 755 homes in the 12 months, in seven developments. Skye at Holland, on a 99-year lease, made 666 of them, 658 recorded in October 2025, at a median of $2,949 per square foot and $2.29M. Upperhouse at Orchard Boulevard made 47 and Amberwood at Holland 24. Four freehold or 999-year developments made 18 new sales between them.

New sales and freehold resales

In each of the four size bands in which it sold, the median price per square foot of new sales at Skye at Holland was 27% to 39% above the median for freehold and 999-year resales across the district. This is not like for like. A new sale may be of a home that is not yet completed, Skye at Holland is one development in one location, and the resales are spread over many developments whose age the records do not give.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT

Eight MRT stations have postal codes in District 10. Botanic Gardens is an interchange between the Circle and Downtown lines, and Stevens between the Downtown and Thomson-East Coast lines. Farrer Road and Holland Village are on the Circle Line. Sixth Avenue and Tan Kah Kee are on the Downtown Line. Napier and Orchard Boulevard are on the Thomson-East Coast Line.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists two primary schools with postal codes in District 10: Henry Park Primary School and Nanyang Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Start from the total price and the size. Freehold and 999-year homes had median prices from $918,000 under 500 sq ft to $5.33M at 1,600 sq ft and over.
• Compare developments, not the district. Among the 42 freehold and 999-year developments with at least five resales, the developments' own median prices per square foot ranged from $1,819 to $4,290, and half lay between $2,142 and $2,713.
• Check how many recent sales the development has. 146 of the 188 freehold and 999-year developments with a resale had fewer than five in the 12 months.
• For a 99-year home with an older lease, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• Your development may have had one resale in the past year, or a handful. 158 of the 208 developments with a resale had fewer than five.
• With few sales in your own development, the comparison may have to come from other developments. It helps to be able to show which ones are comparable in tenure, size and location.
• Developers' sales in the district are a reference buyers may have seen. Skye at Holland sold 666 new units in the same 12 months at a median of $2,949 per square foot.