DUCHESS RESIDENCES
UrbanLens Analysis
At $1,975 PSF, DUCHESS RESIDENCES prices 10% below the District 10 median. Compare that to 19 NASSIM at $3,381 PSF -- a 42% premium that buyers need to justify. The 8-minute walk to Tan Kah Kee MRT (626m) is workable, though not the kind of proximity that commands a premium on its own.
The 7.0% gain in two years signals steady demand -- solid, not speculative. 6 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. The 2.4% yield trails the CCR average of 3.0%. At $6,913/month median rent, this is a capital-appreciation bet, not an income play.
The 120-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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