CCR - 3970 transactions in last 3 years
District 10 (Tanglin, Holland) sits in Singapore's Core Central Region - the prime central districts known for premium pricing, freehold-heavy stock, and strong long-term capital preservation. Buyers here are typically prioritising prestige and resilience over rental yield.
Last transaction: 2026-04-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | SKYE AT HOLLAND | $2,951 | $3,080 | N/A | 605 | 666 |
| 2 | UPPERHOUSE AT ORCHARD BOULEVARD | $3,331 | $3,477 | N/A | 224 | 301 |
| 3 | D'LEEDON | $1,997 | $2,281 | 3.3% | 205 | - |
| 4 | CUSCADEN RESERVE | $3,035 | $3,370 | 3.4% | 147 | - |
| 5 | 19 NASSIM | $3,396 | $3,763 | N/A | 89 | - |
| 6 | LEEDON GREEN | $2,936 | $2,936 | 2.7% | 87 | - |
| 7 | GRANGE 1866 | $3,074 | $3,074 | 3.0% | 48 | - |
| 8 | VALLEY PARK | $2,148 | $2,261 | 2.5% | 47 | - |
| 9 | SOMMERVILLE PARK | $2,162 | $2,162 | 2.3% | 43 | - |
| 10 | FOURTH AVENUE RESIDENCES | $2,555 | $2,837 | 3.4% | 41 | - |
| 11 | RV RESIDENCES | $2,323 | $2,445 | 3.5% | 39 | - |
| 12 | DUCHESS CREST | $1,810 | $2,247 | 3.2% | 39 | - |
| 13 | ONE DRAYCOTT | $3,264 | $3,264 | 2.5% | 35 | - |
| 14 | THE TESSARINA | $2,249 | $2,249 | 2.4% | 35 | - |
| 15 | SPRING GROVE | $1,779 | $2,273 | 3.3% | 35 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
4 tracked primary schools, including 2 elite-tier.