Duchess Residences: Condo Guide to Prices, Units, Location and Who It Suits
Duchess Residences is a 120-unit, 999-year leasehold condo on Duchess Avenue, District 10, completed in 2011. Facts, unit sizes, recent psf, rents and schools.
Duchess Residences is a boutique condo in one of Singapore’s most established residential enclaves: the Duchess Avenue and Sixth Avenue area off Bukit Timah Road. Completed in 2011, it has just 120 homes in low-rise blocks, all of them large, on a 999-year lease. People searching for Duchess Residences usually want to know its prices, unit sizes and school proximity. This guide covers the verified facts, then compares it fairly with a new launch in the suburbs.
Duchess Residences at a glance
| Item | Duchess Residences |
|---|---|
| Address | 102, 106, 108 and 110 Duchess Avenue |
| District / region | District 10 (Bukit Timah), CCR |
| Developer | Duchess Walk Pte Ltd (as recorded by EdgeProp) |
| Architect | MKPL Architects |
| Tenure | 999-year leasehold from 27 December 1875 |
| Completion | 2011 |
| Units / blocks | 120 units in four blocks of up to five storeys |
| Site area | About 14,141 sqm (roughly 152,000 sq ft) |
| Nearest MRT | Tan Kah Kee (DT8) ~610 m; Sixth Avenue (DT7) ~920 m; Farrer Road (CC20) ~970 m, straight line |
Sources: EdgeProp project page (URA-based records), accessed September 2026; distances from OneMap coordinates, straight line. Walking routes are longer.
Unit types and sizes
Every unit at Duchess Residences is family-sized. Based on EdgeProp’s records:
- 3-bedroom: about 1,464 to 1,615 sq ft
- 4-bedroom: about 1,873 to 3,444 sq ft
- 5-bedroom: about 4,101 sq ft (a small number of the largest units)
With 120 units on a site of about 152,000 sq ft and blocks of no more than five storeys, the development is low-density and private. Facilities are not listed in the sources we checked, so confirm them when you view.
Duchess Residences prices and rents
Based on EdgeProp’s summary of URA caveats (accessed September 2026):
- Sales, last 12 months: about S$1,653 to S$2,449 psf, averaging about S$2,090 psf.
- Highest recorded: about S$2,449 psf in June 2026 for a 1,485 sq ft unit.
- Rents, last 12 months: about S$3.6 to S$5.4 psf per month, averaging about S$4.6 psf per month; EdgeProp puts the indicative gross yield at about 2.6%.
Because the units are large, the entry quantum is high even at this psf: a 1,464 sq ft three-bedder at the 12-month average works out to roughly S$3.1 million. The buyer profile is more international than in suburban condos: about 59% Singaporeans, 18% PRs, 15% foreigners and 7% companies, according to EdgeProp. Foreign buyers pay 60% ABSD (see our foreigner ABSD guide).
Past transactions are not a forecast. Check the latest caveats before you make an offer.
Location and amenities
Duchess Avenue is a quiet, leafy road in a neighbourhood dominated by landed homes and low-rise condos. For groceries, EdgeProp lists The Fishwives, FairPrice and Cold Storage nearby, and Coronation Shopping Plaza as the nearest mall. Bukit Timah Road’s shops and eateries are close by.
The school list is a key draw. EdgeProp lists Raffles Girls’ Primary and Nanyang Primary within 1 km, Henry Park Primary within 2 km, and Hwa Chong Institution (JC) and National Junior College about 500 m and 750 m away. Nanyang Girls’ High and St. Margaret’s Secondary are within 2 km.
Transport
Tan Kah Kee station on the Downtown Line is roughly 600 m away in a straight line, with Sixth Avenue and Farrer Road (Circle Line) under 1 km. The Downtown Line runs to Botanic Gardens, Newton, Bugis and the CBD. Drivers are close to Bukit Timah Road and Dunearn Road for the drive into town.
Pros and cons
| Pros | Cons |
|---|---|
| 999-year tenure | High entry quantum; no small units |
| Boutique, low-density development | Few facilities compared with large condos (check on viewing) |
| Strong school belt nearby | Lower rental yield (about 2.6%) |
| Three MRT stations within about 1 km | Small project means fewer transactions to benchmark against |
Who Duchess Residences suits
Duchess Residences suits families who want a large home in the Bukit Timah school belt, buyers who prioritise long tenure, and those who prefer a small, quiet community. It suits yield-focused investors less, and with a small number of transactions each year, pricing a unit takes care: compare caveats for similar sizes and floors, not just the project average. For more options in the area, see our upcoming Bukit Timah condos guide, and for the market-segment context, our OCR, RCR and CCR explainer.
Resale condo or new launch?
It may seem odd to compare a D10 boutique condo with a suburban new launch, but many families weighing a large older home against a smaller new one end up doing exactly that. LinkTown Residences (Hougang Central Residences) is a new launch on the Hougang Central mixed-use site in District 19, directly linked to Hougang MRT with a future Cross Island Line interchange, a mall and a bus interchange.
| Duchess Residences | LinkTown Residences | |
|---|---|---|
| Status | Completed 2011; resale | New launch; sales expected early 2027 (UOL’s August 2026 results guide a 2H 2027 launch) |
| Tenure | 999 years from 1875 | 99 years from 2026 |
| Region | CCR (D10) | OCR (D19) |
| Price | ~S$2,090 psf average (last 12 months) | ~S$2,500–2,600 psf (analyst estimate) |
| Typical 3-bedder | ~1,464 sq ft, ~S$3.1m at average psf | ~1,066 sq ft (indicative), ~S$2.67–2.77m |
The striking point is that new OCR launches are now expected to carry a higher psf than some older CCR resale homes. At Duchess Residences, the money buys more space and tenure in a prime address; at LinkTown it buys a new building, an MRT link and integrated amenities, at a lower total price for a smaller unit. See the LinkTown price page and our leasehold vs freehold guide. LinkTown figures are indicative only.
Next steps
More condo guides in the west: The Parc Condominium, Clementi, ClementiWoods Condo, Clementi Park Condo.
If you are comparing prime resale with a new launch, list what you need most: tenure, school, space or transport. Register your interest to receive LinkTown Residences’ unit mix and prices when released.
Based on publicly reported information and URA-based transaction data as at September 2026. Verify details with URA, the managing agent, MOE and LTA.
