RPS · Resale Project Scorecard
Duchess Residences — Grade C
RPS score 5.27/10 · D10 · Bukit Timah, Holland, Tanglin · 120 units · scored across 7 weighted factors — methodology published.
999YR · Oxley Holdings · TOP 2011
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.32% — below-median performance vs same-vintage peers (22th percentile of 2011-era cohort).
2 primary schools within 1km (nearest: RAFFLES GIRLS' PRIMARY SCHOOL at 0.77km). Strong school proximity — a genuine advantage for young families.
120 units — boutique development. Lower transaction frequency and limited shared facilities.
0.70km from Tan Kah Kee Mrt Stn (DT8) — short walk to MRT, good transport convenience.
Rental yield of 2.40% — weak income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.70km, far enough that the impact on this project is modest.
Primary schools within 1km: Raffles Girls' Primary School, Nanyang Primary School.
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The verdict· Scores updated September 2026
Duchess Residences scores 5.27 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1734th of 2,357 resale condos scored in Singapore and 149th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Rental Yield (2/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: future transformation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Duchess Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $2,112 psf, median price $4.80M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,799 psf | $5.50M |
| Apr–Jun 2026 | 4 | $2,112 psf | $4.32M |
| Jul–Sep 2026 | 1 | $2,414 psf | $4.60M |
| 12-month total | 6 | $2,112 psf | $4.80M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Duchess Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1734th of 2,357, scores updated September 2026.
- Is Duchess Residences a good buy in 2026?
- Duchess Residences scores 5.27/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1734th of 2,357 Singapore resale condos and 149th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Duchess Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Duchess Residences, at a median of $2,112 psf and a median price of $4.80M (range $1,653 psf to $2,449 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Duchess Residences from the nearest MRT station?
- Duchess Residences is about 700m from Tan Kah Kee MRT (DT8), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Duchess Residences compare with 9 Holland Hill?
- 9 Holland Hill is the project scored next to Duchess Residences on the District 10 ranking: 5.27 (Grade C) against Duchess Residences's 5.27 (Grade C). Duchess Residences scores higher on Primary School Effect (7 vs 2) and Project Size (5 vs 3); 9 Holland Hill scores higher on Project's Historical Performance (3 vs 9).
- Which primary schools are within 1km of Duchess Residences?
- 2 primary schools are within 1km of Duchess Residences: Raffles Girls' Primary School, Nanyang Primary School. 2 primary schools within 1km (nearest: RAFFLES GIRLS' PRIMARY SCHOOL at 0.77km). Strong school proximity — a genuine advantage for young families. Duchess Residences scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Duchess Residences, and how big is the project?
- Duchess Residences is 999-year leasehold, completed in 2011, has 120 units, developed by Oxley Holdings. 999-year tenure — effectively freehold from a valuation standpoint. 120 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Duchess Residences in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- 9 Holland HillC5.27
- LiberteC5.27
- 21 AndersonC5.28
- Loft @ NathanC5.27
- Warner CourtC5.29
- Balmoral CrestC5.26
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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