Duchess Manor

5 filed transactions · District 10 · CCR

Median, per square foot
2,362 psf
Observed range
$2,282 — $2,394 psf
S$2,300k median price

999 yrs lease commencing from 1875 · 5 filed transactions

S$2,300k
Median price
5
Filed transactions
5%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month5 months with a sale

Oct '21 · S$2,260kJun '25 · S$2,369k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

92 sqm · floor 01-05Condominium · Resale · 2025-06
S$2,368,888$2392 psf
104 sqm · floor 01-05Condominium · Resale · 2025-04
S$2,680,000$2394 psf
92 sqm · floor 01-05Condominium · Resale · 2024-10
S$2,300,000$2323 psf
59 sqm · floor 01-05Condominium · Resale · 2021-12
S$1,500,000$2362 psf
92 sqm · floor 01-05Condominium · Resale · 2021-10
S$2,260,000$2282 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 10, typical project+3.1%

Middle of 17 projects in District 10 that clear the bar — half fall between -0.9% and +8.6%. 6 came out negative — high floors sold for less in 6 of them.

Every band in District 10, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$2,2651,751
06-10S$2,648991
11-15S$2,537514
16-20S$2,138270
21-25S$2,218175
26-30S$2,081101
31-35S$2,08955

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Tan Kah Kee
119m
Primary schools within 1km
2
nearest 420m
Primary schools · straight-line distance
  • Nanyang Primary School420m
  • Raffles Girls' Primary School543m
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Tan Kah Kee119m
  • Farrer Road780m
  • Botanic Gardens909m
Also nearby
  • Hawker centreAdam Road Food Centre792m
  • ParkDuchess PK178m
  • Other schoolsHwa Chong Institution188m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

11projects within 300m
$2,277–$2,621the middle half, per sq ft
$2,478median of those sales

From 55 filed sales — the 20 most recent at each project, which is all this index keeps.

ProjectAwayFiledFloorSizePSF
Landed · Dunearn Road290m2026-08—288 sqm$2,203
The Tresor105m2026-0701-05138 sqm$2,558
One Duchess150m2026-0701-0575 sqm$2,469
Princess of Wales Park245m2026-07—603 sqm$2,698
Landed · Dunearn Road290m2026-07—244 sqm$2,427
Duke'S Garden165m2026-04—351 sqm$2,753
Landed · Watten Park274m2026-04—374 sqm$3,323
Princess of Wales Park245m2026-03—394 sqm$3,116
Landed · Dunearn Road290m2026-03—2,247 sqm$2,274
The Tresor105m2026-0201-05237 sqm$2,344
One Duchess150m2026-0201-0582 sqm$2,470
Coronation Gardens165m2026-02—333 sqm$2,928
Duke'S Garden165m2025-11—351 sqm$2,597
Duchess Royale105m2025-1001-05115 sqm$2,060
One Duchess150m2025-0801-05132 sqm$2,055
Duke'S Garden165m2025-08—352 sqm$2,635
Duke'S Garden165m2025-08—352 sqm$3,006
The Tresor105m2025-0601-05130 sqm$2,671

The 18 most recent are listed, out of 55 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2025-12-04382m262° W3 storeysProposed new erection of a 3-storey envelope control detached dwelling house with a swimming pool on lot 02448c mk02 a…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,300,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,300,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$52,940
Cash in handS$1,864,644
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.