Prime District Guide · Bukit Timah · Holland · Tanglin · Nassim
Where Singapore's old wealth lives — freehold, low-density, and anchored by the country's most sought-after school belt.
District 10 is where Singapore's old wealth lives. Tanglin's leafy avenues are lined with embassies and Good Class Bungalows. Bukit Timah borders the nature reserve and some of the island's most prestigious schools. Holland Village brings a relaxed, village-like energy rare this close to the city. The district is lower density, more residential in character, and overwhelmingly freehold — a rarity in land-scarce Singapore.
The district covers Ardmore, Bukit Timah, Holland Road and Tanglin — postal sectors 24 through 27. Unlike District 9, landed homes form a significant share of the market here, pushing quantum values substantially higher for the right addresses.
The Botanic Gardens — Singapore's only UNESCO World Heritage Site — sits at the district's heart, with Bukit Timah Nature Reserve bordering the north. The school belt is unrivalled: Raffles Girls' Primary, Nanyang Primary, Hwa Chong Institution, and international schools including SAS and the Swiss School. Car ownership is effectively expected; MRT access exists but is more peripheral.
Standout addresses include Nassim Hill, Ardmore Park, Leedon Residence, Gramercy Park, and the landed enclave along Coronation Road.
Buyers for whom freehold tenure matters to long-term wealth planning. Families where school proximity is a primary factor. Those who want space, greenery and lower density, or who are targeting landed property. Buyers with a ten-year-plus hold or a legacy intention.
Two points foreign buyers should know. Good Class Bungalows are restricted to Singapore Citizens — a common source of confusion for international buyers exploring the landed segment. And District 10 has historically drawn a higher share of foreign buyers in certain developments: Gramercy Park recorded 50% foreign ownership among its 2025 transactions.
| Typical PSF (condo) | S$2,200 – $3,200 |
| Ultra-luxury tier | S$3,500 – $5,000+ |
| Entry 2-bedroom quantum | From ~S$2.4M |
| Gross rental yield | Around 2.6 – 3.2% |
| Tenure | High — around 85% freehold stock |
| Landed supply | Significant, including GCBs |
A citizen buying their first home pays S$89,600 in duty here. A foreign buyer pays S$1,529,600 — 64% of the price on top of the price. Run your own figures in the stamp duty calculator.
What areas are in District 10 Singapore?
District 10 covers Ardmore, Bukit Timah, Holland Road and Tanglin — postal sectors 24 through 27. It also takes in Nassim and Holland Village, and is one of Singapore's three traditional prime districts.
Why is District 10 mostly freehold and does it matter?
Around 85% of District 10's stock is freehold, against a District 9 market that is predominantly leasehold. Freehold title means no leasehold decay on valuations over time, which matters most for multi-generational wealth planning or a hold of twenty years or more. Over a five-year horizon the effect is far smaller.
Can foreigners buy landed property or a GCB in District 10?
Good Class Bungalows are restricted to Singapore Citizens. Foreigners may buy private condominiums and apartments in District 10 freely, subject to 60% ABSD, but landed residential property requires government approval and GCBs are not available to non-citizens at all.
Considering District 10?
I work across Districts 9, 10 and 11 and can pull current transaction data for the specific streets and projects you are weighing up — with no obligation either way.
Chat with Andee on WhatsAppMarket figures on this page reflect conditions as published on this site and are indicative only — property pricing, yields and tenure profiles vary considerably by project, unit and transaction date. Nothing here constitutes financial, legal or tax advice. Confirm your position with a qualified conveyancing lawyer before committing to a purchase. Andee Ching, CEA No. R071050B, Huttons Asia Pte Ltd, Licence No. L3008899K.