homequant
apartment · 268906

Dukes Residence

Project page · Freehold

Indicative value range
S$3,455,395 – S$5,229,150
Indicative mid S$3,708,485 · S$2,237 psf

Based on 75 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026The Park Vale · 946 m01-051,485 sqftS$2,868,000S$1,931 psf×1.000S$1,931 psf
Aug 2026Shelford Suites · 579 m01-051,270 sqftS$2,660,000S$2,094 psf×1.000S$2,094 psf
Aug 2026Shelford 23 · 709 m01-051,528 sqftS$2,960,000S$1,937 psf×1.000S$1,937 psf
Jul 2026The Tresor · 585 m01-051,485 sqftS$3,800,000S$2,558 psf×1.000S$2,558 psf
Jun 2026The Shelford · 456 m01-051,389 sqftS$3,760,000S$2,708 psf×1.000S$2,708 psf
Jun 2026The Shelford · 456 m01-051,227 sqftS$2,830,000S$2,306 psf×1.000S$2,306 psf
Jun 2026Shelford 23 · 709 m01-051,755 sqftS$3,250,000S$1,852 psf×1.000S$1,852 psf
May 2026Cluny Park Residence · 254 m01-051,216 sqftS$2,680,000S$2,203 psf×1.000S$2,203 psf
May 2026Spanish Village · 966 m01-051,668 sqftS$3,638,888S$2,181 psf×1.000S$2,181 psf
Apr 2026The Park Vale · 946 m01-051,927 sqftS$3,500,000S$1,817 psf×1.000S$1,817 psf
Apr 2026Dunearn 386 · 329 m01-051,163 sqftS$2,950,000S$2,538 psf×1.000S$2,538 psf
Apr 2026Cluny Park Residence · 254 m01-051,507 sqftS$4,300,000S$2,853 psf×1.000S$2,853 psf
Mar 2026Nineteen Shelford Road · 525 m01-051,561 sqftS$3,050,000S$1,954 psf×1.018S$1,990 psf
Mar 2026The Park Vale · 946 m01-051,410 sqftS$2,720,000S$1,929 psf×1.018S$1,964 psf
Mar 2026Watten House · 805 m01-051,539 sqftS$4,990,000S$3,242 psf×1.018S$3,301 psf
Mar 2026Watten House · 805 m01-051,539 sqftS$5,090,000S$3,307 psf×1.018S$3,367 psf
Feb 2026Watten House · 805 m01-051,539 sqftS$4,904,000S$3,186 psf×1.018S$3,244 psf
Feb 2026Cluny Park Residence · 254 m01-051,195 sqftS$2,700,000S$2,260 psf×1.018S$2,301 psf
Feb 2026Spanish Village · 966 m01-051,593 sqftS$3,500,000S$2,197 psf×1.018S$2,237 psf
Feb 2026Adam Park Condominium · 777 m01-051,216 sqftS$2,600,000S$2,138 psf×1.018S$2,177 psf
Jan 2026The Shelford · 456 m01-051,851 sqftS$4,730,000S$2,555 psf×1.018S$2,602 psf
Jan 2026Shelford Suites · 579 m01-051,270 sqftS$2,700,000S$2,126 psf×1.018S$2,165 psf
Jan 2026Watten House · 805 m01-051,539 sqftS$4,985,000S$3,239 psf×1.018S$3,298 psf
Jan 2026Watten House · 805 m01-051,539 sqftS$5,011,000S$3,256 psf×1.018S$3,315 psf
Jan 2026Cluny Park Residence · 254 m01-051,216 sqftS$2,750,000S$2,261 psf×1.018S$2,302 psf
Jan 2026Spanish Village · 966 m01-051,539 sqftS$3,150,000S$2,046 psf×1.018S$2,084 psf
Jan 202618 Shelford · 662 m01-051,873 sqftS$3,838,000S$2,049 psf×1.018S$2,087 psf
Dec 2025Nineteen Shelford Road · 525 m01-051,561 sqftS$3,000,000S$1,922 psf×1.024S$1,968 psf
Dec 2025Watten House · 805 m01-051,539 sqftS$5,063,000S$3,289 psf×1.024S$3,369 psf
Dec 202528 Shelford · 834 m01-051,195 sqftS$2,480,000S$2,076 psf×1.024S$2,126 psf
Nov 2025Watten House · 805 m01-051,539 sqftS$5,063,000S$3,289 psf×1.024S$3,369 psf
Nov 2025Watten House · 805 m01-051,539 sqftS$5,011,000S$3,256 psf×1.024S$3,334 psf
Nov 2025Dunearn 386 · 329 m01-051,163 sqftS$2,828,000S$2,433 psf×1.024S$2,491 psf
Oct 2025The Shelford · 456 m01-051,442 sqftS$3,700,000S$2,565 psf×1.024S$2,627 psf
Oct 2025Shelford Suites · 579 m01-051,270 sqftS$2,650,000S$2,086 psf×1.024S$2,137 psf
Oct 2025Watten House · 805 m01-051,539 sqftS$5,011,000S$3,256 psf×1.024S$3,334 psf
Oct 2025Duchess Royale · 677 m01-051,238 sqftS$2,550,000S$2,060 psf×1.024S$2,110 psf
Oct 202528 Shelford · 834 m01-051,184 sqftS$2,400,000S$2,027 psf×1.024S$2,076 psf
Sept 2025Shelford Suites · 579 m01-051,442 sqftS$2,950,000S$2,045 psf×0.988S$2,021 psf
Sept 2025Spanish Village · 966 m01-051,701 sqftS$3,700,000S$2,176 psf×0.988S$2,150 psf
Sept 202518 Shelford · 662 m01-051,206 sqftS$2,550,000S$2,115 psf×0.988S$2,091 psf
Aug 2025Shelford Suites · 579 m01-051,270 sqftS$2,750,000S$2,165 psf×0.988S$2,140 psf
Aug 2025Shelford Suites · 579 m01-051,270 sqftS$2,700,000S$2,126 psf×0.988S$2,101 psf
Aug 2025One Duchess · 518 m01-051,421 sqftS$2,920,000S$2,055 psf×0.988S$2,031 psf
Aug 2025Gallop Gables · 872 m01-051,550 sqftS$3,050,000S$1,968 psf×0.988S$1,945 psf
Aug 2025Gallop Gables · 872 m01-051,744 sqftS$4,108,000S$2,356 psf×0.988S$2,328 psf
Jul 2025Shelford Suites · 579 m01-051,270 sqftS$2,720,000S$2,142 psf×0.988S$2,117 psf
Jun 2025Shelford Suites · 579 m01-051,292 sqftS$2,680,000S$2,075 psf×1.005S$2,085 psf
Jun 2025Shelford Suites · 579 m01-051,604 sqftS$2,980,000S$1,858 psf×1.005S$1,867 psf
Jun 2025The Tresor · 585 m01-051,399 sqftS$3,738,000S$2,671 psf×1.005S$2,685 psf
Jun 2025Watten House · 805 m01-051,539 sqftS$5,063,000S$3,289 psf×1.005S$3,306 psf
May 2025The Tresor · 585 m01-051,927 sqftS$5,050,000S$2,621 psf×1.005S$2,634 psf
May 2025Spanish Village · 966 m01-051,163 sqftS$2,300,000S$1,978 psf×1.005S$1,988 psf
May 2025Gallop Gables · 872 m01-051,733 sqftS$4,080,000S$2,354 psf×1.005S$2,366 psf
Apr 2025The Tresor · 585 m01-051,873 sqftS$4,753,800S$2,538 psf×1.005S$2,551 psf
Apr 2025Watten House · 805 m01-051,851 sqftS$6,268,000S$3,386 psf×1.005S$3,402 psf
Mar 2025Watten House · 805 m01-051,851 sqftS$6,213,000S$3,356 psf×1.035S$3,474 psf
Mar 2025Watten House · 805 m01-051,539 sqftS$5,053,000S$3,283 psf×1.035S$3,399 psf
Mar 2025Watten House · 805 m01-051,539 sqftS$5,063,000S$3,289 psf×1.035S$3,405 psf
Mar 2025Coronation Arcade · 236 m01-051,281 sqftS$1,908,000S$1,490 psf×1.035S$1,542 psf
Mar 2025Shelford Regency · 569 m01-051,367 sqftS$2,670,000S$1,953 psf×1.035S$2,022 psf
Feb 2025Shelford Suites · 579 m01-051,227 sqftS$2,900,000S$2,363 psf×1.035S$2,447 psf
Feb 2025The Tresor · 585 m01-051,421 sqftS$3,730,000S$2,625 psf×1.035S$2,718 psf
Feb 2025Watten House · 805 m01-051,539 sqftS$5,084,000S$3,303 psf×1.035S$3,419 psf
Feb 2025Watten House · 805 m01-051,539 sqftS$5,032,000S$3,269 psf×1.035S$3,384 psf
Feb 2025Spanish Village · 966 m01-051,615 sqftS$3,260,000S$2,019 psf×1.035S$2,090 psf
Jan 2025Shelford Suites · 579 m01-051,270 sqftS$2,650,000S$2,086 psf×1.035S$2,160 psf
Jan 202528 Shelford · 834 m01-051,195 sqftS$2,268,000S$1,898 psf×1.035S$1,965 psf
Dec 2024Watten House · 805 m01-051,851 sqftS$6,178,000S$3,337 psf×1.043S$3,481 psf
Dec 2024Dukes Residence01-051,615 sqftS$3,188,000S$1,975 psf×1.043S$2,060 psf
Nov 2024Shelford Suites · 579 m01-051,442 sqftS$2,700,000S$1,872 psf×1.043S$1,953 psf
Nov 2024Watten House · 805 m01-051,539 sqftS$5,084,000S$3,303 psf×1.043S$3,446 psf
Nov 2024Watten House · 805 m01-051,539 sqftS$5,090,000S$3,307 psf×1.043S$3,450 psf
Nov 2024Cluny Park Residence · 254 m01-051,593 sqftS$4,680,000S$2,938 psf×1.043S$3,065 psf
Nov 2024Shelford Regency · 569 m01-051,281 sqftS$2,650,000S$2,069 psf×1.043S$2,158 psf

How accurate is this estimate for Dukes Residence?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.23% gross yield

S$82,800 of rent a year against the estimate above · 0.4 points below flats like it

Leases signed here within a quarter of this size run about S$6,900 a month, the middle of 11 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261600-1700 sqft3Non-landed PropertiesS$6,900
Q3 20261600-1700 sqft3Non-landed PropertiesS$6,425
Q3 20261600-1700 sqft3Non-landed PropertiesS$6,425
Q3 20261700-1800 sqft3Non-landed PropertiesS$6,400
Q2 20261600-1700 sqft3Non-landed PropertiesS$7,300
Q2 20261600-1700 sqft3Non-landed PropertiesS$7,300
Q2 20261600-1700 sqft3Non-landed PropertiesS$7,000
Q2 20261600-1700 sqft3Non-landed PropertiesS$7,000

median of 11 URA rental contracts at Dukes Residence within a quarter of 154 sqm, since 2025Q4.

Buying or selling at S$3,708,485?

Buying: Stamp duty on S$3,708,485 · Cash and CPF needed on S$3,708,485 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,708,485.

Each opens with this figure filled in; change anything there.

Primary schools near 25 Duke's Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2024
Dukes Residence · 01-05 · Apartment
1,615 sqftS$3,188,000S$1,975 psf
Oct 2024
Dukes Residence · 01-05 · Apartment
1,076 sqftS$2,580,000S$2,397 psf
Aug 2024
Dukes Residence · 01-05 · Apartment
2,433 sqftS$4,000,000S$1,644 psf
Feb 2024
Dukes Residence · 01-05 · Apartment
1,076 sqftS$2,300,000S$2,137 psf
Mar 2022
Dukes Residence · 01-05 · Apartment
1,711 sqftS$3,228,000S$1,886 psf
Dec 2021
Dukes Residence · 01-05 · Apartment
1,711 sqftS$3,000,000S$1,753 psf
Nov 2021
Dukes Residence · 01-05 · Apartment
1,701 sqftS$3,190,000S$1,876 psf
See more

Showing 7 of 8.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.