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condo · 269032

Duchess Manor

Project page · 999-year lease from 1875

Indicative value range
S$2,059,550 – S$2,279,037
Indicative mid S$2,116,559 · S$2,137 psf

Based on 68 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

999-year 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
Oct 2026Nineteen Shelford Road · 527 m01-05936 sqftS$1,950,000S$2,082 psf×1.000S$2,082 psf
Sept 202628 Shelford · 683 m01-05840 sqftS$2,050,000S$2,442 psf×1.000S$2,442 psf
Aug 2026Shelford Suites · 606 m01-051,270 sqftS$2,660,000S$2,094 psf×1.000S$2,094 psf
Aug 2026Cluny Park Residence · 745 m01-05818 sqftS$2,580,000S$3,154 psf×1.000S$3,154 psf
Jul 2026Nineteen Shelford Road · 527 m01-05915 sqftS$1,800,000S$1,967 psf×1.000S$1,967 psf
Jul 2026Nineteen Shelford Road · 527 m06-10850 sqftS$1,850,000S$2,176 psf×1.000S$2,176 psf
Jul 2026Dunearn 386 · 465 m01-05915 sqftS$2,260,000S$2,470 psf×1.000S$2,470 psf
Jul 2026One Duchess · 92 m01-05807 sqftS$1,993,290S$2,469 psf×1.000S$2,469 psf
Jun 2026The Shelford · 462 m01-051,227 sqftS$2,830,000S$2,306 psf×1.000S$2,306 psf
Jun 2026Nineteen Shelford Road · 527 m01-05764 sqftS$1,350,000S$1,766 psf×1.000S$1,766 psf
May 202621 Shelford · 609 m01-05915 sqftS$1,850,000S$2,022 psf×1.000S$2,022 psf
May 2026Cluny Park Residence · 745 m01-051,216 sqftS$2,680,000S$2,203 psf×1.000S$2,203 psf
May 2026Adam Place · 563 m01-05915 sqftS$1,750,000S$1,913 psf×1.000S$1,913 psf
Apr 202621 Shelford · 609 m01-051,044 sqftS$2,200,000S$2,107 psf×1.000S$2,107 psf
Apr 2026Nineteen Shelford Road · 527 m01-05947 sqftS$1,980,000S$2,090 psf×1.000S$2,090 psf
Apr 2026Coronation Grove · 632 m01-051,249 sqftS$2,400,000S$1,922 psf×1.000S$1,922 psf
Apr 2026Dunearn 386 · 465 m01-051,163 sqftS$2,950,000S$2,538 psf×1.000S$2,538 psf
Feb 202610 Shelford · 562 m01-05818 sqftS$1,070,000S$1,308 psf×1.018S$1,332 psf
Feb 2026Cluny Park Residence · 745 m01-051,195 sqftS$2,700,000S$2,260 psf×1.018S$2,301 psf
Feb 2026One Duchess · 92 m01-05883 sqftS$2,180,000S$2,470 psf×1.018S$2,515 psf
Feb 2026Adam Park Condominium · 717 m01-05893 sqftS$1,850,000S$2,071 psf×1.018S$2,109 psf
Feb 2026Adam Park Condominium · 717 m01-051,216 sqftS$2,600,000S$2,138 psf×1.018S$2,177 psf
Jan 2026The Shelford · 462 m01-051,076 sqftS$2,680,000S$2,490 psf×1.018S$2,535 psf
Jan 2026Shelford Suites · 606 m01-051,270 sqftS$2,700,000S$2,126 psf×1.018S$2,165 psf
Jan 2026Nineteen Shelford Road · 527 m01-05764 sqftS$1,375,000S$1,799 psf×1.018S$1,832 psf
Jan 2026Cluny Park Residence · 745 m01-051,216 sqftS$2,750,000S$2,261 psf×1.018S$2,302 psf
Dec 2025Nineteen Shelford Road · 527 m01-05700 sqftS$1,380,000S$1,972 psf×1.024S$2,020 psf
Dec 202528 Shelford · 683 m01-051,195 sqftS$2,480,000S$2,076 psf×1.024S$2,126 psf
Nov 2025Dunearn 386 · 465 m01-051,163 sqftS$2,828,000S$2,433 psf×1.024S$2,491 psf
Oct 2025Shelford Suites · 606 m01-051,270 sqftS$2,650,000S$2,086 psf×1.024S$2,137 psf
Oct 2025Duchess Royale · 166 m01-051,238 sqftS$2,550,000S$2,060 psf×1.024S$2,110 psf
Oct 2025Shelford Regency · 474 m01-051,152 sqftS$2,650,000S$2,301 psf×1.024S$2,356 psf
Oct 2025Adam Park Condominium · 717 m01-05958 sqftS$2,000,000S$2,088 psf×1.024S$2,138 psf
Oct 202528 Shelford · 683 m01-051,184 sqftS$2,400,000S$2,027 psf×1.024S$2,076 psf
Sept 202518 Shelford · 659 m01-051,206 sqftS$2,550,000S$2,115 psf×0.988S$2,091 psf
Aug 2025Shelford Suites · 606 m01-051,270 sqftS$2,750,000S$2,165 psf×0.988S$2,140 psf
Aug 2025Shelford Suites · 606 m01-051,270 sqftS$2,700,000S$2,126 psf×0.988S$2,101 psf
Aug 2025Nineteen Shelford Road · 527 m06-10861 sqftS$1,880,000S$2,183 psf×0.988S$2,158 psf
Aug 2025Cluny Park Residence · 745 m01-05840 sqftS$2,680,000S$3,192 psf×0.988S$3,155 psf
Aug 2025Adam Place · 563 m01-05915 sqftS$1,730,000S$1,891 psf×0.988S$1,869 psf
Jul 2025Shelford Suites · 606 m01-051,270 sqftS$2,720,000S$2,142 psf×0.988S$2,117 psf
Jul 202521 Shelford · 609 m01-05872 sqftS$1,800,000S$2,065 psf×0.988S$2,041 psf
Jun 2025Duchess Manor01-05990 sqftS$2,368,888S$2,392 psf×1.005S$2,404 psf
Jun 202510 Shelford · 562 m01-05797 sqftS$930,000S$1,168 psf×1.005S$1,173 psf
Jun 2025Shelford Regency · 474 m01-051,152 sqftS$2,530,000S$2,197 psf×1.005S$2,208 psf
May 2025Nineteen Shelford Road · 527 m06-10861 sqftS$1,800,000S$2,090 psf×1.005S$2,101 psf
Apr 2025Duchess Manor01-051,119 sqftS$2,680,000S$2,394 psf×1.005S$2,406 psf
Mar 2025Nineteen Shelford Road · 527 m01-05915 sqftS$1,820,000S$1,989 psf×1.035S$2,059 psf
Mar 2025Nineteen Shelford Road · 527 m06-10893 sqftS$1,800,000S$2,015 psf×1.035S$2,086 psf
Mar 2025Nineteen Shelford Road · 527 m06-10893 sqftS$1,888,888S$2,114 psf×1.035S$2,189 psf
Mar 2025Coronation Arcade · 344 m01-051,281 sqftS$1,908,000S$1,490 psf×1.035S$1,542 psf
Mar 2025Adam Park Condominium · 717 m01-05893 sqftS$1,820,000S$2,037 psf×1.035S$2,109 psf
Feb 2025D'Chateau @ Shelford · 607 m01-05775 sqftS$1,710,000S$2,206 psf×1.035S$2,284 psf
Feb 2025Shelford Suites · 606 m01-051,227 sqftS$2,900,000S$2,363 psf×1.035S$2,447 psf
Feb 2025Nineteen Shelford Road · 527 m01-05732 sqftS$1,200,000S$1,639 psf×1.035S$1,697 psf
Feb 2025Cluny Park Residence · 745 m01-05840 sqftS$2,688,000S$3,202 psf×1.035S$3,314 psf
Feb 2025Adam Park Condominium · 717 m01-05958 sqftS$1,980,000S$2,067 psf×1.035S$2,140 psf
Jan 2025Shelford Suites · 606 m01-051,270 sqftS$2,650,000S$2,086 psf×1.035S$2,160 psf
Jan 2025Nineteen Shelford Road · 527 m06-10893 sqftS$1,850,000S$2,071 psf×1.035S$2,144 psf
Jan 202528 Shelford · 683 m01-051,195 sqftS$2,268,000S$1,898 psf×1.035S$1,965 psf
Dec 2024One Duchess · 92 m01-05775 sqftS$1,960,000S$2,529 psf×1.043S$2,638 psf
Dec 2024Shelford Regency · 474 m01-05926 sqftS$2,000,000S$2,161 psf×1.043S$2,254 psf
Dec 202428 Shelford · 683 m01-05840 sqftS$1,750,000S$2,084 psf×1.043S$2,175 psf
Nov 2024Shelford Suites · 606 m01-05893 sqftS$1,820,000S$2,037 psf×1.043S$2,125 psf
Nov 2024Nineteen Shelford Road · 527 m01-05936 sqftS$1,868,000S$1,995 psf×1.043S$2,081 psf
Nov 2024Coronation Grove · 632 m01-051,249 sqftS$2,320,000S$1,858 psf×1.043S$1,938 psf
Nov 2024Shelford Regency · 474 m01-051,281 sqftS$2,650,000S$2,069 psf×1.043S$2,158 psf
Nov 2024Adam Park Condominium · 717 m01-05958 sqftS$1,930,000S$2,015 psf×1.043S$2,102 psf

How accurate is this estimate for Duchess Manor?

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.

3.27% gross yield

S$69,300 of rent a year against the estimate above · 0.64 points above flats like it

Leases signed here within a quarter of this size run about S$5,775 a month, the middle of 6 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 2026>3000 sqft4Non-landed PropertiesS$9,000
Q3 2026>3000 sqft4Non-landed PropertiesS$8,000
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,550
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,550
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,550
Q3 2026800-900 sqft2Non-landed PropertiesS$4,500
Q2 20261700-1800 sqft4Non-landed PropertiesS$7,800
Q2 2026800-900 sqft2Non-landed PropertiesS$5,000

median of 6 URA rental contracts at Duchess Manor within a quarter of 92 sqm, since 2025Q4.

Buying or selling at S$2,116,559?

Buying: Stamp duty on S$2,116,559 · Cash and CPF needed on S$2,116,559 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,116,559.

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

Primary schools near 20b Duchess 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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2025
Duchess Manor · 01-05 · Condominium
990 sqftS$2,368,888S$2,392 psf
Apr 2025
Duchess Manor · 01-05 · Condominium
1,119 sqftS$2,680,000S$2,394 psf
Oct 2024
Duchess Manor · 01-05 · Condominium
990 sqftS$2,300,000S$2,323 psf
Dec 2021
Duchess Manor · 01-05 · Condominium
635 sqftS$1,500,000S$2,362 psf
Oct 2021
Duchess Manor · 01-05 · Condominium
990 sqftS$2,260,000S$2,282 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.