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apartment · 269105

Duchess Royale

Project page · 999-year lease from 1875

Indicative value range
S$2,572,808 – S$3,153,935
Indicative mid S$2,673,681 · S$2,160 psf

Based on 91 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 · 690 m01-05936 sqftS$1,950,000S$2,082 psf×1.000S$2,082 psf
Sept 2026The Park Vale · 884 m01-051,485 sqftS$2,868,000S$1,931 psf×1.000S$1,931 psf
Aug 2026Shelford Suites · 768 m01-051,270 sqftS$2,660,000S$2,094 psf×1.000S$2,094 psf
Aug 2026Shelford 23 · 785 m01-051,528 sqftS$2,960,000S$1,937 psf×1.000S$1,937 psf
Jul 2026Nineteen Shelford Road · 690 m01-05915 sqftS$1,800,000S$1,967 psf×1.000S$1,967 psf
Jul 2026The Tresor · 96 m01-051,485 sqftS$3,800,000S$2,558 psf×1.000S$2,558 psf
Jul 2026Dunearn 386 · 630 m01-05915 sqftS$2,260,000S$2,470 psf×1.000S$2,470 psf
Jun 2026The Shelford · 627 m01-051,389 sqftS$3,760,000S$2,708 psf×1.000S$2,708 psf
Jun 2026The Shelford · 627 m01-051,227 sqftS$2,830,000S$2,306 psf×1.000S$2,306 psf
Jun 2026Duchess Residences · 514 m01-051,485 sqftS$3,638,000S$2,449 psf×1.000S$2,449 psf
May 202621 Shelford · 764 m01-05915 sqftS$1,850,000S$2,022 psf×1.000S$2,022 psf
May 2026Cluny Park Residence · 892 m01-051,216 sqftS$2,680,000S$2,203 psf×1.000S$2,203 psf
May 2026Adam Place · 729 m01-05915 sqftS$1,750,000S$1,913 psf×1.000S$1,913 psf
May 2026Duchess Residences · 514 m01-051,464 sqftS$3,512,000S$2,399 psf×1.000S$2,399 psf
Apr 202621 Shelford · 764 m01-051,044 sqftS$2,200,000S$2,107 psf×1.000S$2,107 psf
Apr 2026Nineteen Shelford Road · 690 m01-05947 sqftS$1,980,000S$2,090 psf×1.000S$2,090 psf
Apr 2026Coronation Grove · 468 m01-051,249 sqftS$2,400,000S$1,922 psf×1.000S$1,922 psf
Apr 2026Dunearn 386 · 630 m01-051,163 sqftS$2,950,000S$2,538 psf×1.000S$2,538 psf
Apr 2026Cluny Park Residence · 892 m01-051,507 sqftS$4,300,000S$2,853 psf×1.000S$2,853 psf
Mar 2026Nineteen Shelford Road · 690 m01-051,561 sqftS$3,050,000S$1,954 psf×1.018S$1,990 psf
Mar 2026The Park Vale · 884 m01-051,410 sqftS$2,720,000S$1,929 psf×1.018S$1,964 psf
Mar 2026Watten House · 696 m01-051,539 sqftS$4,990,000S$3,242 psf×1.018S$3,301 psf
Mar 2026Watten House · 696 m01-051,539 sqftS$5,090,000S$3,307 psf×1.018S$3,367 psf
Feb 2026Watten House · 696 m01-051,539 sqftS$4,904,000S$3,186 psf×1.018S$3,244 psf
Feb 2026Cluny Park Residence · 892 m01-051,195 sqftS$2,700,000S$2,260 psf×1.018S$2,301 psf
Feb 2026One Duchess · 255 m01-05883 sqftS$2,180,000S$2,470 psf×1.018S$2,515 psf
Feb 2026Adam Park Condominium · 867 m01-05893 sqftS$1,850,000S$2,071 psf×1.018S$2,109 psf
Feb 2026Adam Park Condominium · 867 m01-051,216 sqftS$2,600,000S$2,138 psf×1.018S$2,177 psf
Jan 2026The Shelford · 627 m01-051,076 sqftS$2,680,000S$2,490 psf×1.018S$2,535 psf
Jan 2026Shelford Suites · 768 m01-051,270 sqftS$2,700,000S$2,126 psf×1.018S$2,165 psf
Jan 2026Watten House · 696 m01-051,539 sqftS$4,985,000S$3,239 psf×1.018S$3,298 psf
Jan 2026Watten House · 696 m01-051,539 sqftS$5,011,000S$3,256 psf×1.018S$3,315 psf
Jan 2026Cluny Park Residence · 892 m01-051,216 sqftS$2,750,000S$2,261 psf×1.018S$2,302 psf
Dec 2025Nineteen Shelford Road · 690 m01-051,561 sqftS$3,000,000S$1,922 psf×1.024S$1,968 psf
Dec 2025Watten House · 696 m01-051,539 sqftS$5,063,000S$3,289 psf×1.024S$3,369 psf
Dec 202528 Shelford · 819 m01-051,195 sqftS$2,480,000S$2,076 psf×1.024S$2,126 psf
Nov 2025Watten House · 696 m01-051,539 sqftS$5,063,000S$3,289 psf×1.024S$3,369 psf
Nov 2025Watten House · 696 m01-051,539 sqftS$5,011,000S$3,256 psf×1.024S$3,334 psf
Nov 2025Dunearn 386 · 630 m01-051,163 sqftS$2,828,000S$2,433 psf×1.024S$2,491 psf
Oct 2025The Shelford · 627 m01-051,442 sqftS$3,700,000S$2,565 psf×1.024S$2,627 psf
Oct 2025Shelford Suites · 768 m01-051,270 sqftS$2,650,000S$2,086 psf×1.024S$2,137 psf
Oct 2025Watten House · 696 m01-051,539 sqftS$5,011,000S$3,256 psf×1.024S$3,334 psf
Oct 2025Duchess Royale01-051,238 sqftS$2,550,000S$2,060 psf×1.024S$2,110 psf
Oct 2025Shelford Regency · 632 m01-051,152 sqftS$2,650,000S$2,301 psf×1.024S$2,356 psf
Oct 2025Adam Park Condominium · 867 m01-05958 sqftS$2,000,000S$2,088 psf×1.024S$2,138 psf
Oct 202528 Shelford · 819 m01-051,184 sqftS$2,400,000S$2,027 psf×1.024S$2,076 psf
Sept 2025Shelford Suites · 768 m01-051,442 sqftS$2,950,000S$2,045 psf×0.988S$2,021 psf
Sept 202518 Shelford · 817 m01-051,206 sqftS$2,550,000S$2,115 psf×0.988S$2,091 psf
Aug 2025Shelford Suites · 768 m01-051,270 sqftS$2,750,000S$2,165 psf×0.988S$2,140 psf
Aug 2025Shelford Suites · 768 m01-051,270 sqftS$2,700,000S$2,126 psf×0.988S$2,101 psf
Aug 2025Adam Place · 729 m01-05915 sqftS$1,730,000S$1,891 psf×0.988S$1,869 psf
Aug 2025One Duchess · 255 m01-051,421 sqftS$2,920,000S$2,055 psf×0.988S$2,031 psf
Aug 2025Casabella · 691 m01-051,292 sqftS$2,980,000S$2,307 psf×0.988S$2,280 psf
Jul 2025Shelford Suites · 768 m01-051,270 sqftS$2,720,000S$2,142 psf×0.988S$2,117 psf
Jul 202521 Shelford · 764 m01-05872 sqftS$1,800,000S$2,065 psf×0.988S$2,041 psf
Jun 2025Watten Hill · 792 m-1,345 sqftS$2,550,000S$1,895 psf×1.005S$1,905 psf
Jun 2025Shelford Suites · 768 m01-051,292 sqftS$2,680,000S$2,075 psf×1.005S$2,085 psf
Jun 2025Shelford Suites · 768 m01-051,604 sqftS$2,980,000S$1,858 psf×1.005S$1,867 psf
Jun 2025Duchess Manor · 166 m01-05990 sqftS$2,368,888S$2,392 psf×1.005S$2,404 psf
Jun 2025The Tresor · 96 m01-051,399 sqftS$3,738,000S$2,671 psf×1.005S$2,685 psf
Jun 2025Watten House · 696 m01-051,539 sqftS$5,063,000S$3,289 psf×1.005S$3,306 psf
Jun 2025Shelford Regency · 632 m01-051,152 sqftS$2,530,000S$2,197 psf×1.005S$2,208 psf
Apr 2025Duchess Manor · 166 m01-051,119 sqftS$2,680,000S$2,394 psf×1.005S$2,406 psf
Mar 2025Nineteen Shelford Road · 690 m01-05915 sqftS$1,820,000S$1,989 psf×1.035S$2,059 psf
Mar 2025Nineteen Shelford Road · 690 m06-10893 sqftS$1,800,000S$2,015 psf×1.035S$2,086 psf
Mar 2025Nineteen Shelford Road · 690 m06-10893 sqftS$1,888,888S$2,114 psf×1.035S$2,189 psf
Mar 2025Watten House · 696 m01-051,539 sqftS$5,053,000S$3,283 psf×1.035S$3,399 psf
Mar 2025Watten House · 696 m01-051,539 sqftS$5,063,000S$3,289 psf×1.035S$3,405 psf
Mar 2025Coronation Arcade · 494 m01-051,281 sqftS$1,908,000S$1,490 psf×1.035S$1,542 psf
Mar 2025Shelford Regency · 632 m01-051,367 sqftS$2,670,000S$1,953 psf×1.035S$2,022 psf
Mar 2025Adam Park Condominium · 867 m01-05893 sqftS$1,820,000S$2,037 psf×1.035S$2,109 psf
Mar 2025Duchess Residences · 514 m01-051,604 sqftS$3,738,800S$2,331 psf×1.035S$2,413 psf
Feb 2025Shelford Suites · 768 m01-051,227 sqftS$2,900,000S$2,363 psf×1.035S$2,447 psf
Feb 2025The Tresor · 96 m01-051,421 sqftS$3,730,000S$2,625 psf×1.035S$2,718 psf
Feb 2025Watten House · 696 m01-051,539 sqftS$5,084,000S$3,303 psf×1.035S$3,419 psf
Feb 2025Watten House · 696 m01-051,539 sqftS$5,032,000S$3,269 psf×1.035S$3,384 psf
Feb 2025Adam Park Condominium · 867 m01-05958 sqftS$1,980,000S$2,067 psf×1.035S$2,140 psf
Jan 2025Shelford Suites · 768 m01-051,270 sqftS$2,650,000S$2,086 psf×1.035S$2,160 psf
Jan 2025Nineteen Shelford Road · 690 m06-10893 sqftS$1,850,000S$2,071 psf×1.035S$2,144 psf
Jan 202528 Shelford · 819 m01-051,195 sqftS$2,268,000S$1,898 psf×1.035S$1,965 psf
Dec 2024Shelford Regency · 632 m01-05926 sqftS$2,000,000S$2,161 psf×1.043S$2,254 psf
Nov 2024Shelford Suites · 768 m01-05893 sqftS$1,820,000S$2,037 psf×1.043S$2,125 psf
Nov 2024Shelford Suites · 768 m01-051,442 sqftS$2,700,000S$1,872 psf×1.043S$1,953 psf
Nov 2024Nineteen Shelford Road · 690 m01-05936 sqftS$1,868,000S$1,995 psf×1.043S$2,081 psf
Nov 2024Coronation Grove · 468 m01-051,249 sqftS$2,320,000S$1,858 psf×1.043S$1,938 psf
Nov 2024Watten House · 696 m01-051,539 sqftS$5,084,000S$3,303 psf×1.043S$3,446 psf
Nov 2024Watten House · 696 m01-051,539 sqftS$5,090,000S$3,307 psf×1.043S$3,450 psf
Nov 2024Cluny Park Residence · 892 m01-051,593 sqftS$4,680,000S$2,938 psf×1.043S$3,065 psf
Nov 2024Casabella · 691 m01-051,410 sqftS$2,800,000S$1,986 psf×1.043S$2,072 psf
Nov 2024Shelford Regency · 632 m01-051,281 sqftS$2,650,000S$2,069 psf×1.043S$2,158 psf
Nov 2024Adam Park Condominium · 867 m01-05958 sqftS$1,930,000S$2,015 psf×1.043S$2,102 psf

How accurate is this estimate for Duchess Royale?

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.

2.11% gross yield

S$56,446 of rent a year against the estimate above · 0.52 points below flats like it

No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$4,704 a month at this size.

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
Q4 20252000-2100 sqft3Non-landed PropertiesS$7,800
Q1 20251900-2000 sqft3Non-landed PropertiesS$7,200
Q1 20251900-2000 sqft3Non-landed PropertiesS$7,200
Q1 2025700-800 sqft2Non-landed PropertiesS$4,100
Q1 2025700-800 sqft2Non-landed PropertiesS$4,100

1 URA rental contracts at Duchess Royale since 2025Q4, a median of S$3.80 psf a month on 115 sqm.

Buying or selling at S$2,673,681?

Buying: Stamp duty on S$2,673,681 · Cash and CPF needed on S$2,673,681 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,673,681.

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

Primary schools near 32 Duchess Avenue

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
Oct 2025
Duchess Royale · 01-05 · Apartment
1,238 sqftS$2,550,000S$2,060 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.