Duchess Garden
Project page · 999-year lease from 1875
Based on 30 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
Valued at 4,716 sqft of land, typical for Duchess Garden. Houses differ widely in land and built-up area, so enter yours below for your own range.
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Watten Estate · 851 m | - | 5,254 sqft | S$12,500,000 | S$2,379 psf | ×1.000 | S$2,379 psf |
| Sept 2026 | Shamrock Park · 780 m | - | 5,092 sqft | S$11,400,000 | S$2,239 psf | ×1.000 | S$2,239 psf |
| Sept 2026 | Landed, Duchess Avenue · 93 m | - | 5,401 sqft | S$16,408,000 | S$3,038 psf | ×1.000 | S$3,038 psf |
| Aug 2026 | Landed, Coronation Road · 829 m | - | 4,293 sqft | S$9,288,800 | S$2,164 psf | ×1.000 | S$2,164 psf |
| Jul 2026 | Watten Estate · 851 m | - | 4,030 sqft | S$11,100,000 | S$2,754 psf | ×1.000 | S$2,754 psf |
| Jun 2026 | Watten Estate · 851 m | - | 4,288 sqft | S$12,000,000 | S$2,798 psf | ×1.000 | S$2,798 psf |
| May 2026 | Shamrock Park · 780 m | - | 4,261 sqft | S$9,030,000 | S$2,119 psf | ×1.000 | S$2,119 psf |
| Apr 2026 | Landed, Watten Park · 742 m | - | 4,030 sqft | S$13,390,000 | S$3,323 psf | ×1.000 | S$3,323 psf |
| Mar 2026 | Princess Of Wales Park · 626 m | - | 4,237 sqft | S$13,200,000 | S$3,116 psf | ×1.018 | S$3,173 psf |
| Feb 2026 | Duchess Garden | - | 4,336 sqft | S$10,206,888 | S$2,354 psf | ×1.018 | S$2,397 psf |
| Feb 2026 | Watten Estate · 851 m | - | 4,717 sqft | S$10,480,000 | S$2,222 psf | ×1.018 | S$2,263 psf |
| Feb 2026 | Landed, Coronation Drive · 362 m | - | 4,778 sqft | S$13,000,000 | S$2,721 psf | ×1.018 | S$2,771 psf |
| Jan 2026 | King's Garden · 687 m | - | 4,534 sqft | S$16,650,000 | S$3,672 psf | ×1.018 | S$3,740 psf |
| Dec 2025 | Landed, Coronation Road West · 408 m | - | 4,692 sqft | S$10,200,000 | S$2,174 psf | ×1.024 | S$2,226 psf |
| Dec 2025 | Landed, Jalan Haji Alias · 669 m | - | 5,027 sqft | S$9,850,000 | S$1,960 psf | ×1.024 | S$2,007 psf |
| Nov 2025 | Duchess Garden | - | 5,131 sqft | S$13,150,000 | S$2,563 psf | ×1.024 | S$2,625 psf |
| Oct 2025 | King's Garden · 687 m | - | 4,362 sqft | S$11,200,000 | S$2,568 psf | ×1.024 | S$2,630 psf |
| Oct 2025 | Shamrock Park · 780 m | - | 4,632 sqft | S$10,100,000 | S$2,181 psf | ×1.024 | S$2,233 psf |
| Oct 2025 | Landed, Coronation Road West · 408 m | - | 4,714 sqft | S$10,700,000 | S$2,270 psf | ×1.024 | S$2,325 psf |
| Sept 2025 | Landed, Jalan Lim Tai See · 974 m | - | 5,062 sqft | S$11,600,000 | S$2,291 psf | ×0.988 | S$2,265 psf |
| Aug 2025 | Shamrock Park · 780 m | - | 4,619 sqft | S$10,000,000 | S$2,165 psf | ×0.988 | S$2,140 psf |
| Aug 2025 | Landed, Namly Crescent · 817 m | - | 4,128 sqft | S$10,850,000 | S$2,628 psf | ×0.988 | S$2,598 psf |
| Jul 2025 | Princess Of Wales Park · 626 m | - | 4,246 sqft | S$10,250,000 | S$2,414 psf | ×0.988 | S$2,386 psf |
| Jul 2025 | Landed, Coronation Road West · 408 m | - | 4,207 sqft | S$8,800,000 | S$2,092 psf | ×0.988 | S$2,068 psf |
| May 2025 | Princess Of Wales Park · 626 m | - | 4,604 sqft | S$11,660,000 | S$2,533 psf | ×1.005 | S$2,545 psf |
| May 2025 | Coronation Ville · 331 m | - | 4,923 sqft | S$13,888,000 | S$2,821 psf | ×1.005 | S$2,835 psf |
| Mar 2025 | Landed, Jalan Haji Alias · 669 m | - | 4,182 sqft | S$7,500,000 | S$1,794 psf | ×1.035 | S$1,857 psf |
| Feb 2025 | Landed, Duchess Avenue · 93 m | - | 5,373 sqft | S$13,428,000 | S$2,499 psf | ×1.035 | S$2,587 psf |
| Jan 2025 | Landed, Coronation Road West · 408 m | - | 4,213 sqft | S$9,800,000 | S$2,326 psf | ×1.035 | S$2,408 psf |
| Nov 2024 | Watten Estate · 851 m | - | 5,042 sqft | S$11,400,000 | S$2,261 psf | ×1.043 | S$2,359 psf |
How accurate is this estimate for Duchess Garden?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Duchess Garden since.
- Median error
- 3.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
1.46% gross yield
S$164,400 of rent a year against the estimate above · 0.42 points below flats like it
Leases signed here within a quarter of this size run about S$13,700 a month, the middle of 3 of them.
In the core central region, freehold houses yield 1.88%, from 188 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 3500-4000 sqft | — | Semi-Detached House | S$16,000 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$15,200 |
| Q3 2026 | 2500-3000 sqft | — | Semi-Detached House | S$8,800 |
| Q2 2026 | 2500-3000 sqft | — | Semi-Detached House | S$16,000 |
| Q1 2026 | 4000-4500 sqft | — | Detached House | S$28,000 |
| Q1 2026 | 4000-4500 sqft | — | Semi-Detached House | S$13,700 |
| Q1 2026 | 4500-5000 sqft | — | Semi-Detached House | S$12,000 |
| Q4 2025 | 2500-3000 sqft | — | Semi-Detached House | S$14,200 |
median of 3 URA rental contracts at Duchess Garden within a quarter of 438.1 sqm, since 2025Q4.
Buying or selling at S$11,277,421?
Buying: Stamp duty on S$11,277,421 · Cash and CPF needed on S$11,277,421 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$11,277,421.
Each opens with this figure filled in; change anything there.
Primary schools near 125 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
- Nanyang Primary School · 596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Raffles Girls' Primary School (girls) · 802 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Duchess Garden · Semi-detached | 4,336 sqft | S$10,206,888 | S$2,354 psf |
| Nov 2025 | Duchess Garden · Semi-detached | 3,593 sqft | S$10,399,000 | S$2,894 psf |
| Nov 2025 | Duchess Garden · Semi-detached | 5,131 sqft | S$13,150,000 | S$2,563 psf |
| Mar 2024 | Duchess Garden · Semi-detached | 5,096 sqft | S$10,680,000 | S$2,096 psf |
| Jul 2023 | Duchess Garden · Semi-detached | 5,804 sqft | S$10,700,000 | S$1,844 psf |
| May 2022 | Duchess Garden · Semi-detached | 3,518 sqft | S$8,009,001 | S$2,277 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Duchess Garden · 3500-4000 sqft · Semi-Detached House | S$16,000 | S$4.27 psf |
| Q3 2026 | Duchess Garden · 3000-3500 sqft · Semi-Detached House | S$15,200 | S$4.68 psf |
| Q3 2026 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$8,800 | S$3.20 psf |
| Q2 2026 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$16,000 | S$5.82 psf |
| Q1 2026 | Duchess Garden · 4000-4500 sqft · Detached House | S$28,000 | S$6.59 psf |
| Q1 2026 | Duchess Garden · 4000-4500 sqft · Semi-Detached House | S$13,700 | S$3.22 psf |
| Q1 2026 | Duchess Garden · 4500-5000 sqft · Semi-Detached House | S$12,000 | S$2.53 psf |
| Q4 2025 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$14,200 | S$5.16 psf |
| Q3 2025 | Duchess Garden · 4000-4500 sqft · Semi-Detached House | S$14,080 | S$3.31 psf |
| Q3 2025 | Duchess Garden · 3500-4000 sqft · Semi-Detached House | S$14,000 | S$3.73 psf |
| Q3 2025 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$10,000 | S$3.64 psf |
| Q3 2025 | Duchess Garden · 2000-2500 sqft · Semi-Detached House | S$8,000 | S$3.56 psf |
| Q3 2025 | Duchess Garden · 2000-2500 sqft · Semi-Detached House | S$7,500 | S$3.33 psf |
| Q2 2025 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$10,000 | S$3.64 psf |
| Q1 2025 | Duchess Garden · 4000-4500 sqft · Semi-Detached House | S$13,700 | S$3.22 psf |
| Q3 2024 | Duchess Garden · 4000-4500 sqft · Semi-Detached House | S$17,000 | S$4.00 psf |
| Q3 2024 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$16,000 | S$5.82 psf |
| Q3 2024 | Duchess Garden · 3500-4000 sqft · Semi-Detached House | S$16,000 | S$4.27 psf |
| Q3 2024 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$10,000 | S$3.64 psf |
| Q3 2024 | Duchess Garden · 2500-3000 sqft · Semi-Detached House | S$8,800 | S$3.20 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.