Because of areas like Tanglin, Holland V, Grange Road, and parts of Bukit Timah, District 10 (D10) has long been associated with generational wealth and prestige. But beneath the reputation for sprawling family homes, it’s the smaller one- and two-bedroom units that present the more interesting case for analysis for most people. These are typically bought by two distinct groups: owner-occupiers such as young couples and affluent singles who want central living without Orchard Road’s density, and investors who see a steady tenant pool of expats.
The key question is whether, for these smaller unit types, do newer launches in D10 justify their higher psf, or if older developments (many of which were luxury projects in their day) offer better value once we account for age, lease decay, and rental performance. This article focuses specifically on these smaller units to assess how newer and older condos stack up against each other in today’s market.
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Let’s start by looking at the overall performance of condos in D10:
| Year | D10 | All non-landed private properties |
| 2014 | $1,679 | $1,215 |
| 2015 | $1,735 | $1,197 |
| 2016 | $1,790 | $1,248 |
| 2017 | $1,855 | $1,293 |
| 2018 | $1,896 | $1,323 |
| 2019 | $1,958 | $1,346 |
| 2020 | $1,872 | $1,280 |
| 2021 | $1,989 | $1,354 |
| 2022 | $2,211 | $1,473 |
| 2023 | $2,245 | $1,595 |
| 2024 | $2,347 | $1,681 |
| Annualised | 3.41% | 3.30% |
Newer condos have edged out older ones in terms of $PSF increase; but the margin is negligible. This suggests that in D10, location and branding still weigh heavily, even for older projects past the 20-year mark.
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