Are Older One- and Two-Bedders in District 10 Holding Up Against the New Launches? We Break It Down

District 10 is synonymous with prestige, but do newer condos outperform older two-bedders? We analysed 10 years of resale data to compare psf growth, overall prices, and rental yields, and found results that flip the usual old vs new story.

By Ryan J. Ong

Published 30 September 2025, 9:34 PM SGT · 9 min read · 330

Old condo vs new condo in District 10 15

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.

Let’s start by looking at the overall performance of condos in D10:

Frequently asked questions

Are older one- and two-bedroom units in District 10 still good investments compared to new launches?

Yes, older leasehold units in District 10 have shown resilience, maintaining strong prices and appreciation rates, often outperforming some newer projects in terms of overall value and rental yields.

How do the prices of older and newer two-bedroom condos in District 10 compare over time?

Over the past decade, the price gap between older and newer two-bedroom units has narrowed significantly, with older units now costing more on average by 2024, and some older units even outperforming newer ones in appreciation.

Do newer condos in District 10 justify their higher price per square foot compared to older developments?

Newer condos have slightly edged out older ones in terms of price per square foot increase, but the margin is small, indicating that location and branding still play a significant role in value.

What is the rental yield difference between older and newer two-bedroom units in District 10?

Newer two-bedroom units tend to have higher rental yields, with projects like Mon Jervois and Tanglin Regency offering yields above 3.6%, compared to older projects.

How does the age of a condo affect its appreciation and rental performance in District 10?

While newer condos generally show slightly higher appreciation, older leasehold units in District 10 continue to perform well, often maintaining or exceeding price levels and rental yields, due to their location and prestige.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.