In our previous piece, we saw how one/two-bedders in District 10 fared. This time, we’ll turn to the larger three- and four-bedders, which cater to a different segment of the market altogether. In D10, these bigger units are less about investors and more about families who want to settle in prime locations like Tanglin, Holland, and Bukit Timah. Space and privacy tend to weigh more heavily here, sometimes eclipsing concerns like resale gains; many of these homes are seen as long-term residences rather than investment assets.
The key question is whether, for these larger 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 larger units to assess how newer and older condos stack up against each other in today’s market.
As before, we’ll use 20 years as the cut-off between “newer” and “older” projects. We’ll also focus on 99-year leasehold condos, where lease decay is a major concern.
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Let’s start by looking at the overall performance of three- and four-bedders in D10
3-bedroom units
Average $PSF
| Year | New | Old | Difference |
| 2014 | $1,361 | $1,313 | $49 |
| 2015 | $1,281 | $1,364 | -$83 |
| 2016 | $1,479 | $1,206 | $273 |
| 2017 | $1,670 | $1,308 | $362 |
| 2018 | $1,536 | $1,390 | $146 |
| 2019 | $1,533 | $1,501 | $32 |
| 2020 | $1,550 | $1,248 | $302 |
| 2021 | $1,616 | $1,546 | $70 |
| 2022 | $1,770 | $1,676 | $94 |
| 2023 | $1,882 | $1,675 | $207 |
| 2024 | $1,953 | $1,822 | $131 |
| Annualised | 3.67% | 3.34% |
The difference between newer and older three-bedders is almost negligible in terms of percentage gains. Newer units appreciated at an annualised rate of 3.67 per cent, compared to 3.34 per cent for older units.
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