Residents
Bukit Timah Planning Area, June 2025
Holland · Mount Sinai · Grove
District 10,
decoded.
Understand the people, price signals and neighbourhood trade-offs shaping one of Singapore's most established private-home markets.
Explore the marketIllustrative streetscape
Not a cadastral map
Market region
District 10 sits within the Core Central Region
Non-landed price signal
CCR, Q3 2026 flash estimate, quarter on quarter
01 · Overview
One district.
Three distinct decisions.
District 10 is not one uniform market. Holland rewards connectivity. Mount Sinai leans towards space and family routines. Grove offers an established residential setting where tenure and asset condition matter.
The strongest purchase is not simply the lowest price per square foot. It is the home whose location, tenure, layout and exit audience continue to make sense together.
02 · Population and demographics
Read the resident base as a demand signal.
Official population data is not published by postal district. We use the Bukit Timah Planning Area as the nearest broad proxy and avoid presenting it as an exact District 10 count.
85,900
residents in Bukit Timah Planning Area
June 2025 · SingStat geographic distributionFamily-led demand
Space, school journeys and functional layouts often drive the shortlist.
International appeal
Connectivity, lifestyle clusters and proximity to established institutions broaden the rental and resale audience.
Long-hold mindset
Tenure, maintenance quality and future exit options deserve more weight than a headline discount.
Buyer profiles are market interpretation, not official demographic categories. Validate the fit against your household needs and the latest transaction evidence.
03 · Price direction
The market is moving at different speeds.
PropNex's reading of the Q3 2026 flash estimate shows a softer non-landed CCR index alongside stronger landed movement. These broad indices are not a valuation for a specific District 10 home.
Direction, not a local valuation
CCR non-landed
-0.1%Q3 2026 flash, quarter on quarterLanded homes
+2.8%Q3 2026 flash, Singapore-wideCCR homes under $2.5m
47.4%New-home sales share, from 57.4% in Q2Before comparing $psfMatch tenureMatch property typeCheck floor and viewAdjust for age and condition
04 · PropNex research
A current pulse.
With the caveats visible.
Short summaries from PropNex Research and URA Realis-based analysis. The figures below update from a dated, validated snapshot rather than an undated live claim.
Quarter on quarter in the Q3 2026 flash estimate after a 1.8% rise in Q2.
Quarter on quarter, Singapore-wide. This does not describe every District 10 landed home.
237 of 380 homes sold as at 20 September 2026, according to PropNex Research.
Share of CCR new-home sales, down from 57.4% in Q2.
District 10 resale watch · August 2026
Useful context, not a promise of profit.
PropNex's URA Realis-based district analysis matched resale caveats with available previous caveats.
Gross gain excludes stamp duty, tax, financing and selling costs. Monthly results can shift with the mix of homes sold and should not be treated as a forecast.
Latest reading
Go to the source.
Only short summaries are shown here. Open PropNex for the full report, methodology and disclaimers.
Source: PropNex Research reports and related PropNex market-watch articles. Summaries are independently selected for District 10 relevance.
05 · Neighbourhood lens
Choose the life first.
Then choose the asset.
01
Village energy
Connected, social and enduring
A walkable lifestyle anchored by Holland Village, dining, daily conveniences and rail access. Buyers often accept a busier setting for connectivity and character.
Best for: professionals, international families and downsizers
Watch: road exposure, nightlife spillover and project-to-project age
06 · Primary school distance
Is the home within 1 km or 2 km?
For families planning a move, school distance can affect priority admission when balloting is required during Primary 1 registration.
Use the official OneMap School Query to check a specific property address. Then review the school's programme, vacancies and past balloting data before deciding.
Potentially stronger distance priority when balloting rules apply.
Still relevant, but follows applicants in the within-1-km category.
Distance provides less priority if balloting is needed.
Official Singapore map
Check the exact address on OneMap
- Open OneMap and enter the property address.
- Select School Query.
- Review schools shown within 1 km and between 1 and 2 km.
OneMap · District 10Open full screen ↗
If the interactive map does not appear, open OneMap here.
School distance is one factor in Primary 1 registration and does not guarantee admission. Eligibility, citizenship, registration phase, vacancies and balloting rules also matter. Confirm the official home-school distance and current MOE requirements at the time of registration.
07 · New and future supply
What is arriving around District 10?
New launches create alternatives for buyers. Future land supply also changes how existing homes should be priced, positioned and compared.
Booking openD10 · Holland Link
Amberwood at Holland
A low-rise, family-focused development within the emerging Holland Plain precinct.
- Homes
- 212
- Tenure
- 99 years
- Mix
- 3 to 5 bedrooms
- Sizes
- 872 to 1,572 sq ft
- TOP shown
- 1 Jan 2030
- Area
- Holland Road subtown
Project information from PropNex. Details remain subject to change.
WhatsApp Jenny about Amberwood ↗LaunchedD11 · Dunearn Road
Dunearn House
The first private residential launch within the long-term Bukit Timah Turf City masterplan.
- Homes
- 380
- Tenure
- 99 years
- Mix
- 2 to 4 bedrooms
- Connectivity
- Near Sixth Avenue MRT
Project information from PropNex. Details remain subject to change.
WhatsApp Jenny about Dunearn House ↗Site awardedD10 · Holland Plain
Holland Plain GLS
A separate future residential site awarded to Sim Lian. The project name and sales-launch timing have not been announced.
- Potential yield
- About 280 homes
- Tenure
- 99 years
- Awarded
- 12 May 2026
- Status
- Pre-launch pipeline
Long-term planBukit Timah Turf City
Future Turf City precinct
A progressive new estate planned around greenery, heritage and future transport connections.
- Planned homes
- About 15,000 to 20,000
- Housing
- Public and private
- Time horizon
- About 20 to 30 years
- Sequence
- Starts near Dunearn Road
What this may mean for existing owners
New supply gives buyers more choice, so older homes need sharper pricing and clearer positioning. At the same time, larger layouts, freehold tenure, established surroundings and move-in condition can remain meaningful points of difference.
Launch dates, unit counts and project details may change. “Potential yield” is a planning estimate rather than a confirmed final unit count. Check the latest developer and URA information before making a decision.
08 · Property valuation
What could your property be worth?
Get an instant indicative estimate before deciding whether to hold, sell or make your next move.
For a more accurate assessment, Jenny can review the property's condition, floor, orientation, view and recent comparable transactions.
Open valuation toolInstant property estimate
Open full screen ↗If the valuation form does not appear above, open the secure valuation tool here.
The automated estimate is indicative only and is not a formal valuation or offer. Property details submitted through the tool are handled by the tool provider under its applicable privacy terms.
A stronger buying framework
Do not buy District 10.
Buy the right District 10.
Life fit
Commute, schools, daily routines and the street you actually come home to.
Asset quality
Tenure, layout efficiency, condition, privacy and maintenance burden.
Exit depth
Who is likely to buy or rent this home from you in the next market cycle?