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Madison HengSingapore Property Insights

District 10

District 10 Guide: Bukit Timah, Holland Village & Tanglin

Low-rise, green and expensive, with the country's densest concentration of sought-after schools and a rental market that has been deep for decades.

Last updated 27 September 2026Based on publicly available Singapore property data

Overview

Key neighbourhoods

District-level averages hide a great deal. These are the areas people actually mean when they name the district.

  • Bukit Timah
  • Holland Village
  • Tanglin
  • Farrer Road
  • Sixth Avenue
  • Coronation
  • Dempsey
  • Ridout

MRT stations

  • Holland VillageCircle Line
  • Farrer RoadCircle Line
  • Botanic GardensCircle Line / Downtown Line
  • Tan Kah KeeDowntown Line
  • Sixth AvenueDowntown Line
  • King Albert ParkDowntown Line
  • NapierThomson-East Coast Line

Check actual walking distance for any specific block rather than relying on a listing's description.

Schools

  • Nanyang Primary SchoolPrimary
  • Raffles Girls' Primary SchoolPrimary
  • Methodist Girls' SchoolPrimary / Secondary
  • Nanyang Girls' High SchoolSecondary
  • Hwa Chong InstitutionSecondary / Junior College
  • National Junior CollegeJunior College
  • Swiss School in SingaporeInternational
  • Chinese International SchoolInternational

Confirm current catchment and registration details with MOE and the individual schools.

Lifestyle and character

  • Predominantly low-rise. Landed housing and walk-up apartments dominate large stretches, which is why the area feels green and quiet despite being close to town.
  • The Botanic Gardens sit at the district's edge and function as a genuine local amenity for the surrounding blocks.
  • Holland Village and Dempsey provide the dining and social centre; much of the rest of the district is residential in a way that central districts are not.
  • A long-established expatriate community, supported by international schools and proximity to town, underpins a rental market that has been consistently deep for decades.

Shopping and amenities

  • Holland Village
  • Coronation Plaza
  • Serene Centre
  • Bukit Timah Plaza
  • Cluny Court
  • Dempsey Hill

Planning and infrastructure

  • URA's Master Plan is particularly worth reading here, because low-rise character is maintained through planning controls rather than by accident. Check the controls on any adjacent site.
  • Redevelopment of older low-rise sites continues, including through collective sales. What is next door today may not be next door in ten years.
  • Check LTA information for current station locations and walking distances rather than relying on a listing's description of proximity.

Market data

Price, resale and rental trends

Deliberately not hard-coded here. Any figure written into a page like this is wrong within months — so these point you at the live source instead.

Resale price trend

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District 10

Search by project or by postal district for caveats lodged. The most recent weeks are always incomplete.

Source: URA private residential transactions

Rental contracts

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District 10

Median rents by project, which is far more useful than a district-wide average.

Source: URA rental contract data

Upcoming supply

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Forthcoming

What is being built nearby determines who you compete with, both for tenants and at resale.

Source: URA / Government Land Sales

Things to weigh before committing

  • Price per square foot is high and the premium is structural rather than cyclical. This is not a district where you find value by waiting.
  • Stock ranges from 1980s walk-ups to new luxury developments. Maintenance standards, lift access and layout efficiency vary enormously between them.
  • Some pockets are further from an MRT than the district's reputation implies, and car dependence is real in parts of Bukit Timah.
  • Parts of the district have a documented history of flash flooding during heavy rain. Worth checking the specific location rather than assuming.

Fit

Who District 10 tends to suit

Families targeting the school belt

Several of the most heavily subscribed primary and secondary schools in Singapore sit within a small area, which sustains demand regardless of the wider cycle.

Owners letting to professional and expatriate tenants

Proximity to international schools, the Botanic Gardens and the CBD supports a consistent tenant pool.

Buyers prioritising space and quiet near the centre

Low-rise density and mature greenery are difficult to find this close to town, and effectively impossible to replicate.

Sources & where to verify

Rules, rates and published figures change. Check the current position on the official source before you act on anything here.

District 10 — common questions

Why is District 10 so expensive?

Three things compound: planning controls that keep density low and supply tight, the concentration of sought-after schools, and a rental market deep enough that owners are rarely forced to sell. None of those are cyclical, which is why the premium persists across markets.

Is District 10 a good rental investment?

Tenant demand is consistently deep, which is the part that matters most. Yield, though, has to be judged against the high entry price — a stable tenancy on an expensive asset is not automatically a strong yield. Work out the net position rather than assuming the reputation carries it.

Freehold or leasehold in District 10?

Freehold is a substantial share of the stock here, and the premium over comparable leasehold is real. Whether it is worth paying depends on your holding period — the longer you intend to hold, and the more likely the property passes to family, the more the argument favours freehold.

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