District 10 Singapore: A Property Guide to Bukit Timah, Holland, and Tanglin

District 10 is where Singapore's old money has lived for the past fifty years. The corridor runs from Tanglin, across Holland and Bukit Timah, out to Farrer. About a third of the country's Good Class Bungalow stock sits inside its boundaries, alongside the most contested primary school catchment zones and the majority of foreign embassies.

This guide covers what D10 actually is, who lives where, why schools price in, what foreign buyers prefer, and the realistic price bands for 2026. Numbers are pulled from URA, SLA, and recent transaction data.

What District 10 covers

District 10 is the largest of the prime districts by land area. Four sub-neighbourhoods do most of the work.

Tanglin. The eastern slice, closest to Orchard. Embassies, low-density condos, walking distance to Orchard Road's tail end. Cluny Road and Tanglin Road are the spine. Architecture trends quiet, with mature trees and high boundary walls.

Holland. The middle. Holland Road and Holland Village. Family-friendly, expat-heavy, the deepest food scene of any prime district. Holland Village MRT and Farrer Road MRT define the corridor.

Bukit Timah. The northwest. Sixth Avenue, Coronation Road, Dunearn Road. Landed-heavy, school-driven, the densest cluster of top primary schools in Singapore. Goes from prestigious to ultra-prestigious as you climb toward the Bukit Timah Hill area.

Farrer. The pocket between Holland and Bukit Timah. Farrer Road, Empress Road. Mostly condo stock. Often cheaper than its neighbours despite being in the same postcode.

The GCB belt

Singapore has roughly 2,800 Good Class Bungalow plots in total. About a third sit inside District 10. The most coveted addresses include Nassim Road, Cluny Park Road, Dalvey Road, Belmont Road, White House Park, and the streets running off Bishopsgate.

GCBs are defined by URA as detached houses on plots of at least 1,400 square metres in 39 designated GCB areas. They cannot be subdivided. Foreign ownership is restricted to PRs who have lived in Singapore for at least 5 years and made significant economic contributions, with LDAU approval required. Citizen buyers face no such restriction.

In 2026, GCB pricing on land area runs roughly:

• Nassim Road / Nassim Hill: $3,000 to $4,500 per square foot of land
• Cluny and Dalvey: $2,500 to $3,800 per square foot of land
• Bishopsgate and Cornwall Gardens: $2,200 to $3,500 per square foot of land
• Bukit Timah hilltops: $1,800 to $3,000 per square foot of land

A standard 1,400 to 2,000 square metre plot in the prime stretch transacts at $40 million to $80 million. Trophy properties cross $100 million. The 2024 record for a single residential transaction was the $208 million sale on Nassim Road. GCB stock is the most illiquid residential asset class in Singapore. Most transactions are off-market, broker-introduced, and take 6 to 12 months from offer to close.

For the regulatory mechanics of foreigner GCB purchases, see our foreigner buying guide.

The schools premium

This is the single biggest non-land variable in D10 pricing. Bukit Timah has the densest cluster of high-performing primary schools in Singapore:

• Nanyang Primary School
• Raffles Girls' Primary School
• Methodist Girls' School
• Henry Park Primary School
• Anglo-Chinese School (Primary)

It also hosts the secondary and JC anchors: Hwa Chong Institution, Nanyang Girls' High School, National Junior College, Methodist Girls' School (Secondary).

The primary school admission framework gives priority to families living within 1 km of the school. Anything within that radius, in any condition, prices in. A modest 1,200-square-foot Bukit Timah condo within 1 km of Nanyang Primary will typically trade at a 10 to 18% premium over an identical unit 1.2 km out. The premium narrows past the 2 km mark.

This drives a specific buyer pattern. Families with young children at the kindergarten stage will compromise on layout, age of building, and even view to stay inside the school radius. Many will sell and re-purchase further out once the children are past Primary 4.

What foreigners buy in D10

Foreigners cannot buy GCBs in practice (the LDAU approval threshold is too high for most non-PRs). What they can buy and do buy is the condominium stock.

D10 condos cluster in three pricing tiers in 2026:

Tier	Price per square foot	Locations
Ultra-prime	$3,500 to $5,000 psf	Cluny Park, Nassim, parts of Tanglin
Prime	$2,400 to $3,500 psf	Holland Road, Farrer Road, parts of Bukit Timah
Mid-prime	$1,800 to $2,400 psf	Coronation Road, parts of Farrer, the outer edge of Bukit Timah

Recent activity sits in the prime band for most foreign buyers. A 1,500-square-foot two-bedder in the prime band runs $3.6 million to $5.3 million. With ABSD at 60%, total cash entry for a non-FTA foreigner clears $5.5 million to $8 million on a single unit.

The sweet spot for foreign-buyer concentration is between $4 million and $7 million. Below that, the math gets ugly relative to D9 alternatives. Above that, buyers tilt toward landed or GCB and run into the foreign-ownership restrictions.

Transport and access

District 10 was historically poorly connected by MRT. The Downtown Line changed that. Stations within D10 or directly serving it:

• Tan Kah Kee (DT8): The schools station. Hwa Chong and NJC are 5 to 10 minutes on foot.
• Sixth Avenue (DT7): Bukit Timah landed belt.
• King Albert Park (DT6): Upper Bukit Timah residential.
• Botanic Gardens (DT9 / CC19): Interchange. Gateway to the Holland and Bukit Timah corridor.
• Holland Village (CC21): Holland Road, the F&B belt.
• Farrer Road (CC20): The Farrer pocket.

The future Cross Island Line will add capacity between Bukit Timah and the rest of the network, opening around 2030 per LTA's current timeline. The expectation is that this will compress travel times from D10 to the CBD by another 5 to 8 minutes.

Drivers have it easier. D10 sits 15 minutes from Marina Bay and 25 minutes from Changi at off-peak. The Pan-Island Expressway and Bukit Timah Expressway feed straight in.

Recent activity and what's coming

Roughly 3,900 to 4,000 private property transactions completed in D10 over the past 36 months across all categories. Resale volume has been steady through the 2023-2026 cooling regime, suggesting the buyer pool is real-occupancy rather than speculative.

Notable 2024-2025 new launches and ongoing sales in or adjacent to D10 include Watten House (Watten Estate / Bukit Timah), Tembusu Grand (River Valley, just over the D9 line), and projects on Holland Road and Cuscaden Road. Average launch psf has tracked in the $2,800 to $3,800 range for new condo stock.

The next 18 to 24 months will see additional new launches in the Holland Road and Farrer Road corridors. Land sales have been measured, with the URA reserve list keeping supply controlled. Resale stock remains the bulk of available inventory for buyers in 2026.

Who D10 is right for

Three buyer profiles drive the demand:

Local upgraders with school-age children. This is the largest pool. HDB upgraders moving to a private condo within 1 km of a target primary school. The Sixth Avenue, Coronation Road, and Bukit Timah Road condo clusters are the natural stops.

Foreign HNW buyers. Concentrated in the ultra-prime and prime condo tiers. Treat D10 as a slightly quieter, slightly more residential alternative to D9. Embassies and international schools shape the corridor.

GCB collectors. A small, mostly closed-circuit market. Singapore Citizens or long-resident PRs with $40 million+ to deploy on a single asset. Off-market is the rule.

If you are coming from outside Singapore and looking at D10 for the first time, the relevant range for most foreign buyers is $3.5 million to $7 million for a two- or three-bedroom condo in the prime tier, with ABSD adding $2 million to $4 million in cash on top.

Bottom line

District 10 is the second-largest concentration of foreign-buyer activity after D9 and the largest concentration of Good Class Bungalow stock in Singapore. The schools premium is real and persistent. The GCB market is illiquid and closed to almost all foreigners. The condo stock is where the volume sits, with prime and ultra-prime psf bands defining the trade-off between budget and location.

If you are buying here, three things matter most. Land it inside the school 1 km radius if children are part of the plan. Look at the prime condo tier for the best balance of value and liquidity. And do the ABSD math early. The headline price is rarely the entry cost.

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Further reading

• Buying Property in Singapore as a Foreigner: The Complete 2026 Guide. Eligibility, financing, and the full foreigner-buying timeline.
• ABSD Singapore Explained: Rates, Remission, and the Full 2026 Breakdown. The tax math that decides whether a D10 condo at $5 million actually fits the budget.
• Singapore Cooling Measures: The Full History and What's Likely in 2026. The policy backdrop that shapes every D10 transaction.
• Browse District 10 listings and District 9 listings live on aiproperty.sg.

Sources

• URA — Good Class Bungalow Areas
• URA — Private Residential Transaction Data
• SLA — Foreign Ownership of Property
• LTA — Downtown Line and Cross Island Line
• MOE — Primary School Registration Framework
• IRAS — Additional Buyer's Stamp Duty (ABSD)