Published
EdgeProp's 8 October 2026 round-up of URA resale caveats flagged District 10 as the strongest district for profitable condo resales in the week of 22-29 September 2026. For an investor tracking long-run returns rather than headline prices, the underlying numbers are more instructive than the single week's ranking.
What the Numbers Behind District 10 Mean for Impressions @ Dairy Farm Condominium Investors
The standout transaction was at Grange Residences, a freehold development completed in 2004 with 164 units. A 2,583 sq ft four-bedroom unit sold on 22 September 2026 for $9.25 million ($3,581 psf). The seller had acquired it in December 2011 for about $6.1 million ($2,361 psf), locking in a $3.15 million gain — a 51.6% return, equivalent to roughly 2.9% a year compounded over nearly 15 years. The project's best outcome to date remains a $6.5 million gain from a June 2025 resale.
At Balmoral 8, a 40-unit freehold project completed in 2003, the percentage return was considerably higher. A 1,905 sq ft three-bedroom unit sold on 24 September 2026 for $4.22 million ($2,215 psf), against a $1.8 million ($945 psf) purchase in April 2005. The $2.42 million gain amounts to a 134% return, or close to 4% annualised across 21.5 years — and it was the project's first resale transaction of 2026, a sign of how infrequently units at small freehold blocks actually trade.
Reading Annualised Returns the Way an Impressions @ Dairy Farm Condominium Buyer Might
Both District 10 cases reward patience over timing. A 2.9% and a 4% annualised return, respectively, are unremarkable next to a single good year in equities, but they were earned passively, through a holding period measured in decades rather than quarters, on an asset that also provided a home. For an investor comparing a resale freehold unit against a leasehold new launch, that long-run compounding — rather than the headline dollar gain — is the number worth isolating.
The counterpoint came from Seascape, a 99-year leasehold project of 151 units in Sentosa Cove. A 2,174 sq ft three-bedroom unit there sold on 28 September 2026 for $3.37 million ($1,549 psf), well below the $5.79 million ($2,662 psf) paid to the developer in April 2010 — a $2.42 million loss, or 41.8%, the steepest recorded nationwide for the week. Entry price and tenure decay clearly still outweigh location prestige on their own, which is exactly the kind of downside case a long-horizon investor needs to price in before assuming every resale caveat in a prestige district ends in profit.
Where Impressions @ Dairy Farm Condominium Fits an Investor's Pipeline
Impressions @ Dairy Farm is a private condominium on a Government Land Sales parcel on Dairy Farm Walk, on the edge of the Bukit Timah Nature Reserve in District 23, with Hillview MRT about 800 metres away. The site was awarded in January 2026 for $427,000,268, or $962 psf ppr, to a consortium of ABR Holdings, LWH Holdings, Macly Capital and RP Ventures, with an estimated yield of around 480 homes on a 316,937 sq ft site at a plot ratio of 1.4. For an investor who has just read how a 15-year and a 21.5-year hold played out in District 10, a project still at the pre-launch stage of its own cycle is effectively the starting point of that same long story, years before any resale caveat could exist. Investors who want the fuller picture can start at the homepage, review the location details, or reach the Sales Concierge through the contact page for the latest release information.
Source: EdgeProp.
General information only, not financial or legal advice.
Source: EdgeProp. This article is independent commentary; Impressions @ Dairy Farm is not affiliated with the parties mentioned.