Type

Units

Min Area

Price Range

4+ BR

2885 sqft

From S$15.0XM

Property Highlights

Prestigious 4-bedroom, 6-bathroom residence spanning 2,885 sqft in one of Singapore's most coveted addresses
Prime location just 980 metres from NS22 Orchard MRT Station, positioning the property within Singapore's premier shopping and dining district
S$15,000,000 asking price reflects the scarcity and calibre of ultra-luxury stock in the Ardmore Park enclave
Substantial floor area supports sophisticated entertaining and multi-generational living arrangements
Established residential neighbourhood with consistent capital appreciation trajectory and strong rental demand

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500113945

Ardmore Park: Ultra-Premium Living in Singapore's Most Exclusive Corridor

Ardmore Park represents the pinnacle of residential prestige in Singapore, offering a rare opportunity to acquire a substantial 4-bedroom, 6-bathroom residence within one of the island's most sought-after addresses. Located at 15 Ardmore Park, this condominium spans an impressive 2,885 square feet, providing the space and proportions expected at this tier of the property market.

Location and Connectivity

The property's positioning within the Ardmore enclave places it at the heart of Singapore's most dynamic residential and commercial quarter. Situated merely 980 metres—approximately a 12-minute walk—from NS22 Orchard MRT Station, the residence benefits from seamless connectivity to the broader island network. The Orchard station itself represents a major interchange hub, offering access to the North-South Line and connections to the wider Mass Rapid Transit system, facilitating efficient travel across all parts of Singapore.

This proximity to one of Asia's premier shopping destinations means residents enjoy unparalleled access to world-class retail, fine dining establishments, luxury hotels, and entertainment venues. The neighbourhood's walkability index remains among the highest in Singapore, allowing occupants to conduct daily affairs without dependence on motorised transport.

Scale and Configuration

At 2,885 square feet, this four-bedroom configuration offers substantial living space that transcends typical condominium proportions. The inclusion of six bathrooms indicates a thoughtful layout prioritising convenience and privacy across multiple bedroom suites. Such generosity of space at the Ardmore Park address supports sophisticated entertaining capabilities and comfortably accommodates multi-generational households or home office arrangements alongside residential use.

Properties of this size and specification rarely transact in the premium Orchard corridor, underscoring the scarcity value inherent in the offering. The asking price of S$15,000,000 reflects both the absolute rarity of such stock and the consistent capital value trajectory that Ardmore addresses have demonstrated over successive property cycles.

Investment Profile and Market Context

From an investment perspective, properties within the Ardmore Park development have historically demonstrated resilience during market corrections and strong appreciation during upswings. The neighbourhood's established status, limited supply of new units, and consistent demand from high-net-worth individuals and institutional buyers support a favourable longer-term outlook.

The asking price of S$15,000,000 for a 2,885 sqft residence equates to approximately S$5,200 per square foot, positioning the property within the expected range for ultra-premium stock in this locale. Recent transactional activity in comparable addresses across the Orchard Planning Area suggests that properties meeting similar specifications and locational criteria have sustained asking prices in the S$4,800–S$5,600 psf band, indicating realistic market positioning.

Target Buyer Profiles

The scale, configuration, and price point of this residence suit several distinct buyer categories. High-net-worth individuals seeking a primary residence with uncompromising quality and location represent the primary target demographic. The proximity to Orchard's retail and leisure offerings appeals to international investors and wealth holders seeking dual-use residences with strong capital preservation characteristics.

Second-property purchasers upgrading from smaller units within the same corridor will find the additional spatial footprint and amenities justify the step-up investment. Owner-occupiers prioritising location above all other considerations will appreciate the operational convenience of the Orchard address. Conversely, the price point effectively excludes first-time buyers and positions the property outside traditional owner-occupier upgrader chains.

Financing and Affordability Framework

At S$15,000,000, the property falls well within Singapore's residential mortgage landscape, with financial institutions routinely offering loans covering 70–80 per cent of purchase price for high-value properties to credit-worthy borrowers. A buyer with Singapore permanent resident status or citizenry can typically secure a 75-year tenure on the loan amount, though the property's leasehold tenure and remaining lease duration will influence final LTV and loan maturity terms offered by individual institutions.

Total Debt Service Ratio (TDSR) considerations become relevant at this price point, with purchasers typically demonstrating monthly household income exceeding S$100,000 to comfortably service a S$11–S$12 million loan facility whilst maintaining the TDSR ceiling. The property's assumed investment potential supports secondary financing structures for wealth-optimisation purposes, with established financial institutions providing structured loan products specifically tailored to ultra-premium residential stock.

Comparative Market Standing

The Ardmore Park development competes indirectly with neighbouring prestige addresses including Tanglin, Nasim Road, and immediately adjacent Orchard conservation properties. Direct comparables—four-bedroom, six-bathroom units in established condominiums within the Orchard Planning Area—remain exceedingly rare. However, reference to recent transactional patterns across this micro-geography suggests that the S$15,000,000 asking price aligns with prevailing expectations for stock of comparable scale and age, assuming the property maintains acceptable condition and retains original architectural character.

Newer developments within the extended Orchard precinct command premia of 15–20 per cent over comparable-age properties, reflecting contemporary specifications and extended lease tenures. Conversely, conservation-listed properties may face discount factors due to renovation restrictions, though the Ardmore Park address generally enjoys less stringent heritage constraints than properties within the designated conservation district.

Lease Tenure and Capital Preservation

The property's leasehold status necessitates careful consideration of remaining lease duration and future capital value implications. Singapore's residential property market exhibits demonstrable lease decay patterns, with properties falling below 80 years of remaining lease experiencing measurable capital value compression as the hold period extends. Purchasers should obtain confirmation of the exact lease commencement and expiry dates, as this information directly influences the property's long-term investment viability and future salability within the premium market segment.

Properties within the Ardmore Park tenure range have historically maintained capital values through multiple market cycles, provided the lease duration exceeds 75 years at point of purchase. Conversely, units falling below this threshold will encounter progressively restricted buyer pools as the lease declines, ultimately limiting exit opportunities and capital preservation.

Rental Yield Considerations

Should the owner elect to deploy the property as an investment vehicle, the Orchard address commands rental premiums reflecting its unparalleled locational attributes and the scarcity of available stock. Four-bedroom units within comparable addresses have achieved annual rental yields in the 2.5–3.2 per cent range based on recent market lettings, translating to gross annual rents of S$375,000–S$480,000 for a property of this specification.

Rental demand within the Ardmore corridor remains robust throughout market cycles, with consistent enquiries from relocated executives, diplomatic corps members, and ultra-high-net-worth individuals requiring temporary or semi-permanent accommodation. The property's configuration and proximity to Orchard position it favourably within the serviced residential lettings market, particularly for tenancies exceeding twelve-month durations.

Additional Buyer Considerations

Prospective purchasers should engage qualified tax advisors regarding Additional Buyer's Stamp Duty implications applicable to second-property acquisitions at this price point. The prevailing ABSD regime for non-first-time buyers acquiring residential properties above S$500,000 in value imposes cumulative duties escalating to 16 per cent on the purchase price, significantly increasing the total cost of acquisition beyond the headline asking price.

Structural surveys, lease review by conveyancing specialists, and comprehensive building inspection reports remain essential preliminary steps before committing to purchase at this price point. The property's standing within the established Ardmore Park condominium complex should be validated against development plans, maintenance contribution histories, and major works forecasts, ensuring no unexpected capital liabilities face the incoming proprietor.

Frequently Asked Questions

What is the estimated rental yield if I purchase this property as an investment?

Properties of comparable scale and specification within the Ardmore corridor have achieved gross rental yields in the 2.5–3.2 per cent range, equating to approximately S$375,000–S$480,000 in annual rental income. This yields a net return of 1.8–2.5 per cent after accounting for property maintenance contributions, property tax, and management fees typical for condominium stock at this tier. The Orchard address maintains consistent rental demand from relocated executives and ultra-high-net-worth individuals, supporting relatively stable tenancy placements throughout economic cycles.

How does the S$5,200 psf asking price compare to recent sales in the Ardmore area?

The implicit price of S$5,200 per square foot sits within the observed market range of S$4,800–S$5,600 psf for ultra-premium four-bedroom units across the greater Orchard Planning Area. Recent comparable transactions in addresses such as Nasim Road and adjacent Tanglin conservation properties have transacted at similar or marginally higher per-square-foot valuations, reflecting the established prestige of these micro-locations. The Ardmore Park address specifically commands consistent pricing in this band, though unit-specific factors including lease duration, condition, and precise orientation materially influence individual transaction outcomes.

What are the Additional Buyer's Stamp Duty implications for a second-property purchaser?

Under current ABSD regulations, second-property buyers at this S$15,000,000 price point face cumulative stamp duties escalating to 16 per cent on the full purchase price. This equates to an ABSD liability of S$2,400,000 in addition to the headline asking price, materially increasing the total cost of acquisition. Non-citizen purchasers face even steeper ABSD rates at 25 per cent, whilst Singapore permanent residents fall between citizen and non-citizen schedules at variable intermediate rates depending on residency duration. Prospective buyers should engage qualified tax advisors to model the precise ABSD position before committing to purchase.

What lease decay risk should I consider, and how does this affect resale value?

The critical lease tenure threshold for prime residential stock in Singapore sits at 80 years of remaining lease, below which properties typically experience measurable capital value compression and restricted buyer pools. Properties within the Ardmore Park address range have historically maintained strong capital values provided the remaining lease duration exceeds 75 years at point of purchase; however, confirming the exact lease commencement and expiry dates remains essential before finalising any acquisition. As the lease approaches 70 years and below, the property's exit opportunities narrow significantly within the premium market segment, ultimately limiting future capital preservation and salability prospects.

How does proximity to Orchard MRT Station influence demand and capital appreciation?

The 980-metre distance to NS22 Orchard MRT Station positions this property within the most transit-accessible ultra-premium residential enclave in Singapore, a factor materially supporting capital appreciation and rental demand across market cycles. Properties within this immediate catchment historically outperform properties at greater distances from MRT interchanges by 8–12 per cent over ten-year holding periods, reflecting the operational convenience and reduced car-dependency for occupants. The Orchard station's status as a major interchange hub within the broader MRT network further enhances this accessibility premium, supporting consistent demand from international relocators and high-net-worth individuals prioritising connectivity above all other locational factors.

Which buyer profiles suit this property best?

High-net-worth individuals seeking primary residences with uncompromising quality and location represent the core target demographic, particularly those prioritising the Orchard address for its unparalleled retail and leisure proximity. Second-property upgraders within the established Orchard corridor find the additional spatial footprint and six-bathroom configuration justify the step-up investment from smaller two or three-bedroom units. Ultra-high-net-worth investors deploying capital in Singapore real estate as capital preservation vehicles represent a secondary buyer category, though the modest 2.5–3.2 per cent rental yield suggests owner-occupier demand outweighs pure investment cases. Conversely, first-time buyers and upgraders from non-prime addresses fall outside the realistic buyer pool due to financing constraints and the property's positioning at the absolute apex of Singapore's residential hierarchy.

What TDSR and financing headroom should I have at this S$15M price point?

At S$15,000,000, purchasers with monthly household income exceeding S$100,000 can comfortably service an 80 per cent LTV loan of S$12,000,000 whilst maintaining compliance with the TDSR ceiling of 60 per cent. This assumes prevailing mortgage rates of 3.5–4.2 per cent and a twenty-year loan tenure; borrowers should model scenarios at 4.5–5.0 per cent to stress-test affordability against potential future rate movements. Singapore's financial institutions routinely offer structured loan products for ultra-premium residential stock, with seasoned borrowers accessing LTVs reaching 80 per cent through enhanced credit assessment; however, tax-resident requirements and proof of legitimate source of funds become increasingly stringent at this price point. Second-property purchasers face marginally lower LTVs of 70–75 per cent compared to primary residence acquisitions, reflecting incremental lending risk from investment property exposure.

How does this property compare to competing ultra-premium developments nearby?

Ardmore Park competes indirectly with established prestige addresses including Tanglin, Nasim Road, and conservation-listed properties within the immediate Orchard precinct. Newer developments launched within the extended Orchard Planning Area typically command 15–20 per cent premia over comparable-age Ardmore Park stock due to contemporary specifications and extended lease tenures; however, the scarcity of four-bedroom stock in modern buildings limits direct comparables. Conservation-listed properties within the immediate micro-geography may trade at marginal discounts due to renovation restrictions, though the Ardmore Park address generally encounters fewer heritage constraints. The S$15,000,000 asking price aligns competitively within this peer set, though individual transaction outcomes remain highly dependent on unit-specific factors including lease duration, condition, and precise configuration rather than development-wide averages.

Which unit stack or floor level offers the best value in Ardmore Park?

Within the Ardmore Park condominium, mid-stack units positioned between floors four and ten typically command marginal discounts of 3–5 per cent compared to premium upper-floor positions, whilst delivering superior acoustic isolation from ground-level traffic and equivalent views across the Orchard district. Lower-floor units (floors two and three) often attract a value discount of 5–8 per cent reflecting occasional noise sensitivity and perceived privacy concerns, despite maintaining excellent natural light and Orchard boulevard views. Premium upper-floor units above the twelfth storey command premia of 8–12 per cent over mid-stack equivalents, reflecting enhanced privacy, vista quality, and perceived prestige within the ultra-high-net-worth buyer demographic. Front-facing units overlooking Ardmore Park's central gardens command additional premia of 3–5 per cent compared to rear-facing units with identical specifications, reflecting landscaped view quality. Prospective purchasers prioritising value should focus evaluation on mid-stack, rear-facing units with acceptable view corridors, where pricing typically reflects 5–10 per cent discounts compared to front-facing premium positions.

What future supply pipeline exists in the Orchard district, and how might this affect capital values?

The Orchard Planning Area faces minimal near-term residential supply additions, with the majority of available development sites either subject to conservation designations, long-term land leases for existing commercial operations, or reserved for institutional uses. No significant residential developments remain within planning approval stages for launch within the next three to five years, effectively insulating existing Ardmore Park stock from new-supply competition within this micro-location. This supply scarcity underpins consistent capital value trajectories for established properties, particularly those retaining seventy-five years or more of remaining lease tenure. However, the broader Tanglin and Nasim Road micro-geographies may see select conservation properties refreshed and remarked during future cycles, potentially creating marginal diversions of demand from immediately adjacent addresses. The Ardmore Park development's established status, brand recognition, and unparalleled Orchard positioning insulate it from meaningful threat from distant competing supply, supporting multi-cycle capital preservation characteristics for long-hold investors.

Ardmore Park 4-bed Luxury Condo, S$15M | Orchard