Type

Units

Min Area

Price Range

4+ BR

2885 sqft

From S$13.4XM

Property Highlights

Premium 4-bedroom, 5-bathroom residence spanning 2,885 sqft in prestigious Ardmore Park development
Positioned just 12 minutes' walk (980m) from NS22 Orchard MRT Station, Singapore's premier retail and commercial hub
Asking price of S$13,450,000 reflects sub-4,700 psf pricing in one of Singapore's most sought-after neighbourhoods
Ideal for high-net-worth buyers, upgraders, and investors seeking trophy assets with strong capital appreciation potential
Strategically located between Tanglin and Orchard with proximity to top-tier schools, fine dining, and exclusive retail

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Ref: 60076379

Ardmore Park: A Premier Address in Singapore's Most Coveted District

Located at 9 Ardmore Park, this exceptional four-bedroom, five-bathroom residence represents the pinnacle of luxury living in Singapore's heartland. Commanding a price tag of S$13,450,000, the property encompasses a generously proportioned 2,885 square feet of meticulously designed living space, offering the kind of spaciousness and refined comfort that appeals to the most discerning of buyers in the island's real estate market.

Ardmore Park stands within one of Singapore's most historically distinguished neighbourhoods, where established wealth converges with contemporary urban vitality. The address itself carries considerable prestige, situated in a tree-lined enclave that has long attracted prominent business leaders, entrepreneurs, and established families seeking both privacy and accessibility. This neighbourhood has consistently demonstrated resilience in capital value retention, making it an attractive proposition for those viewing property acquisition as both a personal investment and a wealth-preservation strategy.

Connectivity and Strategic Location

The property's proximity to NS22 Orchard MRT Station represents a significant operational advantage. Situated merely 980 metres away—approximately a 12-minute walk—this location offers seamless access to Singapore's transport network without imposing the noise or visual impact that sometimes accompanies closer adjacency to major transit hubs. The Orchard corridor itself represents the commercial and retail spine of Singapore, positioning residents with unparalleled access to shopping, hospitality, and professional services.

This particular locale benefits from its position between two distinctive precincts: the established residential character of Ardmore and the dynamic commercial energy of Orchard Road. The neighbourhood thus avoids the intensity of being directly on Orchard itself, whilst maintaining full access to its amenities. For professionals working in the CBD or the broader Orchard business district, the commute remains effortless, whether via MRT or private vehicle, with the wider road network providing excellent connectivity to other parts of the island.

Physical Specifications and Interior Space

At 2,885 square feet, this residence offers the spatial generosity that increasingly defines luxury residential acquisition in Singapore's most competitive precincts. The four-bedroom configuration allows for a master suite of considerable proportion, along with three additional bedrooms suitable for guest accommodation, a live-in domestic helper, or flexible home office spaces—an increasingly valued feature in post-pandemic property appraisal. The inclusion of five bathrooms reflects contemporary expectations for privacy and convenience within high-value households, ensuring that larger family units or frequent entertainer occupants need never encounter queuing for facilities.

Properties of this scale within the Ardmore precinct remain comparatively scarce, as many similar-era developments typically feature smaller footprints. This relative rarity enhances the property's appeal to buyers seeking to avoid the more densely packed developments that characterise much of Singapore's modern condominium landscape. The floor-to-ceiling heights and layout configurations typical of Ardmore Park developments suggest room volumes that transcend merely square meterage, offering the kind of spatial experience that smaller units, however well-appointed, cannot replicate.

Market Context and Pricing Analysis

The asking price of S$13,450,000 translates to approximately S$4,665 per square foot, positioning this property competitively within the Ardmore-Tanglin band. Recent comparable transactions in the wider neighbourhood have demonstrated that psf values in this locale cluster between S$4,500 and S$5,200, depending upon floor level, view orientation, and unit-specific amenities. The pricing of this particular unit reflects a balanced positioning that acknowledges both the inherent value of the location and the specific attributes of the property itself.

For context, properties within the Orchard-Ardmore-Tanglin corridor have historically appreciated at rates exceeding broader Singapore market averages, particularly during cyclical upturns in the global economy. The scarcity value of spacious units in established neighbourhoods—as opposed to newer suburban developments—continues to drive investor and owner-occupier demand. This particular property's four-bedroom configuration places it within a demand segment that consistently attracts premium bidding, particularly from upgraders transitioning from smaller units and from expatriate executives requiring family-scale accommodation.

Investment Potential and Capital Appreciation

From an investment perspective, properties in the Ardmore neighbourhood have consistently outperformed broader market indices during periods of recovery. The neighbourhood's mature amenity base, established reputation, and limited supply of new units create favourable conditions for capital value retention. The MRT proximity enhances investment appeal by ensuring that future generations of buyers will continue to value this location highly, regardless of evolving transport technologies or urban planning priorities.

Buyers should note that the broader Orchard-Singapore region continues to attract significant institutional investment interest, with multinational corporations, investment funds, and high-net-worth individuals viewing premium residential units in these locations as part of diversified Singapore exposure. This broader institutional interest provides underlying support for pricing and helps mitigate cycles of oversupply in residential sectors located in less central areas.

Suitability for Different Buyer Profiles

High-net-worth individuals seeking trophy assets in Singapore will find considerable appeal in this property's combination of scale, location, and established prestige. The four-bedroom format suits families requiring primary residence accommodation, whilst the neighbourhood's discretion and privacy make it equally suitable for buyers prioritising low-profile wealth accumulation. For upgraders transitioning from smaller units—perhaps 1,200 to 2,000 square feet—the qualitative leap in spatial experience and privacy represents a transformative residential shift.

Investor-focused buyers should recognise that units of this scale and location command premium rental yields in Singapore's expatriate executive segment, where monthly rents for comparable properties frequently reach S$15,000 to S$22,000. Whilst such yields appear moderate on a percentage basis when computed against the purchase price, the psychological and operational value of owning a trophy asset in Singapore's most prestigious address belt often justifies acquisition for wealth-diversification purposes beyond pure yield calculations.

Neighbourhood Character and Amenities

The immediate neighbourhood surrounding Ardmore Park reflects decades of established residential development, with mature landscaping, tree canopies, and a sense of permanence absent from many newer developments. The area has resisted the creeping commercialisation affecting some Singapore neighbourhoods, maintaining its residential character whilst remaining within walking distance of world-class retail, hospitality, and dining facilities.

Local amenities include proximity to premier international schools, private clubs, fine dining establishments, and specialist retail outlets serving the affluent demographic that characterises this precinct. The neighbourhood also benefits from excellent access to healthcare facilities, with multiple private hospitals and specialist medical practitioners establishing practices in the nearby Orchard-Tanglin corridor. For residents prioritising walkability to curated experiences rather than suburban shopping malls, this location delivers consistently.

Future Supply and Market Dynamics

The Ardmore Park neighbourhood faces minimal supply risk from new competing developments, as available land parcels for residential redevelopment have become extraordinarily scarce. The planning framework governing this area maintains strict density controls, ensuring that future supply remains tightly constrained. This supply-side limitation provides medium-to-long-term confidence regarding property valuations, as demand from an expanding global high-net-worth population continues to press against a fixed inventory base.

Prospective buyers should recognise that decisions regarding property acquisition at this price point and location often represent a once-per-generation transaction. The combination of established reputation, geographic centrality, and constrained supply creates a rare confluence of factors that typically justifies premium pricing and supports sustained capital appreciation over extended holding periods.

Frequently Asked Questions

What is the estimated annual rental yield if this Ardmore Park property is purchased as an investment?

Based on comparable market transactions, a four-bedroom unit of this calibre and location typically commands monthly rents between S$15,000 and S$22,000 from expatriate executives and international families. This translates to annual rental income of S$180,000 to S$264,000, representing a gross yield of approximately 1.3% to 2.0% on the purchase price. Whilst this percentage appears modest compared to suburban developments offering 2.5% to 3.5% yields, the capital appreciation trajectory of properties in the Ardmore-Orchard belt has historically compensated investors through strong resale premiums. The true investment thesis for this property centres on total return (rental income plus capital appreciation) rather than yield in isolation, with the neighbourhood's scarcity value and institutional demand supporting medium-to-long-term price growth.

How does the S$13.45M asking price compare to recent psf transactions in Ardmore and surrounding districts?

The asking price equates to approximately S$4,665 per square foot, positioning this property within the mid-range of recent Ardmore transactions, which have clustered between S$4,400 and S$5,300 depending upon unit size, floor level, and specific amenities. Recent comparable sales in the wider Orchard-Ardmore-Tanglin corridor indicate that four-bedroom units in similar vintages have transacted at psf rates between S$4,500 and S$5,100, suggesting this property is competitively priced relative to market comparables. Factors such as floor level, view orientation, and unit orientation within the building can account for psf variance of 5% to 10%, meaning this asking price reflects reasonable valuation given the property's specific characteristics. Buyers with access to transaction data should recognise that the Ardmore market demonstrates particular strength during economic upswings, with pricing power expanding noticeably when regional sentiment turns positive.

What are the Additional Buyer's Stamp Duty (ABSD) implications for second-property purchasers at this S$13.45M price point?

Second-property buyers purchasing this unit will incur Additional Buyer's Stamp Duty at graduated rates: 5% on the first S$180,000, 10% on the next S$180,000, and 15% on amounts exceeding S$360,000. At this price point of S$13,450,000, the total ABSD liability will approximate S$1,916,250, representing a substantial transactional cost beyond the headline purchase price. Singaporean citizens who already own one residential property will incur these full ABSD charges, making the true acquisition cost effectively S$15,366,250 when ABSD is factored into total expenditure. Conversely, first-time buyers face no ABSD liability, making this property theoretically more attractive to owner-occupiers without prior property holdings. International purchasers, corporations, and foreign entities face even more stringent duties and regulatory restrictions, effectively making this property a practical acquisition avenue only for Singapore citizens or PRs purchasing their first residential asset.

What is the lease decay risk and potential resale impact if this is a leasehold property?

The vast majority of properties in the Ardmore Park precinct are held on leasehold tenure of 99 years or longer from the point of original development, with many units now in their 30- to 40-year-old cohort depending upon when individual units were originally purchased. Assuming this property sits within a 99-year lease with approximately 55 to 60 years remaining, the leasehold decay trajectory becomes a material consideration for buyers intending to hold for extended periods or eventual resale. Leasehold properties with less than 50 years remaining typically experience accelerated pricing discounts as buyer pools contract and institutional investors exit the market. The impact on resale value is substantial: a property with 40 years remaining might trade at a 20% to 30% discount compared to an identical freehold or long-lease asset. For purchasers intending to hold long-term (20+ years), the lease decay dynamic becomes increasingly significant, particularly as the property approaches the 30-year threshold where valuation and financing constraints intensify markedly. Buyers should request the current lease tenure from the seller's legal representative and factor lease extension costs (potentially S$400,000 to S$600,000) into long-term ownership calculations.

How does proximity to NS22 Orchard MRT Station affect demand and capital appreciation potential?

The 980-metre distance to Orchard MRT Station represents an optimal positioning: close enough to deliver genuine convenience and transport-oriented lifestyle appeal, yet far enough to avoid the noise, vibration, and visual impact that can suppress valuations for properties immediately adjacent to transit infrastructure. Properties within 400 to 600 metres of major MRT stations typically command premiums of 5% to 12% over comparable units in non-MRT-proximate areas, and this unit benefits substantially from that dynamic. The Orchard corridor's status as Singapore's premier commercial and retail destination ensures that MRT connectivity to this node will remain valuable across all future economic cycles. Capital appreciation in MRT-proximate properties has historically outpaced non-connected counterparts by 0.5% to 1.5% annually over extended holding periods. Beyond the immediate financial implications, MRT connectivity enhances lifestyle quality for all age demographics, making the property inherently more attractive to future buyer cohorts and reducing the risk of value stagnation. The accessibility factor also benefits the eventual rental market, as expatriate tenants particularly value seamless MRT connectivity for daily commuting.

Is this property suitable for high-net-worth individuals, upgraders, first-time buyers, or investors?

High-net-worth individuals seeking trophy assets will find this property exceptionally suitable, as it offers the scale, location prestige, and privacy expectations that characterise wealth concentration in Singapore's most exclusive addresses. The four-bedroom format and established neighbourhood character appeal strongly to accomplished professionals and entrepreneurs prioritising low-profile wealth accumulation in an area with multi-generational ownership patterns. Upgraders transitioning from smaller units (1,200 to 2,000 sqft) will experience a qualitative leap in spatial generosity and amenity access that often justifies the substantial price increase. However, first-time buyers should approach this property cautiously: at S$13.45M, the property places extreme demands on household income and financing capacity, with debt servicing obligations likely exceeding acceptable TDSR thresholds unless household incomes exceed S$600,000+ annually. For investors, the property offers capital appreciation potential and stable rental demand, but the modest gross yield (1.3% to 2.0%) means the investment thesis centres entirely on long-term appreciation rather than immediate income generation. Investors with shorter hold periods (5 to 7 years) may find suburban developments with higher yields more suitable, whilst those seeking 15+ year holds will appreciate the neighbourhood's scarcity and institutional demand dynamics.

What TDSR and financing headroom implications exist at this S$13.45M price point?

At this purchase price, with a typical bank loan-to-value ratio of 75% (approximately S$10,087,500 borrowed), monthly debt servicing on a 25-year mortgage at current rates near 4.0% would approximate S$50,400 to S$53,800. To remain within the Monetary Authority of Singapore's 60% Total Debt Servicing Ratio threshold, household monthly income must exceed S$84,000 to S$90,000, translating to annual household income requirements of S$1,008,000 to S$1,080,000. Second-property buyers must additionally factor ABSD liability (approximately S$1,916,250) into total capital requirements, effectively pushing true minimum household income thresholds higher when transaction costs are considered. The vast majority of Singapore's professional class—including successful lawyers, doctors, and senior bankers—will find this price point places them at or beyond acceptable TDSR boundaries, effectively restricting the buyer pool to entrepreneurs, business owners, and high-net-worth individuals with unearned income sources. This constrained financing capacity naturally limits the active buyer pool, which ironically supports valuations by reducing supply-side pressure from would-be competitors in lower price brackets. Buyers should engage qualified mortgage specialists well in advance to confirm financing viability, as lending scrutiny intensifies considerably at this price tier.

How does this property compare to nearby competing developments in the Ardmore-Tanglin-Orchard corridor?

The Ardmore-Tanglin corridor hosts several competing developments including Tanglin Hill, The Pinnacle@Duxton (though this is further along the corridor), and various landed properties and older condominium buildings developed across the 1980s and 1990s. Compared to contemporary new launches in nearby precincts, Ardmore Park typically offers superior location prestige and established neighbourhood character, though potentially with newer finishes available in recent developments. Competing properties at similar price points (S$13M to S$15M) in the broader Orchard-Ardmore corridor generally offer either slightly smaller unit sizes, less central locations, or newer finishes but inferior historical reputation. The fundamental differentiation of Ardmore Park lies in the maturity and solidity of the development's reputation, the neighbourhood's consistency across decades, and the scarcity value of four-bedroom units in this exact location. Competing developments in Tanglin might offer more contemporary finishes and marginally lower pricing, but they sacrifice the prestige adjacency to Orchard itself. Buyers should view this property as competing within a tier of established, institutional-quality developments rather than against new-launch developments in peripheral locations, where price comparisons become misleading.

Which unit stacks or floor levels represent optimal value within Ardmore Park?

Within Ardmore Park, middle floors (typically floors 6 to 15 in most Singapore condominium towers) represent optimal value positioning, balancing the premium commanded by higher floors whilst avoiding the maintenance costs and noise exposure sometimes affecting ground-level or first-floor units. High floors (18+) typically command premiums of 8% to 15% per floor over mid-level units, but unless a buyer places exceptional valuation on unobstructed views or privacy from overlooking residents, these premiums often exceed the underlying property value improvement. South-facing and east-facing units typically command 3% to 7% premiums over west-facing counterparts, reflecting superior morning light and reduced afternoon heat exposure in Singapore's tropical climate. Corner units and units with multiple external walls typically trade at modest premiums (2% to 5%) due to superior ventilation and reduced neighbour adjacency. For investment buyers seeking rental yield optimisation, mid-floor units in standard (non-premium) configurations often attract the widest tenant pools and fastest turnover, meaning any unit stack between floors 6 and 14 will typically deliver superior rental performance compared to premium high-floor units. Buyers should physically inspect multiple units across different floor levels before committing, as the subjective experience of space, light, and view often diverges significantly from unit floor plans alone.

What is the future supply pipeline in the Ardmore-Orchard district, and how does this impact long-term valuations?

The Ardmore-Orchard district faces minimal supply risk from new residential developments, as available developable land parcels within this established neighbourhood have become extraordinarily scarce due to decades of development consolidation. The planning framework governing this precinct maintains strict density controls and preserves the residential character that attracted original investors, effectively blocking large-scale redevelopment or new project launches. Most future supply in the immediate vicinity will derive from internal rejuvenation of existing developments (façade improvements, lobby modernisation) rather than new unit creation. The broader Orchard corridor, extending towards River Valley and the CBD, similarly faces constrained supply due to the premium land valuations that make residential development uneconomical relative to commercial and hospitality alternatives. This supply constraint—paired with steady-to-growing demand from high-net-worth individuals, expatriate executives, and generational wealth preservation strategies—provides a fundamentally supportive backdrop for long-term valuations. Buyers should view the Ardmore Park property as positioned within a closed supply set: the number of four-bedroom units in this exact location will not meaningfully expand, meaning scarcity value will likely intensify over coming decades as Singapore's population of high-net-worth individuals continues to grow. This supply-demand imbalance underpins the medium-to-long-term capital appreciation potential that justifies the property's current valuation despite modest rental yields.

Ardmore Park 4-bed Luxury Condo, $13.45M | Orchard MRT