Cheapest 99-Year Resale Condos In D10 July 2026
There is a CCR postcode in D10 asking under $2M right now. Tanglin Regency on Tanglin Road opens at $1.88M — a 3-bedroom, 1,044 sqft, in a district more often associated with $4M freehold addresses. D10's 99-year leasehold resale market has 21 projects in total, with asking prices running from that $1.88M entry all the way to $7.62M at Parksuites.
But the table has a trap. The cheapest PSF figures — $874, $1,128, $1,477 — are not the best value. They are almost entirely explained by lease age or unit size, not by the market offering a genuine discount. Reading the table without the lease column will point you at the wrong projects.
Asking prices are from active listings as of 30 June 2026. These are asking prices, not completed transactions. Availability can change.
All 21 Projects, Ranked by Asking Price
One row per project, showing the lowest available asking price for that project. Lease remaining is calculated from TOP year.
| # | Project | TOP | Approx. Lease Left | Bedrooms | Size (sqft) | Asking Price | Asking PSF | PTI Ratio |
|---|---|---|---|---|---|---|---|---|
| 1 | Tanglin Regency | 1998 | ~71 yrs | 3BR | 1,044 | $1,880,000 | $1,801 | 11.4 |
| 2 | Quinterra | 2009 | ~82 yrs | 3BR | 1,389 | $2,330,000 | $1,677 | 10.6 |
| 3 | One Tree Hill Mansions | 1980 | ⚠️ ~53 yrs | 3BR | 1,625 | $2,400,000 | $1,477 | 9.3 |
| 4 | Jervois Jade | 2000 | ~73 yrs | 3BR | 1,496 | $2,450,000 | $1,638 | 10.3 |
| 5 | D'Leedon | 2014 | ~87 yrs | 3BR | 1,055 | $2,450,000 | $2,322 | 14.6 |
| 6 | Spring Grove | 1996 | ~69 yrs | 3BR | 1,389 | $2,500,000 | $1,800 | 11.4 |
| 7 | Duchess Crest | 1999 | ~72 yrs | 3BR | 1,378 | $2,850,000 | $2,068 | 13.0 |
| 8 | The Merasaga | 1995 | ~68 yrs | 3BR | 1,367 | $2,850,000 | $2,085 | 13.2 |
| 9 | The Serenade @ Holland | 2004 | ~77 yrs | 3BR | 1,507 | $2,880,000 | $1,911 | 12.1 |
| 10 | Mon Jervois | 2017 | ~90 yrs | 3BR | 1,475 | $2,950,000 | $2,000 | 12.6 |
| 11 | Upperhouse At Orchard Blvd | 2028 | ~99 yrs | 3BR | 1,012 | $3,000,000 | $2,964 | 18.7 |
| 12 | Fourth Avenue Residences | 2023 | ~96 yrs | 3BR | 1,109 | $3,168,000 | $2,857 | 18.0 |
| 13 | Pollen & Bleu | 2017 | ~90 yrs | 4BR | 1,432 | $3,200,000 | $2,235 | 14.1 |
| 14 | One Holland Village Residences | 2024 | ~97 yrs | 3BR | 1,098 | $3,230,000 | $2,942 | 18.5 |
| 15 | The Loft | 2002 | ~75 yrs | 3BR | 1,464 | $3,490,000 | $2,384 | 15.0 |
| 16 | The Teneriffe | 2003 | ~76 yrs | 5BR+ | 3,100 | $3,498,000 | $1,128 | 7.1 |
| 17 | Eleven @ Holland | 2014 | ~87 yrs | 5BR+ | 4,348 | $3,800,000 | $874 | 5.5 |
| 18 | Skye At Holland | 2029 | ~99 yrs | 5BR+ | 1,765 | $4,580,000 | $2,595 | 16.4 |
| 19 | Orchard Bel Air | 1984 | ⚠️ ~57 yrs | 4BR | 3,208 | $4,950,000 | $1,543 | 9.7 |
| 20 | 19 Nassim | 2023 | ~96 yrs | 3BR | 1,830 | $7,200,000 | $3,934 | 24.8 |
| 21 | Parksuites | 2023 | ~96 yrs | 5BR+ | 3,068 | $7,620,000 | $2,484 | 15.7 |
⚠️ Under 60 years remaining. CPF cannot be used for these purchases and most banks will not issue standard 25–30-year loans.
Lease remaining calculated from TOP year. Confirm exact remaining lease with the seller. PTI ratio = Asking PSF ÷ CCR URA Price Index at 2026 Q1 (158.6). Asking prices from active listings as of 30 June 2026.
The Three Groups This Table Is Really Showing
The 21 projects split into three distinct groups. They look like one ranked list, but they represent three different buying situations.
Group 1: Sub-60-year leases — the financing-restricted tier
One Tree Hill Mansions and Orchard Bel Air sit at the bottom of the PSF table: $1,477 and $1,543 per sqft respectively. The PTI ratios of 9.3 and 9.7 look like they are well below the CCR market cycle — and numerically, they are. But the reason is not that the market has mispriced them. It is that the buyer pool for these two projects is extremely narrow.
With roughly 53 and 57 years of lease left, CPF cannot be used for the purchase. Most banks will not provide a standard 25 or 30-year home loan on a property with under 60 years remaining, because the loan tenure cannot comfortably sit within the lease. The few buyers who can transact here are typically cash-heavy or taking short-tenure loans at less favourable terms. That restriction compresses demand — and the price reflects it. The low PSF is not a signal of undervaluation. It is a signal of structural illiquidity.
Group 2: Entry-price viable leases — the genuine sub-$2.5M options
These four projects have leases between 69 and 82 years remaining. CPF can be used. Standard bank financing applies. They are the actual entry point into D10's 99-year leasehold market for most buyers.
Quinterra at $1,677 per sqft is the cheapest viable PSF in this table. Jervois Jade offers more space — 1,496 sqft versus 1,389 sqft — at $1,638 per sqft for the same asking price of $2.45M. Both sit below the CCR market cycle, with PTI ratios of 10.6 and 10.3 against an index reading of 158.6 at 2026 Q1.
| Project | Lease Left | Size (sqft) | Asking Price | Asking PSF | PTI |
|---|---|---|---|---|---|
| Tanglin Regency | ~71 yrs | 1,044 | $1,880,000 | $1,801 | 11.4 |
| Quinterra | ~82 yrs | 1,389 | $2,330,000 | $1,677 | 10.6 |
| Jervois Jade | ~73 yrs | 1,496 | $2,450,000 | $1,638 | 10.3 |
| Spring Grove | ~69 yrs | 1,389 | $2,500,000 | $1,800 | 11.4 |
All four sit at or below a PTI of 11.4 — at or below what recent CCR transactions suggest is a fair-cycle price. Tanglin Regency's asking PSF of $1,801 is a modest premium above its own completed-deal history ($1,700–$1,716 typical, based on 12 transactions), which makes it the most historically grounded of the four.
Spring Grove, at 69 years remaining, is the shortest lease in this group. It is not a financing problem at this stage, but the remaining lease does start to matter more at exit — the buyer buying from you in 15 or 20 years will be looking at roughly 50 years left.
Group 3: Newer-lease projects — longer leases, higher PSF, and asking prices above historical transaction ranges
D'Leedon, Mon Jervois, Fourth Avenue Residences, One Holland Village Residences, and the not-yet-built Upperhouse at Orchard Blvd all have 87 years or more remaining. They command significantly higher PSF. Their PTI ratios run from 12.6 (Mon Jervois) to 18.7 (Upperhouse at Orchard Blvd).
For context, a PTI ratio above 14 means the asking PSF is more than 14 times the current CCR price index reading. You can read more about how the price-to-index ratio works as a market-cycle diagnostic in this explanation of how to tell if a new launch is overpriced — the same framework applies here to resale asking prices.
For the two most liquid projects in this tier, completed-deal history shows a gap between where sellers are asking and where deals have actually closed:
- D'Leedon (122 completed transactions): deals have typically closed at $2,025–$2,053 per sqft. The cheapest 3BR asking is $2,322 per sqft — around 13% above that range.
- Fourth Avenue Residences (37 completed transactions): deals have typically closed at $2,503–$2,540 per sqft. The 3BR asking is $2,857 per sqft — around 12% above that range.
This is not unusual for a resale asking-price list. Sellers ask above where deals close. But it is worth knowing which projects have a wider gap between the sticker and the stamp.
The Same $2.45M, Two Very Different Properties
D'Leedon and Jervois Jade share an identical asking price of $2,450,000. Everything else is different.
D'Leedon: 1,055 sqft | $2,322 per sqft | PTI 14.6 | TOP 2014 | ~87 years lease | 4-minute walk to Farrer Road MRT (CC line)
Jervois Jade: 1,496 sqft | $1,638 per sqft | PTI 10.3 | TOP 2000 | ~73 years lease | 12-minute walk to Tiong Bahru MRT (EW line)
The difference is 441 sqft more space, $684 less per sqft, a 14-year older build, and a longer walk to a less central MRT station. The D'Leedon premium buys a newer project and a significantly better transit connection. That is what PTI 14.6 versus PTI 10.3 looks like in practice — not a quality judgment, just the trade-off priced in.
Two PSF Numbers That Look Cheap But Aren't Entry Prices
The Teneriffe shows $1,128 per sqft. Eleven @ Holland shows $874 per sqft. Both are well below any other project in this table.
Neither is a budget option. The Teneriffe is a 3,100 sqft unit asking $3.498M. Eleven @ Holland is a 4,348 sqft unit asking $3.8M. The PSF is low because the units are very large — not because the market has priced them as entry-level homes. This is a common artifact with large-format units: the per-sqft figure compresses as size grows, but the total quantum goes in the opposite direction. The PTI ratios of 7.1 and 5.5 are effectively meaningless here as value signals; they are size effects, not market-cycle readings.
What the Leasehold Discount Actually Looks Like
The question underneath this table is whether 99-year leasehold in D10 is actually cheaper than freehold in D10. On quantum, yes — the leasehold entry at $1.88M compares to freehold D10 condos that rarely appear under $3M. On PSF, the genuine entry-price tier (Quinterra, Jervois Jade, Jervois Jade, Tanglin Regency) runs $1,638–$1,801, against freehold D10 resale PSF that routinely starts above $2,200.
But the discount comes with a denominator. The cheapest-PSF options carry either a lease that closes off standard financing, or a lease short enough that the resale pool at exit will be smaller than it is today. The four projects in the viable-lease entry tier — Tanglin Regency, Quinterra, Jervois Jade, Spring Grove — are the ones where the discount is real and the financing is normal. Their PTI ratios of 10.3 to 11.4 sit at or below the CCR market cycle. The question of whether a 69–82-year lease in D10 is worth the discount versus a freehold alternative is a different article — but this table shows where the leasehold floor actually sits.
Asking prices from active listings as of 30 June 2026. Lease remaining is estimated from TOP year — confirm exact remaining lease with the seller. Availability changes quickly.