321 Bukit Timah Road, Singapore 259781; 323 Bukit Timah Road, Singapore 259713
Perfect Ten is CK Holdings’ freehold twin-tower development on Bukit Timah Road, completed in 2025 at a median $3,270 psf. The 230 units split cleanly into 2 formats only, no shoeboxes and no penthouses, across two 24-storey towers behind the Newton and Stevens interchanges.
Two stations sit within 1km, both past the 500m mark: Newton (NS21/DT11) and Stevens (DT10/TE11), an interchange pair that puts the Downtown, North-South and Thomson-East Coast Lines all within a short walk. Orchard and the CBD are a direct run from either.
Two schools fall inside the 1km priority band: Anglo-Chinese School (Primary) and Singapore Chinese Girls’ Primary School. Under MOE’s P1 registration framework, that radius decides ballot priority in the later phases, and our P1 registration guide walks through how. Anglo-Chinese (Junior), St. Joseph’s Institution Junior and Farrer Park sit in the wider 1km to 2km ring.
The mix is deliberately narrow: 138 two-bedders at 753 to 797 sqft and, per the database count, 92 three-bedders at 1,227 to 1,281 sqft, nothing above or below. That single decision keeps every stack directly comparable and the tenant profile consistent.
On tenure, Perfect Ten is freehold, among the newest freehold stock on this stretch. There is no lease clock to run down, which is the structural argument the price sections below build on.
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| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 138 | 753 - 797 | 60.00% | A1 - A3 |
| 3 Bedroom | 92 | 1,227 - 1,281 | 40.00% | B1, B2 |
| Overall | 230 | 753 - 1,281 | 100.00% |
The Nassim enclave is one of Singapore’s oldest, densest freehold pockets, 103 projects and about 5,302 units, most of them small walk-ups from the 1970s to 2000s. Perfect Ten, at 230 units, is the largest completed project this subzone has seen in years, and it prices in the upper half of that stack without topping it. The 4 sections below put numbers on that position.
Most Perfect Ten resale transactions fall between $3,193 and $3,358 psf, with a median of $3,270 psf. That covers 7 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The subzone’s ceiling sits well above this. 21 Anderson (2025, 99-year leasehold) traded at a median $5,006 psf, The Nassim (2015, freehold) at $4,485 psf, and Nassim Park Residences (2011) at $3,900 psf, all smaller boutique addresses deeper into the enclave. Closer to Perfect Ten’s own band, 8 Napier trades at $3,292 psf and 19 Nassim at $3,372 psf, while The Hyde, another 2022 freehold tower nearby, sits a step below at $3,168 psf.
Recent prints, as of 2026: a 764.2 sqft 2-bedder at $2.44M in March, the same size and price repeated twice in May, and 1,280.9 sqft 3-bedders running from $4.19M in January to $4.38M in April, the strongest print of the run.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $3,270 psf median:
2-bedders, 753 to 797 sqft, 1 to 2 baths: about $2.46M to $2.61M.
3-bedders, 1,227 to 1,281 sqft, 3 baths plus a store: about $4.01M to $4.19M.
There is no 1-bedroom stock and nothing above a 3-bedder, so the entry quantum starts high and the largest family format tops out at 1,281 sqft. What that narrow ladder buys is uniformity: every 2-bedder trades against every other 2-bedder in the building, with none of the mixed-format noise that muddies comparables in larger towers.
Supply: the Nassim subzone holds 103 projects totalling about 5,302 units, almost all small freehold walk-ups. Nothing close to Perfect Ten’s 230-unit scale has completed here in years. The newest arrivals since are boutique plots of 6 to 18 units, like The Giverny Residences and Les Maisons Nassim, both still too thin on transactions to price.
Demand: this is tenant demand, not upgrader demand. Tanglin town has no meaningful HDB upgrader pool to draw on in our data, so the letting market does the heavy lifting. 63 leases have been signed since January 2025 against 230 units, a solid rate for a project that only completed that year, with the Newton and Stevens interchanges keeping a corporate and professional tenant base within reach.
Rental: 2-bedders let at a median $5,400 a month and 3-bedders at $9,500, with a further 8 leases recorded at a median $5,800 without a clear bedroom label in our data. Gross yields run about 2.5% to 2.8% across the 2- and 3-bedroom bands, tight even by CCR standards, which is the trade-off for new freehold on this street.
The honest take: entry quantums start around $2.46M with no smaller format to soften that, the largest unit in the building is still only a 3-bedder, and Bukit Timah Road itself carries heavy traffic that some stacks will hear. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is coming to the corridor.
Couples and small families who want new freehold in the schools belt, and investors underwriting the Newton-Stevens tenant pool who accept a tighter yield in exchange for tenure security. The uniform 2- and 3-bedroom stock suits buyers who value clean comparables over choice.
Buyers needing a 1-bedroom entry or a 4-bedroom family format have no stock here, and those options exist elsewhere in D10 at One Holland Village Residences, UpperHouse at Orchard Boulevard or Hyll on Holland. For everyone else, Perfect Ten is one of the largest new freehold addresses this corridor has produced in a decade.
Thinking about Perfect Ten?
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Perfect Ten has 2 blocks of 24 storeys.
Perfect Ten rises 24 storeys across 2 blocks.
Perfect Ten has 230 residential units.
Perfect Ten offers 2 Bedroom (753 to 797 sqft), 3 Bedroom (1,227 to 1,281 sqft).
The floor plans we hold for Perfect Ten are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Perfect Ten sits on a site of about 9,711 sqm (roughly 104,500 sqft).
Perfect Ten is a freehold development.
Yes, Perfect Ten is freehold.
Perfect Ten is developed by CK Asset Holdings.
Perfect Ten is at 321 Bukit Timah Road, Singapore 259781 – about 750m from Newton MRT (DT11/NS21).
Perfect Ten is in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), in the Core Central Region (CCR).
The nearest MRT is Newton (DT11/NS21), about 750m away. Stevens (DT10/TE11) is also within 1km.
Schools within 1km of Perfect Ten: Anglo-Chinese School (Primary), Singapore Chinese Girls’ Primary School.
Primary schools within 2km of Perfect Ten: Anglo-Chinese School (Primary), Singapore Chinese Girls’ Primary School, Anglo-Chinese School (Junior), Farrer Park Primary School and St. Joseph’s Institution Junior. Of these, Anglo-Chinese School (Primary) and Singapore Chinese Girls’ Primary School fall inside the 1km P1 registration radius.
Shopping malls within about 2km of Perfect Ten include Balmoral Plaza, Pacific Plaza, Orchard Towers, Delfi Orchard, Palais Renaissance and United Square.
Yes – parks within about 2km of Perfect Ten include Malcolm Park, Novena Park, Hooper Road Playground, Novena Rise Park and Campus Park.
Based on transactions in the last 12 months, PSF ranges from about $3,193 to $3,419.
Based on recent transactions, 2 Bedroom units start from about $2.44M, 3 Bedrooms from about $4.19M.
Perfect Ten has seen average rental yields of about 2.8% based on recent transactions, and the nearest MRT, Newton (DT11/NS21), is about 750m away. As with any CCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Perfect Ten is a good fit for school-focused families – Anglo-Chinese School (Primary), Singapore Chinese Girls’ Primary School are within 1km.
Perfect Ten is a freehold condominium in District 10 developed by CK Asset Holdings, comprising 230 units across 2 blocks. It obtained TOP in 2025.
Perfect Ten obtained TOP in 2025.
Perfect Ten launched in 2021 and is fully completed – TOP was obtained in 2025. Units are now available on the resale market.
Yes. Foreigners can buy Perfect Ten because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Perfect Ten is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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