The Asana
D10 - Tanglin / Holland
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Key milestones for The Asana.
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Why The Asana
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Nanyang Primary 289m, St Margaret's 290m
Nanyang Primary School is about 289m away and St Margaret's School (Secondary) about 290m - two of Singapore's better-regarded schools within a three-minute walk of each other and of the development. Raffles Girls' Primary is about 1,004m, with Hwa Chong Institution about 951m and National Junior College about 1,165m.
Three stations within 630m
Tan Kah Kee on the Downtown Line is about 574m away, Botanic Gardens about 592m for the Circle and Downtown lines, and Farrer Road about 621m for the Circle Line. Three stations covering two lines inside 630m is an unusually dense rail position for a boutique freehold development.
Freehold, forty-eight units, and an award-winning building
The Asana is freehold with 48 units at 17 and 19 Queen's Road, and it won the Best Boutique Apartment Award in 2015. At 48 units in a low-rise format the building runs on a small owner community and a low shared cost base, and freehold title on a compact parcel in District 10 is a genuinely scarce combination.
Between the Botanic Gardens and Bukit Timah
The site sits in the Queen's Road pocket off Farrer Road, between the Singapore Botanic Gardens and the Bukit Timah nature belt. The Botanic Gardens, a UNESCO World Heritage Site with 74 hectares of gardens, is within walking distance, and the green and low-rise character of the surrounding landed and conservation area is unlikely to be built up around the development.
Coronation Shopping Plaza 179m, FairPrice 205m
Coronation Shopping Plaza is about 179m away and a FairPrice about 205m, with a Cold Storage about 394m and The Fishwives about 394m. The Coronation and Bukit Timah Road retail cluster is a short walk, and Holland Village, Cluny Court and the Orchard Road malls are all within a short drive.
Built by a Woh Hup subsidiary
Aurum Land, the developer, is a wholly-owned subsidiary of Woh Hup - one of Singapore's largest privately-owned construction and civil engineering firms, with more than 90 years of industry history. That construction pedigree is behind the boutique residential projects the group develops, and it is why the specification at a 48-unit building reads more carefully than the unit count would suggest.
Current Prices
| Block ↕ | Unit ↕ | Plan | Area ↕ | Price ↕ | $PSF ↕ | Status |
|---|---|---|---|---|---|---|
| — | #01-01 | — | 1,066 sqft | — | — | Available |
| — | #01-04 | — | 398 sqft | — | — | Available |
| — | #01-05 | — | 635 sqft | — | — | Available |
| — | #01-06 | — | 635 sqft | — | — | Available |
| — | #01-07 | — | 506 sqft | — | — | Available |
| — | #01-08 | — | 635 sqft | — | — | Available |
| — | #01-09 | — | 1,076 sqft | — | — | Available |
| — | #01-10 | — | 1,066 sqft | — | — | Available |
| — | #02-01 | — | 570 sqft | — | — | Available |
| — | #02-02 | — | 570 sqft | — | — | Available |
| — | #02-03 | — | 753 sqft | — | — | Available |
| — | #02-04 | — | 398 sqft | — | — | Available |
| — | #02-05 | — | 635 sqft | — | — | Available |
| — | #02-06 | — | 635 sqft | — | — | Available |
| — | #02-07 | — | 506 sqft | — | — | Available |
| — | #02-08 | — | 635 sqft | — | — | Available |
| — | #02-09 | — | 570 sqft | — | — | Available |
| — | #02-10 | — | 570 sqft | — | — | Available |
| — | #03-01 | — | 1,033 sqft | — | — | Available |
| — | #03-02 | — | 1,033 sqft | — | — | Available |
Sold Prices
The Asana
D10 - Tanglin / Holland
The Asana is a freehold residential development of 48 units at 17 and 19 Queen's Road, District 10, developed by Aurum Land Pte Ltd. It occupies a site of about 1,225 sqm with a gross floor area of roughly 1,715 sqm, comprising one- to three-bedroom apartments with the one-bedroom units ranging from 398 to 517 sqft, two-bedrooms from 506 to 764 sqft and three-bedrooms from 753 to 1,076 sqft. It obtained its Temporary Occupation Permit in 2019, and it won the Best Boutique Apartment Award in 2015.
The site is small and that is the point. At about 1,225 sqm with 48 units, The Asana is a boutique building rather than a condominium estate, which means a compact owner community, a low shared maintenance base and a level of privacy that a large development cannot offer. Within that constraint the design was recognised with the Best Boutique Apartment Award in 2015, and the unit sizes are notably efficient - one-bedroom units from 398 sqft and three-bedroom units up to 1,076 sqft.
The school position is the strongest single feature. Nanyang Primary School is about 289m away and St Margaret's School (Secondary) about 290m - two well-regarded schools within a three-minute walk. Raffles Girls' Primary School is about 1,004m, Hwa Chong Institution about 951m and National Junior College about 1,165m, while Nanyang Girls' High School is about 1,315m. That concentration of schools inside a kilometre is what drives demand for this pocket of District 10.
The rail position is unusually dense for a small development. Tan Kah Kee on the Downtown Line is about 574m away, Botanic Gardens about 592m - an interchange between the Circle and Downtown lines - and Farrer Road about 621m on the Circle Line. Three stations covering two lines within roughly 630m gives direct access to the city, to the Marina Bay area and around the Circle Line without a car. On retail, Coronation Shopping Plaza is about 179m away and a FairPrice about 205m, with a Cold Storage about 394m and The Fishwives about 394m. The site sits in the Queen's Road pocket between the Singapore Botanic Gardens and the Bukit Timah nature belt, with the Botanic Gardens within walking distance.
The Developer
Aurum Land
⭐ 6/10 — Mid-Tier DeveloperAurum Land (Private) Limited is a Singapore-based boutique property developer known for luxury residential developments in prime districts. The group focuses on high-end freehold projects with attention to design and quality craftsmanship.
Why The Asana Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The rail position is unusually dense for a boutique development. Tan Kah Kee on the Downtown Line is about 574m away, Botanic Gardens about 592m - an interchange between the Circle and Downtown lines - and Farrer Road about 621m on the Circle Line. Three stations covering two lines within roughly 630m gives direct access to the city centre, Marina Bay and the whole Circle Line loop without a car, which is a substantial convenience at a 48-unit building rather than a large estate. On top of the rail, Queen's Road sits in a low-rise pocket between the Singapore Botanic Gardens and the Bukit Timah nature belt, so the surrounding neighbourhood is largely landed and conservation housing and is unlikely to be built up around the development - a durable and non-replicable advantage. The Coronation and Bukit Timah Road retail and food cluster is a short walk, and Holland Village, Cluny Court, Dempsey Hill and the Orchard Road malls are all within a short drive. Road access via Farrer Road, Bukit Timah Road and the Pan-Island Expressway is straightforward.
Amenities & Lifestyle
Everyday provision is close and of good quality. Coronation Shopping Plaza is about 179m away - a neighbourhood centre with food and services - and a FairPrice about 205m, with a Cold Storage about 394m and The Fishwives about 394m. The Coronation and Bukit Timah Road area has a concentration of cafes, restaurants and specialty grocers that serves the surrounding landed and condominium population, and Cluny Court, Holland Village and Dempsey Hill add substantially more within a short drive. The Singapore Botanic Gardens, a UNESCO World Heritage Site with 74 hectares of gardens, walking trails and its own food and beverage outlets, is within walking distance and functions as the area's main open space. On schooling, the position is exceptional: Nanyang Primary School about 289m and St Margaret's School (Secondary) about 290m, with Raffles Girls' Primary about 1,004m, Hwa Chong Institution about 951m, National Junior College about 1,165m and Nanyang Girls' High School about 1,315m. Within the development, the facilities are consistent with a boutique 48-unit building - a lap pool, gym and communal areas rather than an extensive amenity programme - and the management fee reflects that scale.
Rental & Investment
Queen's Road sits in one of the strongest rental catchments in Singapore for small-format apartments, and the school cluster is a large part of it. The tenant base spans expatriate families attached to the international and premier local schools in the District 10 and Bukit Timah corridor, faculty and staff associated with the National University of Singapore, Ngee Ann Polytechnic and the research institutes along the Bukit Timah corridor, executives working in the city and in the one-north and Buona Vista business clusters, and medical staff attached to the hospitals in the central and western clusters. The three stations within 630m widen that pool considerably by making multiple lines accessible on foot. The buyer demographics at launch - roughly 61 per cent Singaporean, 19 per cent permanent resident and 18 per cent foreign or corporate - indicate that the development already attracts an international owner base, which typically correlates with investor and rental interest. What supports rents here is scarcity at building level: with only 48 units, an owner competes against very few comparable units in the same building, and freehold boutique stock on this pocket turns over slowly. What limits the case is that the unit sizes are compact, the facility programme is small, and District 10 has substantial competing luxury supply in the Farrer Road, Holland Road and Bukit Timah corridors. Yields tend to be moderate, and the buyer should underwrite the scarcity and the school access rather than headline yield.
Area Transformation
This part of District 10 had its transformation decades ago and has been protected since, which is exactly why it holds its value. The Queen's Road, Coronation Road and Farrer Road pockets were developed as low-rise landed and small apartment housing from the mid-twentieth century, and the surrounding areas - Coronation Road, Duchess Road, Watten Estate, King Albert Park - remain predominantly landed and low-rise, with planning controls that keep them that way. The Botanic Gardens were secured as a public institution from the 1850s and later given UNESCO World Heritage status, which permanently protects a very large area of green space immediately adjacent. The significant changes in the wider area over the past two decades have been the opening of the Circle Line through Farrer Road and Botanic Gardens in 2011, and the Downtown Line through Tan Kah Kee and Botanic Gardens in 2015 and 2017, which together gave this pocket two rail lines and three stations within walking distance - a step change in accessibility for a district that had previously depended on buses and on the Pan-Island Expressway. More recently the Botanic Gardens station became an interchange and the surrounding Bukit Timah corridor has seen the redevelopment of older shopping centres and the completion of newer residential projects along Dunearn Road. Looking forward, the changes to expect are incremental: continued piecemeal replacement of older freehold apartment buildings with small boutique developments of the type The Asana represents, and long-run improvement in the green connector network. The low-rise zoning and the Botanic Gardens mean the character of the immediate area is effectively fixed, which is the strongest long-term protection an owner here can have.
The Asana — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| 1 BR | 1BR+STUDY $1,658,000 - $1,930,000 549 - 635 sqft $3,020 - $3,039 psf | 1 Bedroom $1,718,000 527 - 700 sqft $3,260 psf | 1 Bedroom $2,288,000 - $2,805,000 592 - 861 sqft $3,258 - $3,865 psf 1 Bedroom (Double Volume) $2,563,000 - $2,649,000 872 - 904 sqft $2,930 - $2,939 psf 1 Bedroom + 1 $2,750,000 - $3,341,000 710 - 990 sqft $3,375 - $3,873 psf | 1 BEDROOM + STUDY $1,462,300 - $1,662,500 527 sqft $2,775 - $3,155 psf | 1 Bedroom $1,473,000 - $1,527,000 517 - 592 sqft $2,849 - $2,954 psf | 1 BEDROOM DELUXE $1,227,000 463 sqft $2,650 psf 1 BEDROOM EXECUTIVE $1,010,000 - $1,133,000 409 sqft $2,469 - $2,770 psf 1 BEDROOM GARDEN $1,245,000 506 sqft $2,460 psf | ||||||
| 2 BR | 2 Bedroom Apartment $10,000,000 3,197 sqft $3,128 psf | 2 Bedroom $1,505,000 - $1,646,000 527 sqft $2,856 - $3,123 psf 2 Bedroom + Study $1,924,000 - $2,072,000 657 - 678 sqft $2,885 - $3,106 psf 2 Bedroom Premium $1,803,000 - $1,983,000 614 sqft $2,936 - $3,230 psf | 2 Bedroom $3,838,000 1,066 sqft $3,600 psf | 2 Bedroom + Study $4,811,100 - $5,522,760 1,313 sqft $3,664 - $4,206 psf | 2 Bedroom $1,788,000 - $1,902,000 614 sqft $2,912 - $3,098 psf | 2BR $2,115,000 - $2,268,000 689 - 732 sqft $3,050 - $3,292 psf 2BR+STUDY $2,486,000 - $2,644,000 807 sqft $3,081 - $3,276 psf | 2 Bedroom + Study $2,194,900 786 sqft $2,792 psf | 2 Bedrooms (Attic) $6,484,000 1,981 sqft $3,273 psf 2 Bedrooms (Loft) $5,330,000 - $5,909,000 1,604 - 1,765 sqft $3,133 - $3,684 psf 2 Bedrooms (Loft) + Study $5,303,000 - $5,957,000 1,808 - 1,841 sqft $2,915 - $3,295 psf | 2 BEDROOM $2,058,100 - $2,180,000 657 - 689 sqft $2,987 - $3,204 psf 2 BEDROOM + STUDY $2,175,300 - $2,545,600 764 - 797 sqft $2,847 - $3,236 psf | 2 Bedroom $1,904,000 - $2,206,000 624 - 829 sqft $2,574 - $3,117 psf | 2 BEDROOM DELUXE $1,644,000 - $1,822,000 667 - 678 sqft $2,425 - $2,687 psf 2 BEDROOM EXECUTIVE $1,334,000 - $1,499,000 549 sqft $2,430 - $2,730 psf 2 BEDROOM LOFT $2,350,000 - $3,265,000 936 - 1,335 sqft $2,446 - $2,511 psf 2 BEDROOM PREMIUM $1,726,000 - $2,225,000 667 - 850 sqft $2,588 - $2,618 psf | |
| 3 BR | 3 Bedroom + Study $3,003,000 947 - 969 sqft $3,099 psf 3 Bedroom Premium $3,089,000 - $3,390,000 1,001 sqft $3,086 - $3,387 psf | 3 Bedroom (Loft) $10,045,287 2,583 sqft $3,889 psf | 3 Bedroom $7,061,000 - $7,500,000 1,776 sqft $3,976 - $4,223 psf | 3BR+STUDY $4,363,000 - $4,415,000 1,389 sqft $3,141 - $3,179 psf | 3 Bedrooms (Loft) $8,338,000 - $8,777,000 2,422 sqft $3,443 - $3,624 psf | 3 BEDROOM $3,212,700 - $3,270,500 1,033 - 1,076 sqft $3,110 - $3,166 psf 3 BEDROOM PREMIUM (with Private Lift) $4,019,900 - $4,248,600 1,163 - 1,195 sqft $3,456 - $3,555 psf | 3 Bedroom $2,817,000 - $3,350,000 1,001 - 1,270 sqft $2,540 - $2,706 psf | |||||
| 4 BR | 4 Bedroom $3,588,000 - $3,916,000 1,184 sqft $3,030 - $3,307 psf 4 Bedroom Premium $4,037,000 - $4,403,000 1,302 - 1,313 sqft $3,091 - $3,382 psf 4 Bedroom Premium + Study $4,283,000 - $4,653,000 1,378 sqft $3,108 - $3,377 psf | 4 BEDROOM PREMIUM (with Private Lift) $4,634,300 - $4,978,600 1,421 - 1,582 sqft $3,261 - $3,504 psf | 4 Bedroom $3,732,000 - $4,459,000 1,356 - 1,593 sqft $2,508 - $2,847 psf Penthouse $4,443,000 - $5,308,000 1,356 - 1,593 sqft $3,277 - $3,332 psf | |||||||||
| 5 BR | $58,575,000 10,452 sqft $5,604 psf | 5 BEDROOM PREMIUM (with Private Lift) $6,436,800 - $6,867,900 1,884 - 4,144 sqft $3,417 - $3,645 psf |
