S$7.32 million Ardmore II resale edges past a 19-year record

A four-bedroom apartment on the 35th floor of Ardmore II was recorded as resold for S$7.32 million on 24 September 2026. At S$3,617 per square foot (psf), the deal set a new recorded high for the freehold condominium near Orchard Road.

The striking part is how narrowly it cleared the previous benchmark. The buyer paid just S$40,000 more than the price behind Ardmore II’s longstanding record from August 2007—even though nearly 19 years separated the two transactions.

A record decided by S$18 psf

The September resale involved a 2,024 sq ft apartment. Dividing its S$7.32 million contract price by that floor area produces the reported S$3,617 psf figure; “psf” is simply a way to compare prices after accounting for an apartment’s size.

The previous high came from another 2,024 sq ft unit, which changed hands for S$7.28 million, or S$3,599 psf, in August 2007. The new deal therefore raised the project record by S$18 psf, equivalent to about 0.5%.

That is a modest increase rather than a dramatic jump. But records are binary: once a transaction moves past the previous maximum—even narrowly—it becomes the new recorded benchmark.

The date also makes the comparison unusual. The earlier transaction took place before Ardmore II was completed in 2010, while the latest one is a resale of a finished home with years of occupation behind it.

Why this is a cleaner comparison than most condo records

Condo price records can be awkward to read because developments often contain everything from compact one-bedroom apartments to large penthouses. Smaller homes may command higher psf prices, while larger homes can cost far more overall but post a lower psf figure.

Ardmore II is different. The development comprises 118 freehold apartments, and its homes share a large four-bedroom format of about 2,024 sq ft. That makes the old and new records unusually comparable on floor area: both prices were paid for the same stated unit size.

The matching dimensions do not make the apartments identical. The available transaction records do not establish their precise orientation, interior condition, renovation quality or contract terms. Floor height and views can also matter considerably in a high-rise luxury development.

Still, the same-size comparison removes one common source of distortion. The new record was not created by comparing a tiny unit with a family-sized apartment, or a standard unit with a penthouse. On the information available, it was a higher price for the same amount of floor area.

What a caveated resale tells us

The transaction appears in records derived from caveats lodged with the Singapore Land Authority. A caveat is a legal notice used to protect a purchaser’s interest in a property after an option has been exercised or a sale-and-purchase agreement signed.

For resale transactions, the recorded amount is the agreed contract price. It excludes expenses such as stamp duties and professional fees, so the buyer’s total cash outlay would not be captured by the headline S$7.32 million figure.

There is one important limitation. Lodging a caveat is voluntary, and official transaction data may therefore omit deals for which no caveat was lodged. The accurate description is consequently Ardmore II’s highest recorded psf resale, rather than a guarantee that every private transaction in the development’s history is visible.

The records reviewed identify the purchaser only as a private buyer and do not publicly name the buyer, seller or agents involved. There is therefore no sound basis to attach a celebrity, nationality, family office or corporate identity to the deal.

A project record, not a verdict on luxury housing

For Ardmore II owners, the sale supplies a fresh same-size reference point at the upper end of the project’s recorded history. For other buyers, its usefulness is narrower: it shows what one high-floor apartment secured in one negotiated resale.

It would take more transactions across Ardmore Park and the wider luxury market to establish whether comparable homes are consistently changing hands at higher levels. This deal alone does not answer that broader question.

What it does show clearly is how finely balanced a property record can be. After almost 19 years, Ardmore II’s old high was displaced not by a spectacular leap, but by S$40,000 on a S$7 million-plus purchase—a small nudge that was just enough to put the 35th-floor apartment on top.