Huh duchess residence... Where do I start ?
Duchess Res is so crowded, I bet come TOP, lots of ppl will put it on sale. the hostel u mentioned is at least 2 storey higher, so u not only face them, they "look down" on you.
Duchess Res is only 1km to NYPS. This one is to both ACS and SCGS. NYPS even within 1km the chance is very low.
Duchess Res doesn't have a regular pool. I hope this one has a normal one, not some fanciful "themed pool" nonsense.
For this one, I'm quite sure the landed facing ones will sell well. 2000psf, a bit high though. 1800 could have been a sweet spot. Qwek used to say "leave some gravies for buyers"