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Suites At Orchard

Project page · 99-year lease from 2007

Indicative value range
S$1,515,504 – S$1,697,072
Indicative mid S$1,575,157 · S$2,152 psf

Based on 5 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Nov 2025Suites At Orchard01-05904 sqftS$1,900,000S$2,101 psf×1.024S$2,152 psf
Oct 2025Suites At Orchard06-10549 sqftS$1,248,000S$2,273 psf×1.024S$2,328 psf
Aug 2025Suites At Orchard06-10549 sqftS$1,150,000S$2,095 psf×0.988S$2,071 psf
Aug 2025Suites At Orchard06-10560 sqftS$1,050,000S$1,876 psf×0.988S$1,854 psf
Dec 2024Suites At Orchard01-05549 sqftS$1,220,000S$2,222 psf×1.043S$2,319 psf

How accurate is this estimate for Suites At Orchard?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Suites At Orchard since.

Median error
7.8%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.66% gross yield

S$57,600 of rent a year against the estimate above · 0.02 points above flats like it

Leases signed here within a quarter of this size run about S$4,800 a month, the middle of 100 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,900
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,800
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,800
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,800
Q3 2026800-900 sqft2Non-landed PropertiesS$6,000
Q3 2026800-900 sqft2Non-landed PropertiesS$6,000
Q3 2026800-900 sqft2Non-landed PropertiesS$5,950
Q3 2026800-900 sqft2Non-landed PropertiesS$5,950

median of 100 URA rental contracts at Suites At Orchard within a quarter of 68 sqm, since 2025Q4.

Buying or selling at S$1,575,157?

Buying: Stamp duty on S$1,575,157 · Cash and CPF needed on S$1,575,157 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,575,157.

Each opens with this figure filled in; change anything there.

Primary schools near 38 Handy Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Suites At Orchard · 06-10 · Apartment · 79 years left
1,582 sqftS$2,788,000S$1,762 psf
Nov 2025
Suites At Orchard · 01-05 · Apartment · 80 years left
904 sqftS$1,900,000S$2,101 psf
Oct 2025
Suites At Orchard · 06-10 · Apartment · 80 years left
549 sqftS$1,248,000S$2,273 psf
Aug 2025
Suites At Orchard · 06-10 · Apartment · 80 years left
560 sqftS$1,050,000S$1,876 psf
Aug 2025
Suites At Orchard · 06-10 · Apartment · 80 years left
549 sqftS$1,150,000S$2,095 psf
Jul 2025
Suites At Orchard · 01-05 · Apartment · 81 years left
1,550 sqftS$2,765,000S$1,784 psf
Dec 2024
Suites At Orchard · 01-05 · Apartment · 81 years left
549 sqftS$1,220,000S$2,222 psf
Aug 2024
Suites At Orchard · 06-10 · Apartment · 81 years left
829 sqftS$1,760,000S$2,124 psf
Aug 2024
Suites At Orchard · 06-10 · Apartment · 81 years left
1,572 sqftS$2,840,000S$1,807 psf
Jul 2024
Suites At Orchard · 01-05 · Apartment · 82 years left
549 sqftS$1,180,000S$2,150 psf
Mar 2024
Suites At Orchard · 06-10 · Apartment · 82 years left
1,378 sqftS$2,035,000S$1,477 psf
Jan 2024
Suites At Orchard · 01-05 · Apartment · 82 years left
549 sqftS$1,180,000S$2,150 psf
Dec 2023
Suites At Orchard · 06-10 · Apartment · 82 years left
1,012 sqftS$2,100,000S$2,076 psf
Oct 2023
Suites At Orchard · 06-10 · Apartment · 82 years left
1,367 sqftS$2,100,000S$1,536 psf
Aug 2023
Suites At Orchard · 01-05 · Apartment · 82 years left
549 sqftS$1,110,000S$2,022 psf
May 2023
Suites At Orchard · 06-10 · Apartment · 83 years left
549 sqftS$1,250,000S$2,277 psf
Feb 2023
Suites At Orchard · 06-10 · Apartment · 83 years left
829 sqftS$1,750,000S$2,111 psf
Nov 2022
Suites At Orchard · 01-05 · Apartment · 83 years left
614 sqftS$1,200,000S$1,956 psf
May 2022
Suites At Orchard · 06-10 · Apartment · 84 years left
732 sqftS$1,400,000S$1,913 psf
Oct 2021
Suites At Orchard · 01-05 · Apartment · 84 years left
560 sqftS$1,068,800S$1,910 psf
Oct 2021
Suites At Orchard · 01-05 · Apartment · 84 years left
753 sqftS$1,480,000S$1,964 psf

Sale prices as filed in caveats.

Where the lease takes this

About 79 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years74 yearsS$1,493,085S$1,636,401S$1,648,487S$1,816,567
10 years69 yearsS$1,459,782S$1,753,470S$1,779,466S$2,160,834
20 years59 yearsS$1,316,035S$1,898,838S$1,955,558S$2,883,594

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.