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apartment · 237973

The Orchard Residences

Project page · 99-year lease from 2006

Indicative value range
S$7,211,416 – S$8,684,717
Indicative mid S$7,932,958 · S$3,218 psf

Based on 4 sales in this project, last 6 months. Search did not need to widen. 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
Sept 2026The Orchard Residences26-301,808 sqftS$5,300,000S$2,931 psf×1.000S$2,931 psf
Jul 2026The Orchard Residences16-202,852 sqftS$8,300,000S$2,910 psf×1.000S$2,910 psf
Jun 2026The Orchard Residences11-152,852 sqftS$10,000,000S$3,506 psf×1.000S$3,506 psf
Jun 2026The Orchard Residences46-502,852 sqftS$10,200,000S$3,576 psf×1.000S$3,576 psf

How accurate is this estimate for The Orchard Residences?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in The Orchard Residences since.

Median error
38.6%

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

A thin test: 4 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.

3.10% gross yield

S$246,000 of rent a year against the estimate above · 0.54 points below flats like it

Leases signed here within a quarter of this size run about S$20,500 a month, the middle of 71 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 20262800-2900 sqft4Non-landed PropertiesS$27,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$27,000
Q3 20262400-2500 sqft4Non-landed PropertiesS$25,000
Q3 20262400-2500 sqft4Non-landed PropertiesS$25,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$24,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$24,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$23,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$23,500

median of 71 URA rental contracts at The Orchard Residences within a quarter of 229 sqm, since 2025Q4.

Buying or selling at S$7,932,958?

Buying: Stamp duty on S$7,932,958 · Cash and CPF needed on S$7,932,958 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$7,932,958.

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

Primary schools near 238 Orchard Boulevard

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
The Orchard Residences · 26-30 · Apartment · 78 years left
1,808 sqftS$5,300,000S$2,931 psf
Jul 2026
The Orchard Residences · 16-20 · Apartment · 79 years left
2,852 sqftS$8,300,000S$2,910 psf
Jun 2026
The Orchard Residences · 11-15 · Apartment · 79 years left
2,852 sqftS$10,000,000S$3,506 psf
Jun 2026
The Orchard Residences · 46-50 · Apartment · 79 years left
2,852 sqftS$10,200,000S$3,576 psf
Jun 2025
The Orchard Residences · 31-35 · Apartment · 80 years left
1,808 sqftS$5,300,000S$2,931 psf
Jun 2025
The Orchard Residences · 26-30 · Apartment · 80 years left
2,465 sqftS$7,700,000S$3,124 psf
Apr 2025
The Orchard Residences · 31-35 · Apartment · 80 years left
1,808 sqftS$5,399,900S$2,986 psf
Mar 2025
The Orchard Residences · 31-35 · Apartment · 80 years left
2,852 sqftS$9,480,000S$3,323 psf
Dec 2024
The Orchard Residences · 11-15 · Apartment · 80 years left
1,808 sqftS$5,500,000S$3,041 psf
Sept 2024
The Orchard Residences · 46-50 · Apartment · 80 years left
2,852 sqftS$10,250,000S$3,593 psf
May 2024
The Orchard Residences · 11-15 · Apartment · 81 years left
2,174 sqftS$5,688,888S$2,616 psf
Feb 2024
The Orchard Residences · 16-20 · Apartment · 81 years left
2,174 sqftS$6,900,000S$3,173 psf
Dec 2023
The Orchard Residences · 21-25 · Apartment · 81 years left
2,465 sqftS$8,300,000S$3,367 psf
Feb 2023
The Orchard Residences · 31-35 · Apartment · 82 years left
2,174 sqftS$6,700,000S$3,081 psf
Dec 2022
The Orchard Residences · 31-35 · Apartment · 82 years left
2,465 sqftS$8,000,000S$3,246 psf
Nov 2022
The Orchard Residences · 31-35 · Apartment · 82 years left
2,852 sqftS$9,100,000S$3,190 psf
Sept 2022
The Orchard Residences · 31-35 · Apartment · 82 years left
2,852 sqftS$8,700,000S$3,050 psf
Apr 2022
The Orchard Residences · 41-45 · Apartment · 83 years left
2,852 sqftS$10,250,000S$3,593 psf

Sale prices as filed in caveats.

Where the lease takes this

About 78 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 years73 yearsS$7,519,620S$8,241,401S$8,302,268S$9,148,767
10 years68 yearsS$7,351,893S$8,830,992S$8,961,917S$10,882,598
20 years58 yearsS$6,627,939S$9,563,111S$9,848,769S$14,522,631

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.