homequant
condo · 248648

Orchard Bel Air

Project page · 99-year lease from 1980

Indicative value range
S$4,829,127 – S$4,866,549
Indicative mid S$4,853,442 · S$1,503 psf

Based on 4 sales in this project, last 12 months. Search widened 1 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
Aug 2026Orchard Bel Air21-253,229 sqftS$4,900,000S$1,517 psf×1.000S$1,517 psf
May 2026Orchard Bel Air16-203,261 sqftS$4,900,000S$1,502 psf×1.000S$1,502 psf
Feb 2026Orchard Bel Air06-103,251 sqftS$4,800,000S$1,477 psf×1.018S$1,504 psf
Nov 2025Orchard Bel Air16-203,229 sqftS$4,650,000S$1,440 psf×1.024S$1,475 psf

How accurate is this estimate for Orchard Bel Air?

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

Median error
17.1%

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.

2.62% gross yield

S$127,200 of rent a year against the estimate above · 0.89 points below flats like it

Leases signed here within a quarter of this size run about S$10,600 a month, the middle of 14 of them.

In the core central region, leasehold flats yield 3.51%, from 77 projects. Too few share this home's remaining lease to measure that separately.

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 2026>3000 sqft—Non-landed PropertiesS$14,500
Q3 2026>3000 sqft—Non-landed PropertiesS$13,000
Q3 2026>3000 sqft—Non-landed PropertiesS$12,600
Q3 2026>3000 sqft—Non-landed PropertiesS$12,600
Q3 2026>3000 sqft—Non-landed PropertiesS$11,900
Q3 2026>3000 sqft—Non-landed PropertiesS$11,500
Q3 2026>3000 sqft—Non-landed PropertiesS$11,500
Q3 2026>3000 sqft—Non-landed PropertiesS$10,000

median of 14 URA rental contracts at Orchard Bel Air within a quarter of 300 sqm, since 2025Q4.

Buying or selling at S$4,853,442?

Buying: Stamp duty on S$4,853,442 · Cash and CPF needed on S$4,853,442 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,853,442.

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

Primary schools near 245 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
Aug 2026
Orchard Bel Air · 21-25 · Condominium · 52 years left
3,229 sqftS$4,900,000S$1,517 psf
May 2026
Orchard Bel Air · 16-20 · Condominium · 53 years left
3,261 sqftS$4,900,000S$1,502 psf
Feb 2026
Orchard Bel Air · 06-10 · Condominium · 53 years left
3,251 sqftS$4,800,000S$1,477 psf
Nov 2025
Orchard Bel Air · 16-20 · Condominium · 53 years left
3,229 sqftS$4,650,000S$1,440 psf
Mar 2025
Orchard Bel Air · 11-15 · Condominium · 54 years left
3,229 sqftS$4,900,000S$1,517 psf
Jan 2025
Orchard Bel Air · 11-15 · Condominium · 54 years left
3,229 sqftS$4,650,000S$1,440 psf
Mar 2024
Orchard Bel Air · 11-15 · Condominium · 55 years left
3,251 sqftS$5,200,000S$1,600 psf
Jun 2023
Orchard Bel Air · 11-15 · Condominium · 56 years left
3,229 sqftS$5,000,000S$1,548 psf

Sale prices as filed in caveats.

Where the lease takes this

About 52 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 years47 yearsS$4,611,280S$5,053,900S$5,091,225S$5,610,327

On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% 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.