Orchard Bel Air

8 filed transactions · District 10 · CCR

Median, per square foot

1,510 psf

Observed range

$1,440 — $1,600 psf
S$4,900k median price

99 yrs lease commencing from 1980 · 8 filed transactions

S$4,900k

Median price

Filed transactions

11%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $4,900,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month8 months with a sale

Jun '23 · S$5,000kAug '26 · S$4,900k

The transactions behind those figures8 of 8

Nothing modelled — these are the filed sales.

300 sqm · floor 21-25Condominium · Resale · 2026-08

S$4,900,000$1517 psf

303 sqm · floor 16-20Condominium · Resale · 2026-05

S$4,900,000$1502 psf

302 sqm · floor 06-10Condominium · Resale · 2026-02

S$4,800,000$1477 psf

300 sqm · floor 16-20Condominium · Resale · 2025-11

S$4,650,000$1440 psf

300 sqm · floor 11-15Condominium · Resale · 2025-03

S$4,900,000$1517 psf

300 sqm · floor 11-15Condominium · Resale · 2025-01

S$4,650,000$1440 psf

302 sqm · floor 11-15Condominium · Resale · 2024-03

S$5,200,000$1600 psf

300 sqm · floor 11-15Condominium · Resale · 2023-06

S$5,000,000$1548 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 10, typical project+3.1%

Middle of 17 projects in District 10 that clear the bar — half fall between -0.9% and +8.6%. 6 came out negative — high floors sold for less in 6 of them.

Every band in District 10, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,265	1,751
06-10	S$2,648	991
11-15	S$2,537	514
16-20	S$2,138	270
21-25	S$2,218	175
26-30	S$2,081	101
31-35	S$2,089	55

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Orchard Boulevard

121m

Primary schools within 1km

nearest 1.2km — outside the band

Primary schools · straight-line distance

3 more between 1km and 2km

Alexandra Primary School1.2km
River Valley Primary School1.5km
Anglo-Chinese School (Junior)1.9km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Orchard Boulevard121m
Orchard635m
Napier755m

Also nearby

Hawker centreZion Riverside Food Centre1.3km
ParkSbg Lc Zone 1 (Tnc)1.3km
Other schoolsCrescent Girls' School1.3km

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Orchard Bel AirStraight-line, not walking — what sits between two points is in no dataset here.

14projects within 300m

$2,822–$3,734the middle half, per sq ft

$3,388median of those sales

From 156 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Upperhouse at Orchard Boulevard	112m	2026-07	21-25	65 sqm	$3,529
Upperhouse at Orchard Boulevard	112m	2026-07	31-35	191 sqm	$3,877
120 Grange	267m	2026-07	06-10	63 sqm	$2,728
Upperhouse at Orchard Boulevard	112m	2026-06	21-25	65 sqm	$3,437
Upperhouse at Orchard Boulevard	112m	2026-06	11-15	191 sqm	$3,492
Upperhouse at Orchard Boulevard	112m	2026-06	21-25	65 sqm	$3,423
The Grange	124m	2026-06	06-10	213 sqm	$2,908
One Tree Hill Residence	177m	2026-06	06-10	114 sqm	$2,514
Tomlinson Heights	230m	2026-06	01-05	255 sqm	$3,498
Upperhouse at Orchard Boulevard	112m	2026-05	26-30	44 sqm	$3,440
Upperhouse at Orchard Boulevard	112m	2026-05	31-35	65 sqm	$3,643
Upperhouse at Orchard Boulevard	112m	2026-05	16-20	65 sqm	$3,395
Upperhouse at Orchard Boulevard	112m	2026-05	31-35	191 sqm	$3,821
Upperhouse at Orchard Boulevard	112m	2026-05	31-35	44 sqm	$3,516

The 14 most recent are listed, out of 156 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-04-04	112m	278° W	—	Proposed amendment to approved erection of orchard boulevard mrt station on lots 02274p (pt), 02272w (pt), 01587k (pt)…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$4,900,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,900,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$109,620

Cash in handS$4,407,964

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.