THE ORCHARD RESIDENCES is a 79-year balance leasehold development along ORCHARD BOULEVARD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 175 units and is TOP 2010.
This profile draws on 15 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 16 years from TOP, THE ORCHARD RESIDENCES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 9 (Orchard / River Valley), the immediate context for THE ORCHARD RESIDENCES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 15 sales and 238 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE ORCHARD RESIDENCES dashboard.
- Average sale price: $7,631,253 across 15 transactions
- Estimated gross rental yield: 2.8%
- District 9 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2006 · CCR · D9 · 175 units
About THE ORCHARD RESIDENCES
THE ORCHARD RESIDENCES is a 99 yrs lease commencing from 2006 condominium, located at ORCHARD BOULEVARD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by ORCHARD TURN HOLDING PTE LTD (CAPITALAND LTD & SUN HUNG KAI PROPERTIES LTD), comprising 175 residential units, completed in 2010.
With approximately 79 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE ORCHARD RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,986 psf | $5,399,967 |
| 5+ BR | 12 | $3,190 psf | $8,189,074 |
Sales Market Overview
THE ORCHARD RESIDENCES has recorded 15 sale transactions with an average transaction price of $7,631,253, ranging from $5,300,000 to $10,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,921 psf | $7,200,000 | — |
| 2022 | 4 | $3,270 psf | $9,012,500 | ↑ 11.9% |
| 2023 | 2 | $3,224 psf | $7,500,000 | ↓ 1.4% |
| 2024 | 4 | $3,106 psf | $7,084,722 | ↓ 3.7% |
| 2025 | 4 | $3,091 psf | $6,969,975 | ↓ 0.5% |
THE ORCHARD RESIDENCES ranks in the top 9% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, THE ORCHARD RESIDENCES trades 28.7% above the segment benchmark.
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Rental Market Overview
THE ORCHARD RESIDENCES has recorded 238 rental transactions with monthly rents averaging $17,913/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 140 | $15,263/mo | $8,300/mo | $25,000/mo |
| 4 BR | 97 | $21,710/mo | $13,000/mo | $29,000/mo |
| 5+ BR | 1 | $20,500/mo | $20,500/mo | $20,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $14,780/mo |
| 2022 | 44 | $16,363/mo |
| 2023 | 44 | $20,342/mo |
| 2024 | 44 | $18,731/mo |
| 2025 | 39 | $19,251/mo |
| 2026 | 18 | $19,389/mo |
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Investment Analysis
Based on average rents and sale prices, THE ORCHARD RESIDENCES delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,730 psf | 582 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,513 psf | 253 |
Location Map
Map shows THE ORCHARD RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE ORCHARD RESIDENCES
- Orchard MRT
- Orchard MRT
- Orchard Boulevard MRT
- Somerset MRT
- Great World MRT
- St. Anthony'
- Chatsworth International School (Orchard)
- ISS International School (Paterson)
Nearby MRT Stations
THE ORCHARD RESIDENCES is 60m from Orchard MRT (North-South Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Orchard | NS22 | North-South Line | 60m |
| Orchard | TE14 | Thomson-East Coast Line | 60m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 130m |
| Somerset | NS23 | North-South Line | 860m |
| Great World | TE15 | Thomson-East Coast Line | 960m |
| Napier | TE12 | Thomson-East Coast Line | 1.1 km |
| Newton | NS21 | North-South Line | 1.3 km |
| Newton | DT11 | Downtown Line | 1.3 km |
Nearby Schools
There are 19 schools within 2 km of THE ORCHARD RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 590m |
| Chatsworth International School (Orchard) | International | 690m |
| ISS International School (Paterson) | International | 810m |
| ISS International School (Preston) | International | 830m |
| Kheng Cheng School | Primary | 1.0 km |
| ACS (Junior) | Primary | 1.1 km |
| Methodist Girls' School | Secondary | 1.2 km |
| Tanglin Secondary School | Secondary | 1.3 km |
| Methodist Girls' School (Primary) | Primary | 1.4 km |
| Anglo-Chinese School (Primary) | Primary | 1.4 km |
| Fairfield Methodist School (Primary) | Primary | 1.4 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
Adequate lease horizon. Around 79 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Orchard sits about 0.06km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. St. Anthony's Primary School sits about 0.59km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 15 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: THE ORCHARD RESIDENCES benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 15 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THE ORCHARD RESIDENCES?
What is the rental yield for THE ORCHARD RESIDENCES?
Is THE ORCHARD RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 15 transactions analysed
- Rental data: 238 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE ORCHARD RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 1,930 condo transactions recorded in District 9 over the last 12 months, 62% new sale, 37% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
2 active Government Land Sales sites in District 9 could add roughly 640 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Zion Road (Parcel A) | — | ~440 | Confirmed | Awarded |
| Zion Road (Parcel B) | — | ~200 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing THE ORCHARD RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.4 km away), an upgrader gap of about $7,050,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $6,850,000