Overview & Key Facts
Angullia Park Residences @ Orchard is one of the more quietly exclusive addresses in District 10: a 46-unit freehold boutique development completed in 2010 by Hiap Hoe Group, sitting on a compact elevated site at 5 Cuscaden Walk, seconds from the Orchard Road corridor. Originally marketed as Cuscaden Royale, the development was rebranded on completion — the name change reflecting a deliberate repositioning toward the Angullia Park prestige address rather than the service-road identity of Cuscaden Walk itself.
Hiap Hoe is a Singapore-listed developer with a track record that spans both hospitality and residential projects. At Angullia Park Residences, the focus is squarely on delivering a resort-in-the-city experience within a discreet, low-density envelope. Nineteen storeys, 46 homes, a facilities deck that punches well above the unit count, and freehold tenure — the proposition is intimate luxury at a CCR price point that sits meaningfully below the headline Orchard Road luxury tier. The development is best understood as a boutique CCR alternative: buyers who want Orchard proximity and freehold permanence, without the maintenance levy of a 200-unit mega-development.
EdgeProp transaction records show the development averaging S$2,527 psf over the past 12 months on limited volume — only 10 sales recorded in the period — which reflects both the tightly held freehold ownership structure and the constrained secondary-market liquidity inherent in sub-50-unit buildings.
Location & Connectivity
The location argument for Angullia Park Residences is exceptionally strong. Orchard Boulevard MRT (Thomson–East Coast Line) sits approximately 210 metres from the lobby — a brisk 3-minute walk under shelter in parts. Orchard MRT (North–South + Thomson–East Coast interchange) is roughly 300 metres further, giving residents one of the most comprehensive rail access profiles in Singapore: direct TEL service to Marina Bay, Gardens by the Bay, and the East Coast; NSL access to Bishan, Woodlands, and the Jurong corridor; and a cross-platform interchange that renders a car genuinely optional for daily commuting. PropertyGuru’s project page confirms the sub-400m proximity to Orchard Boulevard TEL — a rating that qualifies as “walking distance” by any Singapore benchmark.
The surrounding neighbourhood is the definition of self-sufficient urban luxury. ION Orchard, Wheelock Place, Paragon, and Takashimaya are all within an 8-minute walk, offering a density of retail, dining, and lifestyle services that few other residential addresses in Singapore can match. Camden Medical Centre, Mount Elizabeth Hospital, and Scotts Medical Centre are within the immediate catchment — critical for families with medical needs and expatriate tenants accustomed to private healthcare. Zion Riverside Food Centre and the Orchard Road hawker stalls provide everyday F&B options alongside the premium restaurant cluster.
For drivers, the development’s central position places the CBD within a 10-minute drive via Orchard Road or Paterson Road, with easy access to the AYE, CTE, and PIE. Stacked’s D10 analysis consistently notes Cuscaden Walk as a quieter side street insulated from the Orchard Road retail hum — giving residents the benefits of central location without direct frontage onto the busiest shopping belt.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Tanglin Secondary School | secondary | ~1.0 km |
| Kheng Cheng School | primary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.2 km |
Facilities
For a 46-unit boutique development, Angullia Park Residences delivers a facilities programme that would not be out of place in a 200-unit resort condominium. The full list includes: a lap pool, fun pool, wading pool and children’s aquatic area, sky garden with cityscape views, jacuzzi, gymnasium with a city-facing outlook, outdoor fitness station, BBQ pits, teppanyaki area, water lounger, sun deck, cosy corner, male and female changing rooms with steam rooms, a function room, reflective pond, foot reflexology path, trellis garden, scented garden and tropical garden zones. The development’s verified amenity listing confirms this is one of the more comprehensively programmed sub-50-unit condos in the CCR.
The practical reality for residents is that facilities booking is essentially frictionless. With only 46 households competing for pool time, the gym, and BBQ pits, queuing and peak-time crowding — a genuine irritant at large-scale condos — are structurally absent here. The sky garden and gym-with-cityscape-view are the stand-out experiential features: the former provides a genuinely usable outdoor retreat above the surrounding streetscape, while the latter transforms a daily workout into an Orchard skyline viewing occasion.
“The gym and pool are never crowded — that’s the real luxury of a small development. I can use any facility any time without booking three days ahead.”
— Resident review via EdgeProp, 2024
Unit Sizes & Layout
The 46 units across 19 floors are primarily 2-bedroom and 3-bedroom configurations, with built-up areas ranging from approximately 936 sqft to 1,905 sqft. The dominant stack is the 3-bedroom at circa 1,905 sqft — a size bracket that effectively does not exist in new-launch D10 product at this price, where developers routinely compress 3-bedroom layouts into the 1,100–1,300 sqft range to manage absolute quantum. Buyers comparing Angullia Park Residences against new-launch contemporaries will find a 30–40% size premium baked into the resale offering at comparable or lower per-sqft cost. The 2-bedroom units at ~936 sqft are efficient without feeling cramped, with layouts that reflect a 2008–2010 planning brief when regulatory pressure on minimum sizes was less acute than today.
Stack orientation matters in the Orchard/Cuscaden micro-location. Units facing Cuscaden Walk and the Angullia Park street frontage capture the cityscape panorama from mid-floors upward and benefit from the Hilton and St. Regis hotel buffer to reduce direct road noise. Upper-floor units (floors 15+) enjoy unobstructed views toward Orchard Road and the Somerset skyline. The development sits on a slightly elevated site, which helps even lower-floor units maintain reasonable light and ventilation separation from the surrounding streetscape. Interior specifications carry a 2010 luxury finish standard — generous bathroom fittings and kitchen configurations — though un-renovated units will show their age against 2025 expectations; budget S$80–120k for a full-scope refresh.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $2,523 | $2,362,500 |
| 3 BR | 1 | $2,647 | $2,650,000 |
| 4 BR | 4 | $2,388 | $3,790,000 |
| 5 BR | 1 | $2,362 | $4,500,000 |
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $2,150,000 to $4,500,000, averaging $3,176,000 (~$2,527 psf).
Rents range from $4,000 to $10,500 per month across 107 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 13.2% (from $2,232 to $2,527 psf).
Neighbourhood Comparison
Within District 10, Angullia Park Residences @ Orchard’s ~S$2,527 psf occupies a compelling middle ground. Leedon Green (~S$2,784 psf, freehold, 638 units) offers newer completion (2023) and a larger facilities campus, but sits closer to the Farrer Road node — a quieter but less transit-connected location. Hyll on Holland (~S$2,648 psf, freehold, 319 units) is the nearest direct analogue in terms of boutique scale and freehold tenure, but trades the Orchard MRT adjacency for the Dempsey/Holland Road ambience. Both carry higher psf premiums without matching Angullia Park Residences’ MRT proximity score.
The case against D’Leedon (~S$1,855 psf, 99-year leasehold, 1,703 units) is straightforward: Angullia Park trades at a S$672 psf premium over D’Leedon, and that gap buys freehold tenure, a 2-minute MRT walk, and boutique exclusivity — three attributes that compound meaningfully over a 15–20 year hold. Stacked’s D10 cross-comparison framework reinforces this: for buyers with a long hold horizon and a preference for Orchard proximity over Farrer/Holland Road ambience, Angullia Park Residences’ freehold status alone justifies the entry premium.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ANGULLIA PARK RESIDENCES @ ORCHARD | Freehold | — | 46 | $2,527 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates ANGULLIA PARK RESIDENCES @ ORCHARD across multiple dimensions.
What Residents Say
“The location is exceptional — Orchard Boulevard MRT is literally a 3-minute walk and ION Orchard is around the corner. I haven’t needed a car since moving in.”
— Owner-occupier review via PropertyGuru, 2024
“Small development, beautiful facilities, and you never wait for the pool or gym. The sky garden at sunset is one of the best-kept secrets in D10.”
— Resident review via EdgeProp, 2023
“Construction noise from the surrounding Orchard Road corridor was an issue in the early years, but the Cuscaden Walk side is now much quieter. Un-renovated units feel dated — factor in a reno budget if buying resale.”
— Buyer feedback via 99.co, 2024
Across review platforms, sentiment is consistently positive on location and facilities exclusivity, with the predictable qualification that 2010-era interiors in un-renovated units require updating. EdgeProp’s sentiment data reflects a high-retention owner community — unit turnover is exceptionally low, with only 10 sales in 12 months across 46 units, signalling that existing owners are holding, not trading out.
Strengths & Weaknesses
- Freehold tenure — permanent ownership, no lease decay concern
- Orchard Boulevard MRT (TEL) at ~0.21 km — under 5-minute walk
- Orchard NS/TE interchange at ~0.30 km — dual-line access on foot
- Boutique 46-unit scale — facilities booking never competitive
- Sky garden + gym with Orchard cityscape views
- Generous unit sizes (936–1,905 sqft) vs compressed new-launch equivalents
- Resort-grade facilities: teppanyaki, jacuzzi, steam rooms, 3 pool zones
- ION Orchard, Wheelock Place, Paragon all within 8-min walk
- Camden Medical, Mount Elizabeth — 5-min walk for healthcare users
- Cuscaden Walk side-street location insulates from Orchard Road noise
- PSF appreciating steadily: S$2,232 → S$2,527 over 3 years
- No lease decay risk — safe for multi-generational wealth transfer
- Low gross yield of 2.17% — income-seeking landlords should look elsewhere
- Very low transaction volume (10 sales/yr) limits price discovery and liquidity
- Entry quantum is high — 3BR units transact at S$3.5M–S$5.3M median
- 2010-era interiors in un-renovated units — budget S$80–120k for full refresh
- Limited unit count may mean longer wait for preferred stack
- Orchard Road foot traffic and weekend congestion nearby (though side-street insulated)
- Maintenance fees typical of CCR luxury development — higher than mass-market
- Surrounding construction phases in Orchard belt may cause periodic noise
Verdict
Angullia Park Residences @ Orchard is a freehold CCR proposition that will strongly suit a narrow, well-defined buyer profile — and actively mis-suit buyers outside that profile. The core case is compelling: freehold tenure in the heart of D10, dual-MRT access under 400 metres on foot, resort-quality facilities without the competition of a mass-scale development, and unit sizes that pre-date the era of compressed floor plates. For buyers who have ruled out leasehold and want an Orchard address they can genuinely hold for a generation, this is one of the more credible options available below the ultra-luxury tier.
The yield picture warrants honest assessment. At 2.17% gross, Angullia Park Residences is a capital-appreciation play, not an income play. Tenants are typically senior expatriates, corporate executives, and affluent international families, drawn by the medical cluster proximity (Camden Medical, Mount Elizabeth) and the frictionless daily life that an Orchard address provides. Void periods are short and the tenant profile is stable — but landlords seeking above-3% yield should look to RCR or OCR alternatives. The PSF trend (S$2,232 in year 0 to S$2,527 in year 3) indicates steady appreciation and a development that has not been left behind by the D10 market cycle.
The comparison set for serious buyers narrows quickly. Leedon Green at ~S$2,784 psf offers larger scale and newer completion but sits further from the Orchard MRT node; Hyll on Holland at ~S$2,648 psf is freehold and similarly boutique but in a quieter Dempsey catchment rather than Orchard. For buyers whose priority is Orchard walking distance + freehold + sub-50-unit scale, Angullia Park Residences has no direct equivalent in the current D10 resale market.