3 Cuscaden
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Overview & Key Facts
3 Cuscaden is a luxury condominium at Cuscaden Walk in District 10 — essentially the back pocket of Orchard Road. Developed by a consortium of Sustained Land, Kwong Lee Land, and Ho Lee Group, and designed by AGA Architects, the development comprises a single 23-storey tower with 96 units. It replaced the former Cuscaden Mansions through a collective sale and achieved TOP in 2021.
The tenure is 99 years from 2023, giving buyers approximately 96 years of remaining lease — effectively a fresh start for financing and long-term planning. The site area of 22,053 sqft is compact, but the single-tower format and limited unit count create a sense of exclusivity that larger Orchard developments cannot replicate. Units are deliberately compact by CCR standards, ranging from 452 sqft one-bedders to 1,281 sqft three-bedroom layouts.
What sets 3 Cuscaden apart from most Orchard-adjacent developments is its completed status. In a market where many luxury launches require 3–4 year waits, buyers can inspect actual finishes, views, and natural light before committing — and move in or lease out immediately upon purchase. This removes a significant risk factor that plagues off-plan purchases in the CCR.
Location & Connectivity
The location of 3 Cuscaden is, by any reasonable measure, exceptional for connectivity. Orchard Boulevard MRT (Thomson-East Coast Line) is approximately 210 metres away, and Orchard MRT (North-South Line) is roughly 270 metres — placing residents within a 3-minute walk of two separate MRT lines. This dual-station proximity is rare even by Orchard standards and makes the development genuinely MRT-accessible in a way that many D10 condos claim but few deliver.
The shopping and lifestyle amenities are self-evident: ION Orchard, Wisma Atria, Wheelock Place, Tang Plaza, and Takashimaya are all within a 5–10 minute walk. For daily essentials, NTUC FairPrice, Cold Storage, and specialty grocers like Tanglin Market Place and Jasons are readily accessible. Unlike many residential addresses in D10, you genuinely do not need a car here for everyday living.
For drivers, the CTE and PIE are accessible within minutes, making CBD commutes straightforward. The flip side of the Orchard location is the urban intensity — this is not a quiet suburban enclave, and traffic noise on Orchard Boulevard can be noticeable for lower-floor units. Residents who prioritise serenity over convenience may find the energy level higher than expected.
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 |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Tanglin Secondary School | secondary | ~1.1 km |
| Kheng Cheng School | primary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.2 km |
Facilities
The facilities at 3 Cuscaden are boutique-appropriate rather than resort-scale. Residents have access to a swimming pool, Jacuzzi, sky terrace with panoramic views, a function room for private events, and a rooftop terrace. Each unit also includes access to car parking. The gym is compact but adequately equipped for a 96-unit development. The sky terrace is the standout communal space — offering elevated views over the Orchard skyline that make it a genuinely pleasant place to spend time.
“The facilities are limited compared to larger condos, but with only 96 units, you rarely have to compete for pool time or gym slots. The sky terrace view is worth the trade-off.”
— Owner feedback via PropertyGuru
The honest assessment: if you are coming from a 500-unit development with tennis courts, a 50-metre pool, and a full clubhouse, the amenity offering here will feel modest. The compensation is that you are living in the heart of Orchard — the entire district effectively becomes your extended amenity. The question is whether that trade-off aligns with your lifestyle.
Unit Sizes & Layout
Unit sizes at 3 Cuscaden are compact by CCR standards — the one-bedders start at 452 sqft and the two-bedders at 657 sqft. This is a deliberate design choice: the development targets professionals and couples who prioritise location and address over raw floor area. The three-bedroom units at 1,270–1,281 sqft are the exception and offer more conventional family-sized living space, though at price points that start from approximately S$5 million.
The layouts are reasonably efficient, with the single-tower format allowing for good natural ventilation on most stacks. Higher-floor units benefit from views toward the Orchard skyline and, on the right orientation, toward the Botanic Gardens. Interior finishes are appropriate for the price point — marble flooring, branded kitchen appliances, and quality bathroom fittings. The compact sizes mean that storage requires careful planning, particularly in the one- and two-bedroom configurations.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $3,766 | $1,724,829 |
| 1 BR | 2 | $4,216 | $2,768,258 |
| 2 BR | 7 | $3,913 | $2,919,181 |
| 3 BR | 2 | $3,688 | $4,704,500 |
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $1,470,000 to $4,725,000, averaging $2,896,734 (~$3,468 psf).
Rents range from $4,000 to $11,944 per month across 180 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 14.7% (from $4,067 to $3,468 psf).
Neighbourhood Comparison
The most direct competitor is Irwell Hill Residences, a 540-unit CDL development on Irwell Bank Road with a fresh 99-year lease and a broader facility offering including a 50-metre pool. Irwell Hill trades at a slight PSF premium but offers larger common facilities and more unit variety. Boulevard 88 sits in a different league entirely — freehold, ultra-luxury, and priced accordingly — but appeals to the same Orchard address-conscious buyer at a much higher absolute price.
For buyers who want freehold tenure in the Orchard area, Cuscaden Residences (next door, freehold, completed 2002) offers larger units with an older aesthetic at lower PSF, though the ageing lease-equivalent argument does not apply given its freehold status. The trade-off at 3 Cuscaden is clear: you get a modern, compact unit with outstanding MRT access and a near-full lease, but you sacrifice the space and facilities that larger or older developments in the same postcode can provide.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 3 CUSCADEN | 2021 | 96 | $3,468 | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 3 CUSCADEN across multiple dimensions.
What Residents Say
“Location is unbeatable. I walk to work in the CBD via Orchard MRT and walk to ION for groceries. Have not touched my car in weeks.”
— Tenant review via 99.co
“Units are on the small side, especially the 1-bedders. But the finishes are good and the building is well-maintained. The sky terrace is a nice bonus.”
— Owner review via PropertyGuru
“For the PSF you are paying, the facilities are quite bare compared to what you get at Irwell Hill or even older condos like Cuscaden Residences next door. You are really paying for the address and convenience.”
— Property forum discussion via PropertyGuru
Strengths & Weaknesses
- Exceptional MRT access — Orchard Boulevard (210m) and Orchard MRT (270m)
- Heart of Orchard Road — ION, Wisma Atria, Takashimaya steps away
- 96-year lease remaining — near-full tenure for financing flexibility
- Completed development — inspect before buying, immediate occupancy
- Boutique 96-unit format — low density, minimal competition for facilities
- Walkability score 83/100 — genuinely car-optional lifestyle
- Sky terrace with Orchard skyline views
- Quality interior finishes — marble, branded appliances
- Strong expatriate rental demand due to location
- Compact unit sizes — 1-BR at 452 sqft, tight for long-term living
- High PSF (~$3,468) — premium pricing even for Orchard
- Limited facilities — no tennis court, small pool, basic gym
- Not freehold — 99-year lease in a market where nearby options are freehold
- Urban noise from Orchard Boulevard affects lower floors
- Three-bedroom units priced from ~$5M — high entry for families
- Limited storage in smaller unit types
- Modest rental yield (~2.57%) typical of CCR
Verdict
3 Cuscaden occupies an interesting niche in the Orchard luxury market: it is neither the most prestigious (Boulevard 88, Les Maisons Nassim) nor the most affordable, but it offers something increasingly rare — a completed, compact luxury unit with exceptional MRT access and a relatively fresh 96-year lease. At an average PSF of approximately S$3,468, the pricing is high but contextually defensible for the Orchard core.
The rental yield of approximately 2.57% is modest but consistent with CCR norms, and the dual MRT proximity makes it attractive to expatriate tenants who value convenience. For investors, the small unit sizes and Orchard address support a steady rental market, though capital appreciation will track the broader CCR luxury cycle rather than outperform it.
The development is best suited to professionals or couples who want to live in the heart of Orchard without the commitment of a larger, more expensive unit. It is less suited to families (limited bedroom count, compact common areas) or buyers who expect resort-scale facilities. If you can accept boutique scale and compact living in exchange for one of the best-connected addresses in Singapore, 3 Cuscaden delivers on its promise.