Orchard Bel Air
Orchard Bel Air is a 99-year leasehold condominium located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), part of the Core Central Region (CCR). The development was completed in 1984 and comprises 71 units, on a lease that commenced in 1980. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
ORCHARD BEL AIR is a 99 yrs lease commencing from 1980 condominium at ORCHARD BOULEVARD in District 10 (CCR), developed by UNITED BOULEVARD PTE LTD, comprising 71 units, completed in 1984.
Location & Connectivity
ORCHARD BEL AIR is approximately 600m from Napier MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Napier | Thomson-East Coast Line | 600m |
| Orchard Boulevard | Thomson-East Coast Line | 670m |
| Orchard | North-South Line | 790m |
| Orchard | Thomson-East Coast Line | 790m |
| Great World | Thomson-East Coast Line | 1.3 km |
Schools & Education
23 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 480m |
| EtonHouse International School Orchard | International | 490m |
| Tanglin Secondary School | Secondary | 560m |
| Methodist Girls' School | Secondary | 820m |
| ISS International School (Paterson) | International | 880m |
| ISS International School (Preston) | International | 950m |
| Methodist Girls' School (Primary) | Primary | 960m |
| NPS International School | International | 1 km |
Market Position
ORCHARD BEL AIR has recorded 7 sales at an average price of $4,871,429.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2023 | 1 | $1,548 psf | — |
| 2024 | 1 | $1,600 psf | ↑ 3.3% |
| 2025 | 3 | $1,466 psf | ↓ 8.4% |
| 2026 | 2 | $1,490 psf | ↑ 1.6% |
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From the 2024 high, ORCHARD BEL AIR prices have given back 6.9% — still 3.8% below the 2023 baseline. The most recent period recovered 1.6%, so the pullback may be finding a floor.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
Lease Analysis
With 53 years remaining on its 99-year lease, buyers should note CPF usage and loan tenure may be restricted.
What Could Work Against You
- The lease has about 53 years remaining — below the 60-year mark where CPF and bank-loan limits start narrowing the resale market.
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 71-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 42+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits car-owning households, international school families, long-term hold (10+ yr) and en-bloc speculators best. At ~597m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
yield-focused investors and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for cpf-only buyers — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
ORCHARD BEL AIR is a 99 yrs lease commencing from 1980 development in District 10 (CCR), with 71 units, offering a gross yield of 2.5%.
At ~$1,475 psf, it reflects its premium CCR positioning.
Explore the full ORCHARD BEL AIR dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ORCHARD BEL AIR against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.2 km away), an upgrader gap of about $4,000,000
- Queenstown — 4-room average $1,002,705 (1.5 km away), an upgrader gap of about $3,850,000
FAQ
What is the average PSF for ORCHARD BEL AIR?
Is ORCHARD BEL AIR freehold?
What is the rental yield for ORCHARD BEL AIR?
Which MRT is nearest to ORCHARD BEL AIR?
Sources & Next Steps
- ORCHARD BEL AIR Dashboard — Live charts and analytics
- URA — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions
- Rental data: 77 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 7 records analysed · Source: URA private-sale caveats