Orchard View
Orchard View is a freehold condominium located in District 9 (Orchard, Cairnhill, River Valley), part of the Core Central Region (CCR). The development was completed in 2012 and comprises 30 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
ORCHARD VIEW is a freehold condominium at ANGULLIA PARK in District 9 (CCR), developed by BESTBILT PTE LTD, comprising 30 units, completed in 2012.
Location & Connectivity
ORCHARD VIEW is approximately 170m from Orchard Boulevard MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Orchard Boulevard | Thomson-East Coast Line | 170m |
| Orchard | North-South Line | 320m |
| Orchard | Thomson-East Coast Line | 320m |
| Napier | Thomson-East Coast Line | 910m |
| Great World | Thomson-East Coast Line | 930m |
| Somerset | North-South Line | 1 km |
Schools & Education
23 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| EtonHouse International School Orchard | International | 570m |
| Chatsworth International School (Orchard) | International | 580m |
| NPS International School | International | 620m |
| St. Anthony's Primary School | Primary | 840m |
| ISS International School (Paterson) | International | 840m |
| ISS International School (Preston) | International | 880m |
| Kheng Cheng School | Primary | 980m |
| Tanglin Secondary School | Secondary | 1.1 km |
Market Position
ORCHARD VIEW has recorded 7 sales at an average price of $6,742,857.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 3 | $2,530 psf | — |
| 2022 | 1 | $2,767 psf | ↑ 9.4% |
| 2024 | 1 | $2,767 psf | ↑ 0.0% |
| 2025 | 1 | $2,767 psf | ↑ 0.0% |
| 2026 | 1 | $2,767 psf | ↑ 0.0% |
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The series remains near its 2022 high — ORCHARD VIEW prices sit 9.4% above where they began in 2021.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.3 as of June 2026 — up 0.9% 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 |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,731 psf | 585 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,139 psf | 494 |
| RIVER MODERN | 99 years leasehold | $3,243 psf | 427 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 30-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. MRT proximity is the standout commute feature for daily transit users.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
ORCHARD VIEW is a freehold development in District 9 (CCR), with 30 units, offering a gross yield of 2.6%.
At ~$2,767 psf, it reflects its premium CCR positioning.
Explore the full ORCHARD VIEW dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ORCHARD VIEW 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 $5,850,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $5,650,000
- Queenstown — 4-room average $1,002,705 (1.9 km away), an upgrader gap of about $5,750,000
FAQ
What is the average PSF for ORCHARD VIEW?
Is ORCHARD VIEW freehold?
What is the rental yield for ORCHARD VIEW?
Which MRT is nearest to ORCHARD VIEW?
Sources & Next Steps
- ORCHARD VIEW Dashboard — Live charts and analytics
- URA — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 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: 39 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 7 records analysed · Source: URA private-sale caveats