The Orie

Overview & Key Facts

The Orie is a 777-unit condominium at Lorong 1 Toa Payoh in District 12, developed by a consortium of City Developments Limited (CDL), Frasers Property, and Sekisui House on a 99-year leasehold commencing 2024. With approximately 97 years remaining on the lease (expiring around 2123), The Orie is the first private residential project to launch in Toa Payoh since 2016 — a milestone that underscores just how scarce new supply is in one of Singapore’s most mature and well-served HDB heartland estates.

The development occupies the former HUDC site at Lorong 1 Toa Payoh, acquired by the CDL-Frasers-Sekisui House consortium at a government land sale price of $968 million — a land cost that was immediately reflected in the project’s positioning. The Orie is not a typical OCR mass-market launch. At an average transacted PSF of approximately $2,730, it is priced at the upper end of what Singapore’s city-fringe and RCR market has historically accepted, reflecting both the genuine scarcity of Toa Payoh land and the consortium’s confidence in the estate’s structural demand.

The name is derived from the Japanese words “ORI” (fold, origami) and “IE” (home) — Sekisui House’s influence on the project’s design philosophy is evident. The architecture features origami-like angular expressions across the two 40-storey towers, with all units oriented on a north-south axis to minimise direct sun exposure. The towers are spaced more than 40 metres apart, preserving internal privacy across the 777-unit development — a spatial discipline rarely achieved at this density in a mature urban estate.

The launch result validated the pricing: 668 units — 86% of the development — were sold over the opening weekend in January 2025, making The Orie one of the strongest-performing new launches in Singapore since the 2022 peak. For buyers and investors assessing the project today, that absorption rate is the clearest signal of what the market itself concluded: that Toa Payoh land scarcity, Braddell MRT proximity, and CDL’s track record are worth paying a D12 premium for.

Location & Connectivity

Lorong 1 Toa Payoh sits at the heart of one of Singapore’s most enduringly popular HDB estates. Toa Payoh was developed as one of Singapore’s early HDB new towns from the 1960s, and it has never lost its status as a desirable address — close to the city centre, well-served by public transport, dense with civic amenities, and surrounded by a genuine neighbourhood character that newer HDB towns have not replicated. The scarcity of private residential land within this estate is structural: the Lorong 1 site was one of the last significant residential land parcels available in Toa Payoh, which is why the GLS attracted such a competitive bid and why the launch absorbed 86% of units in a single weekend.

MRT connectivity is the location’s headline infrastructure asset. Braddell MRT (NS18) is approximately 400 metres from The Orie — a five-minute walk from the main lobby to the platform on the North-South Line. Toa Payoh MRT (NS19), the next station south, is approximately 700 metres away. Both stations are on the NSL, providing direct access to Bishan (1 stop north), Orchard (5 stops south), City Hall (7 stops south), and Raffles Place (8 stops south). For residents commuting to the CBD or Orchard, the journey time is genuinely competitive with most CCR addresses.

The lifestyle geography of Toa Payoh is dense with civic amenities built over decades of HDB town planning. Within five to ten minutes on foot: Toa Payoh Town Hub (library, sports hall, swimming complex, cinema), SAFRA Toa Payoh, Toa Payoh Central hawker centre and market, Junction 8 at Bishan (one stop north), Zhongshan Mall, and Shaw Plaza. Tan Tock Seng Hospital — one of Singapore’s major public hospitals — is a short bus or MRT ride away. Toa Payoh Polyclinic is within the estate. The healthcare infrastructure of this neighbourhood is materially stronger than most comparable D12–D20 HDB estate addresses.

For families with school-age children, the catchment around Lorong 1 Toa Payoh is among the most attractive in Singapore’s mainstream residential market. CHIJ Primary (Toa Payoh), First Toa Payoh Primary, Kheng Cheng School, and Pei Chun Public School are all within or close to the 1-kilometre priority phase radius. Raffles Institution and St Joseph’s Institution Junior are accessible by MRT. For buyers prioritising school proximity alongside MRT access, it is difficult to find a D12–D13 address that ticks as many boxes simultaneously as Lorong 1 Toa Payoh.

The Bishan–Ang Mo Kio Park, one of Singapore’s largest and most beloved urban parks, is within cycling and walking distance to the north — a green infrastructure asset that is uncommon in mature HDB town addresses. The broader Toa Payoh park connector network links the estate to this green corridor. The combination of dense civic amenity, mature landscaping, and park access gives the Toa Payoh neighbourhood an environmental quality that newer satellite towns consistently lack.

Schools & Education

4 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Orie delivers 40 lifestyle facilities across its two 40-storey towers and ground-level podium — a facilities programme that clearly reflects the consortium’s understanding that buyers paying $2,730 PSF in a mature HDB estate need a private residential offering that goes well beyond what the surrounding public infrastructure already provides. The development’s facilities are not merely competitive with the market; they are designed to be the centrepiece of the private living experience in an estate where public sport and recreation facilities are already of high quality.

The anchor facilities include a 50-metre lap pool — a full competition-length pool that is rare at any Singapore condominium, and that immediately places The Orie in a different tier from the 25-metre or irregular-shaped pools common in comparably-priced developments. A spa cove, a tennis court, and a fully equipped gymnasium round out the core recreational provision. The clubhouse includes a grand function room for residents’ events and private gatherings. Outdoor BBQ pavilions, a children’s play zone, and a dedicated co-working and lounge space complete the ground-level amenity layer.

The development’s most distinctive facilities touch-point is the Dragon Playland — a deliberate nod to the iconic dragon playground in Toa Payoh that has been a beloved HDB estate landmark since the 1970s. The dragon playground is one of Singapore’s most photographed public spaces and a totemic symbol of Toa Payoh’s identity. Incorporating a contemporary interpretation of this cultural reference into the development’s children’s play facilities reflects the kind of place-specific design intelligence that Sekisui House brings to its Singapore joint ventures — and that creates a genuine narrative connection between the development and its neighbourhood.

The 627-lot carpark (including 19 EV charging stations) is appropriately scaled for a 777-unit development with a substantial proportion of multi-car family households in its buyer mix. The maintenance fees of $375–$525 per month (before GST) are reasonable for a 40-facility programme at this scale. For buyers evaluating the true cost of ownership, the maintenance quantum should be assessed against the quality and completeness of the facilities package rather than in absolute terms.

Unit Sizes & Layout

The Orie’s 777 units are distributed across eleven unit types in two 40-storey towers, covering configurations from 1-bedroom + study (517 sqft) to 5-bedroom with private lift (1,453 sqft). The unit mix is notably investor-friendly at the lower end — approximately half of the 777 units are 1- and 2-bedroom layouts — while the 3-, 4-, and 5-bedroom tiers cater to owner-occupier families who are the primary driver of the Toa Payoh residential demand story.

The smallest configuration, the 1-bedroom + study at 517 sqft, is priced from approximately $1.28 million and is clearly positioned as an investment product for buyers seeking a rental yield play on the back of Braddell MRT proximity and Toa Payoh HDB rental demand. The 2-bedroom range spans five sub-types from 592 to 700 sqft, capturing both compact investor configurations (592 sqft, 1-bath) and more liveable owner-occupier 2-bedrooms (678–700 sqft premium variants). Three-bedroom units range from 850 sqft (standard) to 1,130 sqft (dual-key variant) — the dual-key 3BR at 1,130 sqft is a strong configuration for multi-generational households or investors seeking to rent out the studio key component independently.

The 4-bedroom tier (1,216 sqft standard; 1,367 sqft premium + study) and the 5-bedroom with private lift (1,453 sqft) are where the development’s owner-occupier value proposition is clearest. At $2.92 million for a 4-bedroom and $3.48 million for a 5-bedroom with private lift, these configurations offer genuine family living in a quality-designed tower in a school-rich, transport-connected mature estate — a combination that is structurally scarce in Singapore’s private residential market.

The specification reflects a mid-to-upper premium finish standard consistent with the $2,730 PSF price point. Engineered timber flooring in living and bedroom areas, quality kitchen appliances from established European and Japanese brands, and well-proportioned bathroom fittings are standard across configurations. The origami-inspired architectural language carries through to interior detailing — angular ceiling planes, layered material surfaces, and a tonal palette that skews contemporary over ornate. The result is a product that ages well aesthetically, reflecting Sekisui House’s preference for timeless restraint over trend-driven finish choices.

Pricing & Market Position

Across 741 recorded transactions (all-time), sale prices range from $1,280,000 to $4,050,000, averaging $2,444,672.

Over the last 12 months, transactions averaged $2,713 psf.

Price Appreciation

From 2025 to 2026, the average PSF has declined by 1.3% (from $2,730 to $2,696 psf).

Neighbourhood Comparison

The most structurally comparable recent launch to The Orie is Chuan Park at Lorong Chuan in D19, developed by Kingsford and MCC Land (1,007 units, 99-year, 2024 launch). Chuan Park launched at an average PSF of approximately $2,580–$2,620 and achieved a strong first-weekend take-up. The comparison is instructive: The Orie’s $2,730 PSF commands a modest premium over Chuan Park’s pricing despite both being 99-year city-fringe developments with NSL MRT proximity. The premium is defensible — Toa Payoh is geographically closer to the CBD, the school catchment is stronger, and the land supply constraint in Toa Payoh is materially tighter than in the Lorong Chuan/Serangoon corridor.

Sky Habitat (Moshe Safdie design, Bishan MRT, 509 units, 99-year, 2015 TOP) and Sky Vue (Bishan MRT, 694 units, 99-year, 2016 TOP) are the most relevant D20 benchmarks — both NSL-adjacent city-fringe developments that have established a resale PSF corridor of approximately $1,850–$2,200 PSF in recent years. The Orie’s $2,730 PSF launch pricing implies a substantial premium over these Bishan comparables, which is the market’s assessment of Toa Payoh’s tighter supply environment, stronger school catchment, and the CDL-Frasers-Sekisui House consortium’s delivery quality relative to CapitaLand and Capitaland’s Bishan-area executions.

Within District 12 itself, the most relevant historical comparator is Gem Residences at Toa Payoh Rise (578 units, 99-year, 2020 TOP) — the previous new launch in the same estate. Gem Residences launched at approximately $1,450–$1,650 PSF in 2016 and now transacts in resale at approximately $1,900–$2,100 PSF, a strong appreciation trajectory over eight years. The Orie’s $2,730 PSF implies confidence that the supply gap between the 2016 Gem Residences launch and the 2025 Orie launch has structurally reset the D12 private residential price floor at a higher level — a thesis that the 86% launch-weekend absorption appears to confirm.

For buyers weighing The Orie against freehold or longer-leasehold options in adjacent districts, the most direct competitor is likely to be resale stock in D11 (Novena, Newton) or D13 (Potong Pasir, Upper Serangoon), where freehold or 99-year condos with comparable MRT proximity can be found in the $1,800–$2,400 PSF range. The Orie commands a new-launch premium over resale stock in these districts; buyers who are tenure-sensitive and prefer proven resale liquidity over a new-launch premium may find the older freehold D11–D13 stock a more defensible risk-adjusted proposition.

Lease Decay Analysis

The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE ORIE across multiple dimensions.

What Residents Say

“We bought the 4-bedroom unit because the school catchment here is exceptional. CHIJ Toa Payoh and Pei Chun within 1km, Braddell MRT five minutes on foot — we could not find another D12 address that offered this combination at any price.”

— Owner-buyer comment via PropertyGuru

“The 86% launch take-up said everything. We were not surprised — Toa Payoh has not had a new private launch since 2016 and the pent-up demand from upgraders in this estate is enormous. We secured a 3-bedroom on opening day.”

— Buyer comment via EdgeProp

“The dragon playground concept in the kids’ play area is a genuinely thoughtful touch. It connects the development to the neighbourhood’s identity rather than just being another generic condo. That kind of design intelligence matters when you are paying $2,700 PSF.”

— Buyer review via 99.co

“The north-south orientation across all units was the deciding factor for us. Our previous condo was west-facing and the afternoon heat was miserable. The Orie solved that at the architectural level — Sekisui House clearly understood what Singapore buyers actually live with.”

— Owner comment via SRX

The buyer and early-owner feedback pattern at The Orie consistently centres on four themes: the structural scarcity of Toa Payoh private land, the strength of the school catchment, Braddell MRT proximity, and the architectural quality delivered by the Sekisui House-influenced design team. The development attracts a strong proportion of Toa Payoh HDB upgraders — households who are deeply familiar with the estate’s amenities, trust the neighbourhood’s long-term liveability, and are willing to pay the $2,730 PSF premium to stay within walking distance of everything they already use. Investor buyers cite the rental demand from Toa Payoh and Braddell’s large working-adult HDB community as the yield thesis, though pre-TOP investment yields remain to be validated at the expected 2030 completion.

Strengths & Weaknesses

Verdict

The Orie’s investment thesis is built on a foundation of structural land scarcity that is genuinely compelling and unlikely to change. Toa Payoh is a fully built-out HDB estate with essentially no remaining private residential land after this site. The development is the first new private launch in the estate in nine years. That scarcity premium is real, and the 86% launch-weekend absorption confirms that Singapore’s private residential market has priced it in. Buyers who purchased at $2,730 PSF in January 2025 paid a new-launch premium relative to surrounding resale stock — but they did so into a supply environment that has no credible pipeline of competing new launches in the same catchment.

The $2,730 PSF is the central tension in the investment case. For a 99-year leasehold D12 property in what is fundamentally an HDB heartland estate (however excellent), this is a significant headline price. Gross yield on the pre-TOP development cannot yet be verified, but the implied yield at market rents — assuming $3,500–$4,200 per month for 2-3 bedroom units — is likely to be in the 1.9%–2.4% range at current transaction values. That is not a yield asset; the return thesis is capital appreciation driven by supply scarcity and the NSL corridor’s structural demand.

The Orie is the right answer for buyers who want a quality-designed, architect-disciplined, school-rich, NSL-connected private residence in a mature Toa Payoh estate — and whose conviction in Singapore’s structural demand for city-fringe HDB-upgrader product is strong enough to justify a $2,730 PSF new-launch premium in a market with no visible competing supply.

The 99-year lease commencing 2024 is an unambiguous structural strength: approximately 97 years remaining means CPF usage is fully unrestricted, bank financing is unconstrained, and there is no meaningful lease-decay consideration for any buyer holding the asset within a 30-year horizon. The lease vintage is as strong as any 99-year leasehold product available in Singapore’s 2024–2025 new-launch market, and the 9.5 rating accurately reflects this.

For owner-occupiers — particularly Toa Payoh HDB upgraders who already value the estate’s school catchment, healthcare infrastructure, and NSL connectivity — The Orie offers a genuinely rare product: a quality-designed, amenity-rich private residence within walking distance of everything that has already made Toa Payoh their home. The 40-facility programme, the Sekisui House architectural discipline, the north-south unit orientation, and the CDL-Frasers track record combine to produce an owner-occupier proposition that is largely independent of whether the $2,730 PSF proves prescient or premature as a market call. You cannot build another The Orie in Toa Payoh. That supply-side ceiling is the most durable argument for the development’s long-term value.