What a Singapore property is worth, from recent comparable sales — with the working shown.

Orchard Bel Air resale prices

City centre · district 10 · Private · 99 yrs from 1980

Value a unit here Compare with… District 10 prices Price trends: city centre

$1,490 per sq ft over the past 12 months · 4 sales in that time · 53 years of lease left

Each dot is one recorded sale. The dashed line is the URA Non-Landed price index, anchored to this development's median — what it would be worth if it had tracked the market.

8 sales, 2023-06 to 2026-08.

URA’s data service publishes a rolling window of the last five years of transactions, so that is all this page can see. A development with no sale in that period does not appear here at all — which is a statement about recent sales, not about whether the property exists.

Zoned residential in URA’s Master Plan 2025.

Zoning is what the Master Plan permits on the site, read at URA’s own point on it — not a record of what was built there.

All sales

8 sales, sortable


2026-08	$4,900,000	300 sqm (3,229 sq ft)	1,517	21-25
2026-05	$4,900,000	303 sqm (3,261 sq ft)	1,502	16-20
2026-02	$4,800,000	302 sqm (3,251 sq ft)	1,477	06-10
2025-11	$4,650,000	300 sqm (3,229 sq ft)	1,440	16-20
2025-03	$4,900,000	300 sqm (3,229 sq ft)	1,517	11-15
2025-01	$4,650,000	300 sqm (3,229 sq ft)	1,440	11-15
2024-03	$5,200,000	302 sqm (3,251 sq ft)	1,600	11-15
2023-06	$5,000,000	300 sqm (3,229 sq ft)	1,548	11-15

If you borrow

loan, down payment and instalment

An illustration from the published rules, not a loan offer: lenders also look at your income, other debts and credit. Rules checked on 19 October 2026. Nothing you enter here leaves this page.

Price ($) Your age Years Interest (% a year)

Banks do not publish their rates: they change often and depend on the package, so a bank loan starts with no rate — enter the one you were quoted.

The lease (about 53 years left) lasts to your age 88, short of 95. The CPF you can use are then cut back in proportion, and banks take it into account. CPF publishes no formula, so these figures assume no cut; CPF's calculator gives your amount.

Enter the rate your bank quoted to see your instalment; the table shows the range.

Loan: $3,637,500, 75% of $4,850,000. Up to 75% because the loan ends within 30 years and by age 65.
Down payment: $1,212,500. At least $242,500 of it (5% of the price) must be cash; the rest can come from CPF savings.
Income: lenders test the instalment at 4% or more, and it must be no more than 55% of gross monthly income together with your other debts (the Total Debt Servicing Ratio): about $31,575 a month with no other debts.

If the rate moves: the same loan over 30 years
Rate a year	Each month
2%	$13,445
2.5%	$14,373
3%	$15,336
3.5%	$16,334
4%	$17,366
4.5%	$18,431

Buying with others: HDB's term uses your average age, the lease check the youngest buyer's, and banks an income-weighted average age. The price starts at the median of this development's 4 sales in the 12 months to 2026-08; change it to the unit you have in mind. Figures are for a first home loan.

Sources: HDB: Interest rate for an HDB loan · MAS: Loan tenure and loan-to-value limits · MAS: Mortgage Servicing Ratio and Total Debt Servicing Ratio · MAS, MND and HDB: Interest rate floors for loan assessments (Sep 2022) · MND: HDB loan limit lowered to 75% (Aug 2024) · MOM, MND and CPF Board: CPF use and HDB loans when the lease is shorter (2019) · CPF Board: How much CPF you can use if the lease does not cover the youngest buyer to 95

Nearby developments

105 within 1,000 m · their median $2,437 psf

105 private developments within 1,000 m.

Their median resale price over the last 12 months was $2,437 psf (41 developments with recent sales) — this development at $1,490 psf is 39% below that.

10 of 105 shown — sorting a column orders all 105.

3 ORCHARD BY-THE-PARK	Private	117 m	—	no expiry	—	Residential
THE GRANGE	Private	124 m	—	no expiry	—	Residential
CUSCADEN RESERVE	Private	145 m	—	91 yrs	—	Residential
KUM HING COURT	Private	147 m	—	no expiry	—	Residential
ONE TREE HILL RESIDENCE	Private	177 m	2,514	no expiry	—	Residential
PARKVIEW ECLAT	Private	186 m	—	no expiry	—	Residential
ONE TREE HILL MANSIONS	Private	197 m	—	46 yrs	—	Residential
TOMLINSON HEIGHTS	Private	230 m	3,759	no expiry	—	Residential
THE TOMLINSON	Private	264 m	—	no expiry	—	Residential
120 GRANGE	Private	267 m	—	no expiry	—	Residential
CLIVEDEN AT GRANGE	Private	304 m	2,615	no expiry	2.7%	Residential
GRANGE RESIDENCES	Private	344 m	3,578	no expiry	2.2%	Residential
ONE CHATSWORTH	Private	348 m	—	no expiry	—	Residential
CUSCADEN RESIDENCES	Private	355 m	2,727	no expiry	2.4%	Residential
FOUR SEASONS PARK	Private	370 m	3,487	no expiry	1.9%	Residential
ST MARTIN'S	Private	381 m	—	no expiry	—	Mixed use
ST REGIS RESIDENCES SINGAPORE	Private	404 m	2,555	no expiry	2.8%	Mixed use
BOULEVARD 88	Private	416 m	4,030	no expiry	2.6%	Mixed use
TANGLIN RESIDENCES	Private	419 m	—	no expiry	—	Residential
BEVERLY HILL	Private	429 m	—	no expiry	—	Residential
GRAMERCY PARK	Private	437 m	—	no expiry	—	Residential
BISHOPSGATE RESIDENCES	Private	445 m	3,084	no expiry	—	Residential
THE BOULEVARD RESIDENCE	Private	458 m	—	no expiry	—	Residential
BOULEVARD VUE	Private	459 m	—	no expiry	—	Residential
ST MARTIN RESIDENCE	Private	464 m	2,323	no expiry	—	Residential
MANHATTAN MANSIONS	Private	482 m	—	no expiry	—	Residential
NASSIM JADE	Private	492 m	2,652	no expiry	—	Residential
THE MARQ ON PATERSON HILL	Private	496 m	—	no expiry	—	Residential
ANGULLIA PARK RESIDENCES @ ORCHARD	Private	496 m	—	no expiry	—	Residential
THE NASSIM	Private	499 m	—	no expiry	—	Residential
ORCHARD VIEW	Private	500 m	—	no expiry	—	Residential
SKYLINE @ ORCHARD BOULEVARD	Private	520 m	—	no expiry	—	Residential
3 CUSCADEN	Private	523 m	—	no expiry	—	Residential
THE PATERSON EDGE	Private	524 m	—	no expiry	—	Residential
NASSIM LODGE	Private	555 m	—	no expiry	—	Residential
PATERSON LINC	Private	566 m	—	no expiry	—	Residential
SPRING GROVE	Private	573 m	1,809	64 yrs	3.3%	Residential
TWENTYONE ANGULLIA PARK	Private	585 m	—	no expiry	—	Residential
NASSIM 9	Private	600 m	—	no expiry	—	Residential
SAGE	Private	603 m	—	no expiry	—	Residential
PATERSON RESIDENCE	Private	619 m	2,821	no expiry	2.4%	Residential
19 NASSIM	Private	622 m	3,159	92 yrs	3.7%	Residential
THE LOFT	Private	622 m	2,186	72 yrs	—	Residential
PATERSON SUITES	Private	636 m	2,783	no expiry	2.5%	Residential
THE PATERSON	Private	657 m	2,437	no expiry	—	Residential
NASSIM PARK RESIDENCES	Private	657 m	4,501	no expiry	2.1%	Residential
BEAUFORT ON NASSIM	Private	696 m	—	no expiry	—	Residential
8 NAPIER	Private	699 m	—	no expiry	—	Residential
THE MERCURY	Private	731 m	—	no expiry	—	Residential
REGENCY PARK	Private	733 m	2,324	no expiry	2.1%	Residential
LATITUDE	Private	739 m	—	no expiry	—	Residential
ORION	Private	758 m	—	no expiry	—	Residential
ONE CLAYMORE	Private	760 m	—	no expiry	—	Mixed use
ORCHARD TOWERS	Private	760 m	—	no expiry	—	Mixed use
THE ORCHARD RESIDENCES	Private	767 m	3,218	79 yrs	3.2%	Mixed use
REGENCY LODGE	Private	777 m	—	no expiry	—	Residential
STUDIO 3	Private	789 m	—	no expiry	—	Residential
ARDMORE THREE	Private	791 m	3,515	no expiry	—	Residential
TANGLIN HILL CONDOMINIUM	Private	791 m	—	no expiry	—	Residential
D'GROVE VILLAS	Private	817 m	—	no expiry	—	Residential
THE MONTANA	Private	818 m	2,004	no expiry	3.5%	Residential
NATHAN SUITES	Private	825 m	—	no expiry	—	Residential
NATHAN PLACE	Private	829 m	—	no expiry	—	Residential
CHARLESTON	Private	840 m	—	no expiry	—	Residential
TANGLIN HILL MEADOWS	Private	841 m	—	no expiry	—	Residential
KASTURINA LODGE	Private	846 m	—	no expiry	—	Residential
QUEENSBERRY LODGE	Private	851 m	—	no expiry	—	Residential
LEONIE SUITES	Private	853 m	2,020	75 yrs	3.3%	Residential
M5	Private	857 m	1,921	no expiry	—	Residential
MUTIARA VIEW	Private	865 m	—	no expiry	—	Residential
THE LUMOS	Private	868 m	—	no expiry	—	Residential
MUTIARA CREST	Private	868 m	—	no expiry	—	Residential
SHANGHAI ONE	Private	879 m	—	no expiry	—	Residential
ARDMORE II	Private	880 m	3,521	no expiry	2.3%	Residential
BOTANIC GARDENS MANSION	Private	881 m	—	no expiry	—	Residential
JUNIPER AT ARDMORE	Private	885 m	—	no expiry	—	Residential
THE HORIZON	Private	890 m	—	no expiry	—	Residential
CLAYMORE PLAZA	Private	891 m	—	no expiry	—	Mixed use
THE ASTON	Private	893 m	1,858	no expiry	3.2%	Residential
STELLAR RV	Private	893 m	1,845	no expiry	4.1%	Residential
RV SUITES	Private	895 m	1,805	no expiry	4.3%	Residential
RIVER VALLEY APARTMENTS	Private	895 m	—	no expiry	—	Residential
RV EDGE	Private	896 m	2,097	no expiry	4.2%	Residential
BOTANIC GARDENS VIEW	Private	897 m	2,430	no expiry	2.1%	Residential
NATHAN RESIDENCES	Private	899 m	2,078	no expiry	3.3%	Residential
THE LADYHILL	Private	903 m	—	no expiry	—	Residential
LOFT @ NATHAN	Private	912 m	—	no expiry	—	Mixed use
JERVOIS LODGE	Private	924 m	1,834	no expiry	—	Residential
HOLT RESIDENCES	Private	928 m	—	no expiry	—	Residential
JERVOIS REGENCY	Private	929 m	—	no expiry	—	Residential
THE TATE RESIDENCES	Private	929 m	—	no expiry	—	Residential
CRYSTAL COURT	Private	936 m	—	no expiry	—	Mixed use
SCULPTURA ARDMORE	Private	937 m	6,112	no expiry	—	Residential
38 JERVOIS	Private	948 m	—	no expiry	—	Residential
LE NOUVEL ARDMORE	Private	959 m	—	no expiry	—	Residential
LEONIE GARDENS	Private	960 m	1,768	63 yrs	2.7%	Residential
SEVEN HOLT ROAD	Private	960 m	—	no expiry	—	Residential
LEONIE TOWERS	Private	966 m	1,923	no expiry	2.1%	Residential
RV RESIDENCES	Private	967 m	2,395	no expiry	3.5%	Residential
IRWELL HILL RESIDENCES	Private	969 m	2,949	93 yrs	3.5%	Residential
DORMER PARK	Private	975 m	2,141	no expiry	—	Residential
SCOTTS SQUARE	Private	980 m	3,226	no expiry	3.1%	Mixed use
MON JERVOIS	Private	986 m	1,968	85 yrs	—	Residential
KELLOCK LODGE	Private	987 m	2,015	no expiry	—	Residential
SHEARES VILLE	Private	996 m	—	no expiry	—	Residential

Straight-line distance between URA’s points on each site. The comparison is unadjusted: neighbours differ in age, tenure, unit sizes and whether they are ECs, so a gap is a question to look into, not a verdict. “Recent psf” is the median of the last 12 months’ resales, blank where a development had fewer than three.

Primary schools nearby

Nearest: ALEXANDRA PRIMARY SCHOOL, 1,223 m straight-line

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the school’s registered address. MOE measures home-school distance differently — from the school’s boundary to your building’s outline — so its official 1 km and 2 km categories will not always match what you see here. A school shown at 990 m may fall outside MOE’s 1 km category, and one at 1,010 m may fall inside it. Check OneMap SchoolQuery before making any decision that depends on the category.

ALEXANDRA PRIMARY SCHOOL1,223 m
RIVER VALLEY PRIMARY SCHOOL1,504 m
ANGLO-CHINESE SCHOOL (JUNIOR)1,941 m

MRT and LRT nearby

Nearest: Orchard Boulevard, 121 m to an exit

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the station’s nearest exit — not walking distance. Rail lines are bounded by viaducts, expressways and canals, so the real walk is often much longer. This list covers stations in service, checked by hand when the data was last synced.

Orchard Boulevard121 m
Orchard635 m
Napier755 m

and 7 more within 2 km

Bus stops nearby

0 stops within 200 m, 9 within 400 m

Distances are straight-line from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance), not walking distance, and the 200 m / 400 m bands are conventional planning catchments rather than distances measured against what buyers pay. Nearly every address in Singapore has a stop within a few hundred metres, so it is the counts that separate one place from another, not the nearest distance. The services listed are those that call at those stops. How often they run is not in this data — nine services can still mean a long wait.

none within 200 m · 9 within 400 m · nearest 205 m

Also within 400 m: 7, 36, 36A, 36B, 75, 77, 105, 106, 111, 123, 132, 174, 174e

Data sources: Private Residential Property Transactions; Private Residential Property Price Index (Non-Landed); Private Residential Properties Median Rentals by Name of Development; Master Plan 2025 Land Use Layer (with amendments); School Directory and Information; OneMap; LTA MRT Station Exit; LTA Bus Stop and LTA DataMall BusRoutes — used under the Singapore Open Data Licence v1.0. Full notices, access dates and warranty

Contains information from Private Residential Property Transactions accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Property Price Index (Non-Landed) accessed 2026-10-26 from Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Properties Median Rentals by Name of Development accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Master Plan 2025 Land Use Layer (with amendments) accessed 2026-09-27 from the Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from School Directory and Information accessed 2026-10-25 from the Ministry of Education via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from OneMap accessed 2026-10-25 from the Singapore Land Authority, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from LTA MRT Station Exit accessed 2026-10-25 from the Land Transport Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from LTA Bus Stop and LTA DataMall BusRoutes accessed 2026-10-26 from the Land Transport Authority via data.gov.sg and LTA DataMall, made available under the terms of the Singapore Open Data Licence v1.0. The datasets are provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

This is an estimate computed from public transaction data — not a valuation by a licensed appraiser, and not advice. Do not rely on it for a purchase, sale, mortgage or any other transaction. Where the available sales do not describe your property well, the page says so rather than guessing.

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