ORCHARD BEL AIR
UrbanLens Analysis
ORCHARD BEL AIR trades at $1,477 PSF, sitting 33% below the District 10 median of $2,197 PSF. The 2-minute walk to Orchard MRT (130m) is a tangible lifestyle and resale advantage. 19 NASSIM fetches $3,381 PSF nearby -- that 56% gap frames ORCHARD BEL AIR's relative value proposition.
The 4.6% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. 5 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
Around 53 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 71-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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