20 Orchard Boulevard 248654, One Tree Hill, Central Region, Singapore
$1,554,000
Overview Developer: A joint venture by UOL Group and Singapore Land Group (SingLand) Tenure: 99‑year leasehold, located in prime District 10 (Orchard/Tanglin) Tower: 35‑storey condominium, ranging from 1br + study to 4‑bedroom options Location & Connectivity Right beside Orchard Boulevard MRT station on the Thomson–East Coast Line with sheltered access Short drive to Orchard Road’s luxury malls (ION Orchard, Paragon, Takashimaya) and the Botanic Gardens Design & Interiors Modern architecture Premium materials and high‑end finishes The Botanical Villa: A serene wellness oasis Discover a one-of-a-kind private wellness experience at the exclusive The Botanical Villa, inspired by the tranquility of botanic gardens, this serene sanctuary offers an unparalleled lifestyle experience Indulge in resort-style facilities, including exquisite indoor spa pools with enclosable screens for seclusion. Strong investment fundamentals: prime location, reputable developer(s), limited supply in Orchard area Is it right for you? Choose UpperHouse if you’re seeking: A landmark address with MRT accessibility Premium living Resort-style amenities in‑house A solid property investment in Central Singapore If you'd like floorplans, estimated pricing by unit type, or showflat arrangements, I can help with those—just let me know! Contact Developer's Appointed Sales Team, Joy Wang @ +658100XXXX for more information & viewing arrangement of showflat in advance. Disclaimer: While every reasonable care has been taken in preparing the information, the real estate agency and its marketing agent cannot be held responsible for any inaccuracies or omissions. Prices are Estimates only & subject to changes without prior notice. Please check with me to confirm any details.
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Total Transactions
10
Average Price
S6.1M
Total Value
S60.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 436 URA transactions · 50 outliers removed (IQR)
Fair Value
S$1.40M
S$2,946 psf
Asking Price
S$1.55M
S$3,278 psf
vs Market
+11.3%
vs Last Done
+31.1%
Tenure
101 yrs
99-year Leasehold · Balance remaining
Confidence
High
436 comps
Nearest MRT
Orchard
913m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
436 comparable transactions
S$2,917
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,946
Recent Comparable Transactions
10 shown · 436 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -15.1% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -15.1% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -15.1% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▼S$2,926 -0.7% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -14.4% vs FV | Freehold |
Aug 2025 | ST. MARTIN'S DRIVE Floor 01-05 | 926sqft | S$2,290,000 | ▼S$2,474 -16.0% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 01-05 | 2,583sqft | S$8,500,000 | ▲S$3,290 +11.7% vs FV | Freehold |
Jul 2025 | GRANGE ROAD Floor 11-15 | 678sqft | S$1,850,000 | ▼S$2,728 -7.4% vs FV | Freehold |
Jul 2025 | GRANGE ROAD Floor 16-20 | 3,251sqft | S$12,300,000 | ▲S$3,784 +28.4% vs FV | Freehold |
Jul 2025 | ONE TREE HILL Floor 06-10 | 1,130sqft | S$2,850,000 | ▼S$2,522 -14.4% vs FV | Freehold |
Jul 2025 | ONE TREE HILL Floor 01-05 | 1,227sqft | S$3,100,000 | ▼S$2,526 -14.3% vs FV | Freehold |
TANGLIN ROAD
Aug 2025 · Floor 01-05
-15.1% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-15.1% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-15.1% vs FV
GRANGE ROAD
Aug 2025 · Floor 21-25
-0.7% vs FV
ONE TREE HILL
Aug 2025 · Floor 01-05
-14.4% vs FV
ST. MARTIN'S DRIVE
Aug 2025 · Floor 01-05
-16.0% vs FV
GRANGE ROAD
Aug 2025 · Floor 01-05
+11.7% vs FV
GRANGE ROAD
Jul 2025 · Floor 11-15
-7.4% vs FV
GRANGE ROAD
Jul 2025 · Floor 16-20
+28.4% vs FV
ONE TREE HILL
Jul 2025 · Floor 06-10
-14.4% vs FV
ONE TREE HILL
Jul 2025 · Floor 01-05
-14.3% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.