












Super Luxury Freehold Cuscaden – 3 Orchard By the Park With just minutes’ walk to prime shopping area, Orchard Road, residents can enjoy luxurious living in the city, with convenience of amenities within reach. It is also within walking distance to Orchard MRT (NS22) and it is close to Orchard Boulevard MRT (TE13) which is due completion in year 2021. There are 77 units in this exclusive development for home buyers and investors housed across three 25-storey towers with 2, 3 and 4-bedroom units. Call 9836XXXX Now To Enquire. Call now for more information or arrange for viewing appointment. Dennis Lim at 9836XXXX https://wa.me/659836XXXX https://dennislimbc.com
Loading map...
Total Transactions
23
Average Price
S8.6M
Total Value
S198.3M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1491 URA transactions · 32 outliers removed (IQR)
Fair Value
S$7.55M
S$2,922 psf
Asking Price
S$10.05M
S$3,889 psf
vs Market
+33.1%
vs Last Done
+55.6%
Tenure
Freehold
No lease decay
Confidence
High
1491 comps
Nearest MRT
Orchard
807m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1491 comparable transactions
S$2,837
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
+2%
Adjusted Fair Value PSF
S$2,922
Recent Comparable Transactions
10 shown · 1491 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 -14.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -14.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -14.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +3.8% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 527sqft | S$1,664,000 | ▲S$3,155 +8.0% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 829sqft | S$2,630,000 | ▲S$3,173 +8.6% vs FV | Freehold |
Aug 2025 | NATHAN ROAD Floor 16-20 | 3,175sqft | S$7,250,000 | ▼S$2,283 -21.9% vs FV | Freehold |
Aug 2025 | NATHAN ROAD Floor 01-05 | 2,250sqft | S$5,138,000 | ▼S$2,284 -21.8% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▲S$2,926 +0.1% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -13.7% vs FV | Freehold |
Aug 2025 | SHANGHAI ROAD Floor 01-05 | 1,281sqft | S$2,400,000 | ▼S$1,874 -35.9% vs FV | Freehold |
TANGLIN ROAD
Aug 2025 · Floor 01-05
-14.4% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-14.4% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-14.4% vs FV
GRANGE ROAD
Aug 2025 · Floor 16-20
+3.8% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+8.0% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+8.6% vs FV
NATHAN ROAD
Aug 2025 · Floor 16-20
-21.9% vs FV
NATHAN ROAD
Aug 2025 · Floor 01-05
-21.8% vs FV
GRANGE ROAD
Aug 2025 · Floor 21-25
+0.1% vs FV
ONE TREE HILL
Aug 2025 · Floor 01-05
-13.7% vs FV
SHANGHAI ROAD
Aug 2025 · Floor 01-05
-35.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1491 URA transactions (32 outliers removed), adjusted for: MRT Orchard 807m away (+1%); AI-detected value boosters: freehold (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.