28 Cuscaden Road 249723, Tanglin, Central Region, Singapore
$4,150,000










Cuscaden Residences 3 Bedroom unit with private lift lobby for sale. 3 Bedroom. 4 Bathroom. Area 1453sf. All 3 Bedrooms are en-suite. Utility Room is also en-suite. Bedroom 3 is attached to Bathroom 3, which has 2 doors, allowing Bath 3 to be used a guest bath during the day, and an attached bath serving Bedroom 3 in the evening. Freehold. Enjoy the exclusivity of having a Private Lift Lobby for your unit. Units with Private Lift Lobbies have squarish bedrooms and living room. All Private Lift Lobbies units faces the Orchard Boulevard and swimming pool. Enjoy the greenery view along Orchard Boulevard Road from the Living Room in tranquility due to the green buffer between Orchard Boulevard Road and Cuscaden Residences. No West Sun. Rare Central Orchard luxury condo with a covered tennis court, which shields you from the sun when playing during the day. Cuscaden Residences is developed by the renowned HPL Properties Pte Ltd. Owing to the magnificently designed Cuscaden Residences, every unit in the freehold has widely varying views. Hence, it is important you speak to an agent who knows Cuscaden Residences like the back of his hand. Bertram has transacted 2 units at Cuscaden Residences back-to-back in 2024, and has rented out various units in Cuscaden Residences for clients. He has kept in close contact with owners who expressed interest to sell in the near future. Viewing starts from Mid October 2025. Call Bertram Tian, PN, at 9321XXXX, for appointment to view the apartment. Bertram is very active in D9/10/11, having transacted D9/10/11 condos since 2009. Some of the D9/10/11 condos Bertram has transacted include: Ardmore II Grange Residences The Claymore Juniper @ Ardmore The Tate Residences Scotts 28 Cuscaden Residences Paterson Residences The Cosmopolitan RiverGate Watermark @ Robertson Quay The Levelz Astrid Meadows Fontana Heights Leighwoods Pinewood Gardens Sky@Eleven Wilshire Residence
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
32
Average Price
S3.7M
Total Value
S119.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 27 URA transactions
Fair Value
S$3.85M
S$2,653 psf
Asking Price
S$4.15M
S$2,856 psf
vs Market
+7.7%
vs Last Done
+8.8%
Tenure
Freehold
No lease decay
Confidence
High
27 comps
Nearest MRT
Orchard
587m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
27 comparable transactions
S$2,501
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
+5%
Adjusted Fair Value PSF
S$2,653
Recent Comparable Transactions
10 shown · 27 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | CUSCADEN ROAD Floor 16-20 | 1,485sqft | S$3,900,000 | ▼S$2,625 -1.1% vs FV | Freehold |
Apr 2025 | CUSCADEN ROAD Floor 16-20 | 1,485sqft | S$3,900,000 | ▼S$2,625 -1.1% vs FV | Freehold |
Mar 2025 | CUSCADEN ROAD Floor 11-15 | 1,485sqft | S$3,950,000 | ▲S$2,659 +0.2% vs FV | Freehold |
Mar 2025 | CUSCADEN ROAD Floor 16-20 | 1,485sqft | S$3,680,000 | ▼S$2,477 -6.6% vs FV | Freehold |
Nov 2024 | CUSCADEN ROAD Floor 06-10 | 1,453sqft | S$3,750,000 | ▼S$2,581 -2.7% vs FV | Freehold |
Oct 2024 | CUSCADEN ROAD Floor 06-10 | 1,485sqft | S$3,620,000 | ▼S$2,437 -8.1% vs FV | Freehold |
Oct 2024 | CUSCADEN ROAD Floor 11-15 | 1,442sqft | S$3,850,000 | ▲S$2,669 +0.6% vs FV | Freehold |
Sep 2024 | CUSCADEN ROAD Floor 11-15 | 1,442sqft | S$3,300,000 | ▼S$2,288 -13.8% vs FV | Freehold |
Jul 2024 | CUSCADEN ROAD Floor 06-10 | 1,485sqft | S$3,750,000 | ▼S$2,525 -4.8% vs FV | Freehold |
May 2024 | CUSCADEN ROAD Floor 06-10 | 1,238sqft | S$2,970,000 | ▼S$2,399 -9.6% vs FV | Freehold |
Mar 2024 | CUSCADEN ROAD Floor 06-10 | 1,485sqft | S$3,770,000 | ▼S$2,538 -4.3% vs FV | Freehold |
CUSCADEN ROAD
Apr 2025 · Floor 16-20
-1.1% vs FV
CUSCADEN ROAD
Apr 2025 · Floor 16-20
-1.1% vs FV
CUSCADEN ROAD
Mar 2025 · Floor 11-15
+0.2% vs FV
CUSCADEN ROAD
Mar 2025 · Floor 16-20
-6.6% vs FV
CUSCADEN ROAD
Nov 2024 · Floor 06-10
-2.7% vs FV
CUSCADEN ROAD
Oct 2024 · Floor 06-10
-8.1% vs FV
CUSCADEN ROAD
Oct 2024 · Floor 11-15
+0.6% vs FV
CUSCADEN ROAD
Sep 2024 · Floor 11-15
-13.8% vs FV
CUSCADEN ROAD
Jul 2024 · Floor 06-10
-4.8% vs FV
CUSCADEN ROAD
May 2024 · Floor 06-10
-9.6% vs FV
CUSCADEN ROAD
Mar 2024 · Floor 06-10
-4.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.