An understated architectural home in the heart of Orchard. Designed by acclaimed architect Ernesto Bedmar, this freehold bungalow along Jalan Tupai was thoughtfully planned with lift and pool provisions—well ahead of its time. Beautifully maintained and highly livable, the house offers generous spaces for both everyday family life and entertaining. In today’s environment of rising construction and rebuilding costs, this property presents a rare opportunity to own a design-led home that requires minimal renovation. Property Highlights • Freehold bungalow in the prestigious Jalan Tupai enclave, minutes from Orchard Road • Designed by renowned architect Ernesto Bedmar • One of his early private architectural works • Timeless design with thoughtful spatial planning • Well maintained and ready for immediate occupation • Provision for lift already incorporated into the structure • Provision for future swimming pool • 4 large and well-proportioned bedrooms • Expansive main living hall ideal for hosting • Large formal dining hall plus separate family dining area • Upstairs sub-living hall for additional family space • Separate annex suitable for multi-generational living • Currently accommodates 2 cars with provision for a third parking space A rare opportunity for buyers seeking architectural pedigree, generous living spaces, and a prime Orchard address in a home that can be enjoyed immediately while still offering flexibility for future enhancement. Call 9368.0505 for a private viewing by appointment. Buyer introduction required prior to scheduling. Land and built-up areas are approximate and subject to final survey.
Loading map...
Total Transactions
4
Average Price
S12.0M
Total Value
S47.9M
Calculating fair value from URA transaction data…

License: L3010738A
Automated Valuation based on 9 URA transactions · 2 outliers removed (IQR)
Fair Value
S$18.50M
S$3,189 psf
Asking Price
S$38.00M
S$4,471 psf
vs Market
+105.5%
vs Last Done
+49.5%
Tenure
Freehold
No lease decay
Confidence
Medium
9 comps
Nearest MRT
Orchard
611m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$3,036
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
+4%
Adjusted Fair Value PSF
S$3,189
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2025 | JALAN ARNAP Floor - | 3,638sqft | S$10,880,000 | ▼S$2,990 -6.2% vs FV | Freehold |
Jan 2025 | JALAN ARNAP Floor - | 3,638sqft | S$10,880,000 | ▼S$2,990 -6.2% vs FV | Freehold |
Jul 2024 | JALAN ARNAP Floor - | 3,209sqft | S$9,900,000 | ▼S$3,085 -3.3% vs FV | Freehold |
May 2024 | JALAN ARNAP Floor - | 10,507sqft | S$32,500,888 | ▼S$3,093 -3.0% vs FV | Freehold |
May 2024 | JALAN ARNAP Floor - | 3,389sqft | S$10,200,000 | ▼S$3,010 -5.6% vs FV | Freehold |
Dec 2023 | JALAN ARNAP Floor - | 3,164sqft | S$9,500,000 | ▼S$3,003 -5.8% vs FV | Freehold |
Jan 2023 | JALAN ARNAP Floor - | 4,867sqft | S$15,050,000 | ▼S$3,092 -3.0% vs FV | Freehold |
Nov 2022 | JALAN ARNAP Floor - | 3,090sqft | S$9,700,000 | ▼S$3,139 -1.6% vs FV | Freehold |
Aug 2022 | JALAN ARNAP Floor - | 3,703sqft | S$10,400,000 | ▼S$2,809 -11.9% vs FV | Freehold |
Sep 2021 | JALAN ARNAP Floor - | 2,601sqft | S$8,100,000 | ▼S$3,115 -2.3% vs FV | Freehold |
JALAN ARNAP
Jan 2025 · Floor -
-6.2% vs FV
JALAN ARNAP
Jan 2025 · Floor -
-6.2% vs FV
JALAN ARNAP
Jul 2024 · Floor -
-3.3% vs FV
JALAN ARNAP
May 2024 · Floor -
-3.0% vs FV
JALAN ARNAP
May 2024 · Floor -
-5.6% vs FV
JALAN ARNAP
Dec 2023 · Floor -
-5.8% vs FV
JALAN ARNAP
Jan 2023 · Floor -
-3.0% vs FV
JALAN ARNAP
Nov 2022 · Floor -
-1.6% vs FV
JALAN ARNAP
Aug 2022 · Floor -
-11.9% vs FV
JALAN ARNAP
Sep 2021 · Floor -
-2.3% 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.