3 Orchard Boulevard 248653, Tanglin, Central Region, Singapore
$12,800,000
✔️ Ultra-Luxurious 4-Bedroom Ground-Floor Duplex with Private Pool Area: 3,800 sqft | 4 Bedrooms + Family Room + Utility + Private Pool | Private Lift Access ✔️posh luxury renovation ✔️Lower Level – Entertain, Indulge & Impress • Private entrance with lift lobby for discreet and secure access • Expansive open-plan living and dining areas ideal for hosting in style • Dry and wet kitchens (Asian Kitchen included) fitted with top-of-the-line appliances • Direct access to your own private pool and patio area – the ultimate resort-style indulgence • Utility room, yard, WC, powder room, and household shelter (HS) for practical everyday living • Discreet maid’s quarters with functional separation from main living spaces ✔️ Upper Level – Serenity & Space for the Family • Lavish Master Suite with a large walk-in wardrobe, spa-inspired bathroom, and full privacy • Rare Junior Master Bedroom with en-suite – perfect for guests or multi-gen families • Two additional generously sized bedrooms with shared access to a well-appointed bathroom • Spacious Family Lounge – ideal for a home office, entertainment zone, or children’s play area • Additional store room for optimal storage needs • Private lift access on both levels ensures ease of movement ✔️ Key Highlights • Exclusive private pool – rare for condo living, offers true landed luxury • Dual-level layout enhances privacy and separates entertaining from personal retreat areas • Premium finishes, practical layout, and an abundance of natural light • Ideal for families seeking both space and sophistication in a prestigious address
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Total Transactions
23
Average Price
S8.6M
Total Value
S198.3M
Calculating fair value from URA transaction data…

License: L3008899K
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Automated Valuation based on 19 URA transactions · 1 outliers removed (IQR)
Fair Value
S$15.54M
S$4,091 psf
Asking Price
S$12.80M
S$3,368 psf
vs Market
-17.7%
vs Last Done
-21.7%
Tenure
Freehold
No lease decay
Confidence
High
19 comps
Nearest MRT
Orchard
807m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
19 comparable transactions
S$3,857
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$4,091
Recent Comparable Transactions
10 shown · 19 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | ORCHARD BOULEVARD Floor 16-20 | 2,583sqft | S$11,106,900 | ▲S$4,299 +5.1% vs FV | Freehold |
Jul 2025 | ORCHARD BOULEVARD Floor 16-20 | 2,583sqft | S$11,106,900 | ▲S$4,299 +5.1% vs FV | Freehold |
May 2024 | ORCHARD BOULEVARD Floor 06-10 | 3,251sqft | S$12,643,000 | ▼S$3,889 -4.9% vs FV | Freehold |
Aug 2023 | ORCHARD BOULEVARD Floor 01-05 | 2,831sqft | S$11,000,000 | ▼S$3,886 -5.0% vs FV | Freehold |
May 2023 | ORCHARD BOULEVARD Floor 01-05 | 2,583sqft | S$10,000,000 | ▼S$3,871 -5.4% vs FV | Freehold |
Jan 2023 | ORCHARD BOULEVARD Floor 01-05 | 1,776sqft | S$6,400,000 | ▼S$3,603 -11.9% vs FV | Freehold |
Oct 2022 | ORCHARD BOULEVARD Floor 06-10 | 2,583sqft | S$10,045,000 | ▼S$3,888 -5.0% vs FV | Freehold |
Oct 2022 | ORCHARD BOULEVARD Floor 11-15 | 2,583sqft | S$10,041,000 | ▼S$3,887 -5.0% vs FV | Freehold |
Oct 2022 | ORCHARD BOULEVARD Floor 11-15 | 3,251sqft | S$13,003,000 | ▼S$4,000 -2.2% vs FV | Freehold |
Oct 2022 | ORCHARD BOULEVARD Floor 01-05 | 3,251sqft | S$12,282,000 | ▼S$3,778 -7.7% vs FV | Freehold |
Sep 2022 | ORCHARD BOULEVARD Floor 16-20 | 3,509sqft | S$14,388,000 | ▲S$4,100 +0.2% vs FV | Freehold |
ORCHARD BOULEVARD
Jul 2025 · Floor 16-20
+5.1% vs FV
ORCHARD BOULEVARD
Jul 2025 · Floor 16-20
+5.1% vs FV
ORCHARD BOULEVARD
May 2024 · Floor 06-10
-4.9% vs FV
ORCHARD BOULEVARD
Aug 2023 · Floor 01-05
-5.0% vs FV
ORCHARD BOULEVARD
May 2023 · Floor 01-05
-5.4% vs FV
ORCHARD BOULEVARD
Jan 2023 · Floor 01-05
-11.9% vs FV
ORCHARD BOULEVARD
Oct 2022 · Floor 06-10
-5.0% vs FV
ORCHARD BOULEVARD
Oct 2022 · Floor 11-15
-5.0% vs FV
ORCHARD BOULEVARD
Oct 2022 · Floor 11-15
-2.2% vs FV
ORCHARD BOULEVARD
Oct 2022 · Floor 01-05
-7.7% vs FV
ORCHARD BOULEVARD
Sep 2022 · Floor 16-20
+0.2% 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.