22 Orchard Boulevard 249628, One Tree Hill, Central Region, Singapore
$7,054,000
* 4-bedroom suite with private lift and carpark lot * Spacious 2056sqft, with 4 bedrooms all ensuite * Unblocked city view * Grand high ceiling 6.35m at living/dining, regular functional layout * Luxurious gourmet kitchen bar * Sophisticated finishes : Rimadesio wardrobe in masterbedroom, Caccaro cabinets in bedrooms, Ernestomeda kitchen cabinetry, VZug appliances, Turkey marble in leather finish gourmet kitchen bar * Fully equipped kitchen: 5-burner gas hob, hood, oven, steam oven, wine cooler, dishwasher, full fridge/freezer, washer, dryer * Exclusive only 31 units of 4-bedder suite * Marble floor at living/dining, private lift lobby (1200mm) * Engineered Timber floor at bedrooms * Concealed ceiling ducted aircon to living, dining and masterbedroom * Smart home system * Expected monthly maintenance fee : $680 About UPPERHOUSE at Orchard Boulevard - UOL Masterpiece collection - brand new 99-year leasehold from 2024 - Expected TOP Jun 2029 - 35 storey 1 tower 301 luxury apartments, with 6 commercial units at 1st level - Convenience: Doorstep to Orchard Boulevard MRT station, shopping etc. - 22 Orchard Boulevard is the address in Prime District 10 - Grand Entrance Driveway - enjoy the unique wellness villa The Botanical Villa around 320sqm - indoor spa pool - 50m lap pool with 5 lanes, leisure pool, bubble pool and play pool, Gym etc. - near to Unesco Botanic Gardens Direct Developer Sales and Discount Call developer sales team Eileen 9841XXXX for show flat appointment and booking.
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Total Transactions
10
Average Price
S6.1M
Total Value
S60.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 436 URA transactions · 50 outliers removed (IQR)
Fair Value
S$6.36M
S$3,093 psf
Asking Price
S$7.05M
S$3,431 psf
vs Market
+10.9%
vs Last Done
+37.2%
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
+5%
Adjusted Fair Value PSF
S$3,093
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 -19.2% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -19.2% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -19.2% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▼S$2,926 -5.4% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -18.5% vs FV | Freehold |
Aug 2025 | ST. MARTIN'S DRIVE Floor 01-05 | 926sqft | S$2,290,000 | ▼S$2,474 -20.0% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 01-05 | 2,583sqft | S$8,500,000 | ▲S$3,290 +6.4% vs FV | Freehold |
Jul 2025 | GRANGE ROAD Floor 11-15 | 678sqft | S$1,850,000 | ▼S$2,728 -11.8% vs FV | Freehold |
Jul 2025 | GRANGE ROAD Floor 16-20 | 3,251sqft | S$12,300,000 | ▲S$3,784 +22.3% vs FV | Freehold |
Jul 2025 | ONE TREE HILL Floor 06-10 | 1,130sqft | S$2,850,000 | ▼S$2,522 -18.5% vs FV | Freehold |
Jul 2025 | ONE TREE HILL Floor 01-05 | 1,227sqft | S$3,100,000 | ▼S$2,526 -18.3% vs FV | Freehold |
TANGLIN ROAD
Aug 2025 · Floor 01-05
-19.2% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-19.2% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-19.2% vs FV
GRANGE ROAD
Aug 2025 · Floor 21-25
-5.4% vs FV
ONE TREE HILL
Aug 2025 · Floor 01-05
-18.5% vs FV
ST. MARTIN'S DRIVE
Aug 2025 · Floor 01-05
-20.0% vs FV
GRANGE ROAD
Aug 2025 · Floor 01-05
+6.4% vs FV
GRANGE ROAD
Jul 2025 · Floor 11-15
-11.8% vs FV
GRANGE ROAD
Jul 2025 · Floor 16-20
+22.3% vs FV
ONE TREE HILL
Jul 2025 · Floor 06-10
-18.5% vs FV
ONE TREE HILL
Jul 2025 · Floor 01-05
-18.3% 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.