86 Orchard Boulevard 248655, Tanglin, Central Region, Singapore
$13,300,000












🌟 Brand New Rare High-Floor 4BR at Orchard Boulevard – Vacant & Move-In Ready! Exclusive 4-Bedroom Luxury Unit for Sale @ Boulevard 88 ✅ Freehold | Private Lift | Prime District 10 | Iconic Address Own a home at one of Singapore’s most coveted addresses — 88 Orchard Boulevard. This brand-new high-floor unit offers elegant living in a timeless freehold development, right in the heart of Orchard. ✨ Property Highlights: 4 spacious ensuite bedrooms High-floor unit with panoramic city & greenery views Private lift for exclusive access and privacy Bright, breezy layout with no afternoon sun 100% brand new and move-in ready Premium branded fittings throughout Freehold tenure – a rare gem in the Orchard vicinity 📍 Prestige Location: Prime District 10 address – 88 Orchard Boulevard Walk to ION Orchard, Orchard MRT, and major malls Surrounded by luxury hotels, embassies, and top international schools Located in Singapore’s most exclusive residential enclave 🏢 About the Development: Freehold luxury project in Orchard Two iconic 28-storey towers Designed by world-renowned architect Moshe Safdie (Architect behind Marina Bay Sands, Jewel Changi, Sky Habitat) Hotel-style concierge and residential services Thoughtfully curated lifestyle amenities 🏡 Also Available: 2BR + Study (1,313 sqft) Starting from $4.8xxM Multiple high and low-floor options available 📞 Contact Matthew Leo @ +65 9247 XXXX today to view this stunning unit.** “Making dreams happen. Creating a legacy.”
D10 - Orchard
Orchard MRT · 6 min walk
30 January 2024
Small (154 units)
154 units
2 Blocks, 28 Floors
Granmil Holdings Pte Ltd (Hong Leong Holdings/ City Developments Limited CDL/ Lea Investments)
Boulevard 88 has a total of 154 units, from 2 Bed - 2 Bath to 4 Bed - 7 Bath units. There are 16 types of floor plans from 1,313 sqft to 6,049 sqft.
Boulevard 88 has 2 blocks and up to 28 storeys.
Boulevard 88 is a prestigious freehold condominium development situated on Orchard Boulevard in District 10. This recently completed luxury project offers 154 exclusive residential units available for sale or rent. Developed by City Developments Limited (CDL), a major real estate company listed on the Singapore Exchange with a portfolio of 80 other property developments across Singapore.
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Total Transactions
15
Average Price
S8.8M
Total Value
S131.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 42 URA transactions · 4 outliers removed (IQR)
Fair Value
S$11.74M
S$4,244 psf
Asking Price
S$13.30M
S$4,808 psf
vs Market
+13.3%
vs Last Done
+19.0%
Tenure
Freehold
No lease decay
Confidence
High
42 comps
Nearest MRT
Orchard
481m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
42 comparable transactions
S$3,924
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$4,244
Recent Comparable Transactions
10 shown · 42 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▼S$4,041 -4.8% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▼S$4,041 -4.8% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▼S$4,001 -5.7% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 06-10 | 2,799sqft | S$11,079,000 | ▼S$3,959 -6.7% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 26-30 | 1,776sqft | S$7,800,000 | ▲S$4,392 +3.5% vs FV | Freehold |
May 2025 | ORCHARD BOULEVARD Floor 16-20 | 1,313sqft | S$5,124,300 | ▼S$3,902 -8.1% vs FV | Freehold |
Apr 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,776sqft | S$7,150,000 | ▼S$4,026 -5.1% vs FV | Freehold |
Nov 2024 | ORCHARD BOULEVARD Floor 06-10 | 1,313sqft | S$4,863,300 | ▼S$3,703 -12.7% vs FV | Freehold |
Nov 2024 | ORCHARD BOULEVARD Floor 16-20 | 1,313sqft | S$5,176,500 | ▼S$3,942 -7.1% vs FV | Freehold |
Jun 2024 | ORCHARD BOULEVARD Floor 26-30 | 1,313sqft | S$5,400,000 | ▼S$4,112 -3.1% vs FV | Freehold |
May 2024 | ORCHARD BOULEVARD Floor 16-20 | 1,313sqft | S$5,202,600 | ▼S$3,962 -6.6% vs FV | Freehold |
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
-4.8% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
-4.8% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
-5.7% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 06-10
-6.7% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 26-30
+3.5% vs FV
ORCHARD BOULEVARD
May 2025 · Floor 16-20
-8.1% vs FV
ORCHARD BOULEVARD
Apr 2025 · Floor 21-25
-5.1% vs FV
ORCHARD BOULEVARD
Nov 2024 · Floor 06-10
-12.7% vs FV
ORCHARD BOULEVARD
Nov 2024 · Floor 16-20
-7.1% vs FV
ORCHARD BOULEVARD
Jun 2024 · Floor 26-30
-3.1% vs FV
ORCHARD BOULEVARD
May 2024 · Floor 16-20
-6.6% 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.