Home Buy All 2RM D10 - Tanglin / Holland2+1 Bed Condo for Sale in UPPERHOUSE at Orchard Boulevard / Orchard Boulevard

2+1 Bed Condo for Sale in UPPERHOUSE at Orchard Boulevard / Orchard Boulevard

22 Orchard Boulevard 249628, One Tree Hill, Central Region, Singapore

$2,600,000

Check loan eligibility est. S$ 9,310 / mo

Added 7 months ago

CondoFor sale

Beds: 2Baths: 2Area: 764 sqft

Above Market· 15.5% above market

+43View all

Property Details

Property IDFfQzMJ765UpMA5hSzdisjh

PriceS$2,600,000

Property TypeCondo

StatusFor sale

Beds2

Baths2

Built Area764 sqft

PSF

S$3,403

Year Built2028

Furnished StatusPartially furnished

Description

Features & Amenities

Balcony

Study room

Location

22 Orchard Boulevard 249628, One Tree Hill, Central Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S6.1M

Total Value

S60.8M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 436 URA transactions · 50 outliers removed (IQR)

Fair Value

S$2.25M

S$2,946 psf

Asking Price

S$2.60M

S$3,403 psf

vs Market

+15.5%

Above Market

vs Last Done

+36.1%

Above Market

Tenure

Freehold

No lease decay

Confidence

High

436 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 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

Adjusted Fair Value PSF

S$2,946

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 -15.1% vs FV	999 yrs lease commencing from 1995
Aug 2025	TANGLIN ROAD Floor 01-05	2,153sqft	S$5,382,500	▼S$2,500 -15.1% vs FV	999 yrs lease commencing from 1995
Aug 2025	TANGLIN ROAD Floor 01-05	2,153sqft	S$5,382,500	▼S$2,500 -15.1% vs FV	999 yrs lease commencing from 1995
Aug 2025	GRANGE ROAD Floor 21-25	1,948sqft	S$5,700,000	▼S$2,926 -0.7% vs FV	Freehold
Aug 2025	ONE TREE HILL Floor 01-05	1,130sqft	S$2,850,000	▼S$2,522 -14.4% vs FV	Freehold
Aug 2025	ST. MARTIN'S DRIVE Floor 01-05	926sqft	S$2,290,000	▼S$2,474 -16.0% vs FV	Freehold
Aug 2025	GRANGE ROAD Floor 01-05	2,583sqft	S$8,500,000	▲S$3,290 +11.7% vs FV	Freehold
Jul 2025	GRANGE ROAD Floor 11-15	678sqft	S$1,850,000	▼S$2,728 -7.4% vs FV	Freehold
Jul 2025	GRANGE ROAD Floor 16-20	3,251sqft	S$12,300,000	▲S$3,784 +28.4% vs FV	Freehold
Jul 2025	ONE TREE HILL Floor 06-10	1,130sqft	S$2,850,000	▼S$2,522 -14.4% vs FV	Freehold
Jul 2025	ONE TREE HILL Floor 01-05	1,227sqft	S$3,100,000	▼S$2,526 -14.3% vs FV	Freehold

Last Done

TANGLIN ROAD

Aug 2025 · Floor 01-05

▼S$2,500 psf

-15.1% vs FV

2,153 sqftS$5,382,500999 yrs lease commencing from 1995

TANGLIN ROAD

Aug 2025 · Floor 01-05

▼S$2,500 psf

-15.1% vs FV

2,153 sqftS$5,382,500999 yrs lease commencing from 1995

TANGLIN ROAD

Aug 2025 · Floor 01-05

▼S$2,500 psf

-15.1% vs FV

2,153 sqftS$5,382,500999 yrs lease commencing from 1995

GRANGE ROAD

Aug 2025 · Floor 21-25

▼S$2,926 psf

-0.7% vs FV

1,948 sqftS$5,700,000Freehold

ONE TREE HILL

Aug 2025 · Floor 01-05

▼S$2,522 psf

-14.4% vs FV

1,130 sqftS$2,850,000Freehold

ST. MARTIN'S DRIVE

Aug 2025 · Floor 01-05

▼S$2,474 psf

-16.0% vs FV

926 sqftS$2,290,000Freehold

GRANGE ROAD

Aug 2025 · Floor 01-05

▲S$3,290 psf

+11.7% vs FV

2,583 sqftS$8,500,000Freehold

GRANGE ROAD

Jul 2025 · Floor 11-15

▼S$2,728 psf

-7.4% vs FV

678 sqftS$1,850,000Freehold

GRANGE ROAD

Jul 2025 · Floor 16-20

▲S$3,784 psf

+28.4% vs FV

3,251 sqftS$12,300,000Freehold

ONE TREE HILL

Jul 2025 · Floor 06-10

▼S$2,522 psf

-14.4% vs FV

1,130 sqftS$2,850,000Freehold

ONE TREE HILL

Jul 2025 · Floor 01-05

▼S$2,526 psf

-14.3% vs FV

1,227 sqftS$3,100,000Freehold

Below Fair Value

Above Fair Value

FV: S$2,946 psf

HELIOS AI Analysis

Based on 436 URA transactions (50 outliers removed), adjusted for: MRT Orchard 913m away (+1%)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Murphy Lee

License: L3008899K

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2+1 Bed Condo for Sale in UPPERHOUSE at Orchard Boulevard / Orchard Boulevard

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Murphy Lee

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Home Report · AVM Fair Value