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D10 - River Valley
Orchard Boulevard MRT · 1 min walk
1 January 1984
Small (71 units)
71 units
1 Block
Uol Group Limited
Orchard Bel Air is a 99 years leasehold Generic Condo development located in River Valley, District 10. Completed in 1984, it has a total of 1 blocks within the development and comprises a total of 71 units. It is within walking distance to MRT stations such as Orchard Boulevard MRT and Orchard Boulevard MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Orchard Bel Air is also close to schools like The Excelerate Program, Creative Horizons Language Centre - Tanglin Road and New Vision Coaching. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Cold Storage - Specialty Tanglin Shopping Centre and Isetan Scotts for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Zoe Medical. Singapore Post - Tanglin Branch is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Four Seasons Hotel Green Thumb garden, to enjoy some fresh air.
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Total Transactions
5
Average Price
S4.9M
Total Value
S24.5M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 2247 URA transactions · 85 outliers removed (IQR)
Fair Value
S$8.75M
S$2,710 psf
Asking Price
S$5.00M
S$1,548 psf
vs Market
-42.9%
Confidence
High
2247 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2247 comparable transactions
S$2,605
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,710
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TANGLIN ROAD | 2,153 | S$5,382,500 | S$2,500 |
| 2025-08 | TANGLIN ROAD | 2,153 | S$5,382,500 | S$2,500 |
| 2025-08 | GRANGE ROAD | 926 | S$2,809,000 | S$3,034 |
| 2025-08 | GRANGE ROAD | 527 | S$1,664,000 | S$3,155 |
| 2025-08 | GRANGE ROAD | 829 | S$2,630,000 | S$3,173 |
Showing 5 most recent transactions from 2247 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.