HomeBuyAll1RMD10 - Tanglin / Holland1 Bed Condo for Sale in UPPERHOUSE at Orchard Boulevard / Orchard Boulevard
Above Market· 22.8% above market
+7View all
IMAGES GALLERY
Property Details
Description
Features & Amenities
Balcony
Fibre ready
Location
20 Orchard Boulevard 248654, One Tree Hill, Central Region, SingaporeLoading map...
Mortgage Calculation
S$
20 yrs
410203035
75 %
1020406075
4 %
0.1123456
Mortgage calculation on 4% interest rate
S$ 0
Loan Amount (75%)
Downpayment (25%)
S$ 0
S$ 0
/month
Principal
S$ 0
Interest
S$ 0
Total Transactions
10
Average Price
S6.1M
Total Value
S60.8M
Sales Timeline
Home Report · AVM Fair Value
Automated Valuation based on 1665 URA transactions · 36 outliers removed (IQR)
Fair Value
S$1.27M
S$2,670 psf
Asking Price
S$1.55M
S$3,278 psf
vs Market
+22.8%
Above Market
vs Last Done
+31.1%
Above Market
Tenure
Freehold
No lease decay
Confidence
High
1665 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
1665 comparable transactions
S$2,643
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
0%
Adjusted Fair Value PSF
S$2,670
Recent Comparable Transactions
10 shown · 1665 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 -6.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -6.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -6.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +13.6% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 527sqft | S$1,664,000 | ▲S$3,155 +18.2% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 829sqft | S$2,630,000 | ▲S$3,173 +18.8% vs FV | Freehold |
Aug 2025 | NATHAN ROAD Floor 16-20 | 3,175sqft | S$7,250,000 | ▼S$2,283 -14.5% vs FV | Freehold |
Aug 2025 | NATHAN ROAD Floor 01-05 | 2,250sqft | S$5,138,000 | ▼S$2,284 -14.5% vs FV | Freehold |
Aug 2025 | JERVOIS ROAD Floor 06-10 | 1,249sqft | S$2,650,000 | ▼S$2,122 -20.5% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▲S$2,926 +9.6% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -5.5% vs FV | Freehold |
Last Done
TANGLIN ROAD
Aug 2025 · Floor 01-05
▼S$2,500 psf
-6.4% vs FV
2,153 sqftS$5,382,500999 yrs lease commencing from 1995
TANGLIN ROAD
Aug 2025 · Floor 01-05
▼S$2,500 psf
-6.4% vs FV
2,153 sqftS$5,382,500999 yrs lease commencing from 1995
TANGLIN ROAD
Aug 2025 · Floor 01-05
▼S$2,500 psf
-6.4% vs FV
2,153 sqftS$5,382,500999 yrs lease commencing from 1995
GRANGE ROAD
Aug 2025 · Floor 16-20
▲S$3,034 psf
+13.6% vs FV
926 sqftS$2,809,000Freehold
GRANGE ROAD
Aug 2025 · Floor 06-10
▲S$3,155 psf
+18.2% vs FV
527 sqftS$1,664,000Freehold
GRANGE ROAD
Aug 2025 · Floor 06-10
▲S$3,173 psf
+18.8% vs FV
829 sqftS$2,630,000Freehold
NATHAN ROAD
Aug 2025 · Floor 16-20
▼S$2,283 psf
-14.5% vs FV
3,175 sqftS$7,250,000Freehold
NATHAN ROAD
Aug 2025 · Floor 01-05
▼S$2,284 psf
-14.5% vs FV
2,250 sqftS$5,138,000Freehold
JERVOIS ROAD
Aug 2025 · Floor 06-10
▼S$2,122 psf
-20.5% vs FV
1,249 sqftS$2,650,000Freehold
GRANGE ROAD
Aug 2025 · Floor 21-25
▲S$2,926 psf
+9.6% vs FV
1,948 sqftS$5,700,000Freehold
ONE TREE HILL
Aug 2025 · Floor 01-05
▼S$2,522 psf
-5.5% vs FV
1,130 sqftS$2,850,000Freehold
Below Fair Value
Above Fair Value
FV: S$2,670 psf
HELIOS AI Analysis
Based on 1665 URA transactions (36 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.
Michael Chin
License: L3002382K