Mid-floor, stack 2. Very spacious layout. Beautifully kept with lovely views. 4br + maid's room + storeroom. Great investment. Orchard Boulevard station on Thomson East-Coast Line. Unique Selling Points Orchard Bel Air is a beautiful condominium development that has many charms to it. There are various facilities that residents can enjoy while living in Orchard Bel Air. Residents of Orchard Bel Air would not have to travel far to get their basic necessities as everything is close within their reach. Residents can enjoy the barbeque area, clubhouse, gymnasium room and swimming pool. Residents can enjoy taking evening walks around the condominium or take a dip in the pool on hot days to spend time relaxing after work and spend quality time with their loved ones. The condominium comes equipped with covered car parks and 24 hours security system that always ensures the safety of residents. Accessibility The closest bus stops are located at Grange Residences, The Regent Singapore, Cliveden at Grange and British High Comm. For those with vehicles, the shopping district located at Orchard Road can be easily accessed via Grange Road, Orchard Road and Tanglin Road in 5 to 10 minutes. Orchard Bel Air Amenities and Attractions Dining near Orchard Bel Air Yan Ting Tambuah Mas Hard Rock Cafe Muddy Murphy Irish Pub The RiceTable
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: L3007428C
Automated Valuation based on 595 URA transactions · 8 outliers removed (IQR)
Fair Value
S$9.92M
S$3,073 psf
Asking Price
S$5.28M
S$1,635 psf
vs Market
-46.8%
vs Last Done
+7.8%
Tenure
Freehold
No lease decay
Confidence
High
595 comps
Nearest MRT
Orchard
801m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
595 comparable transactions
S$3,042
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$3,073
Recent Comparable Transactions
10 shown · 595 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2025 | ORCHARD BOULEVARD Floor 11-15 | 3,229sqft | S$4,900,000 | ▼S$1,517 -50.6% vs FV | 99 yrs lease commencing from 1980 |
Mar 2025 | ORCHARD BOULEVARD Floor 11-15 | 3,229sqft | S$4,900,000 | ▼S$1,517 -50.6% vs FV | 99 yrs lease commencing from 1980 |
Jan 2025 | ORCHARD BOULEVARD Floor 11-15 | 3,229sqft | S$4,650,000 | ▼S$1,440 -53.1% vs FV | 99 yrs lease commencing from 1980 |
Mar 2024 | ORCHARD BOULEVARD Floor 11-15 | 3,251sqft | S$5,200,000 | ▼S$1,600 -47.9% vs FV | 99 yrs lease commencing from 1980 |
Jun 2023 | ORCHARD BOULEVARD Floor 11-15 | 3,229sqft | S$5,000,000 | ▼S$1,548 -49.6% vs FV | 99 yrs lease commencing from 1980 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -18.6% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -18.6% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▼S$2,926 -4.8% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -17.9% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▲S$4,041 +31.5% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▲S$4,001 +30.2% vs FV | Freehold |
ORCHARD BOULEVARD
Mar 2025 · Floor 11-15
-50.6% vs FV
ORCHARD BOULEVARD
Mar 2025 · Floor 11-15
-50.6% vs FV
ORCHARD BOULEVARD
Jan 2025 · Floor 11-15
-53.1% vs FV
ORCHARD BOULEVARD
Mar 2024 · Floor 11-15
-47.9% vs FV
ORCHARD BOULEVARD
Jun 2023 · Floor 11-15
-49.6% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-18.6% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-18.6% vs FV
GRANGE ROAD
Aug 2025 · Floor 21-25
-4.8% vs FV
ONE TREE HILL
Aug 2025 · Floor 01-05
-17.9% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+31.5% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+30.2% vs FV
HELIOS AI Analysis
Based on 595 URA transactions (8 outliers removed), adjusted for: MRT Orchard 801m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.