Cuscaden Reserve Review — Orchard · D10
PI Score: 28/100 — Happy Can Liao
Is Cuscaden Reserve a good buy?
PI Score rates Cuscaden Reserve 28/100 — a "Happy Can Liao" verdict. That makes it one to avoid unless the price moves for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-09 · scored against URA caveat data.
Key facts
- Verdict: Happy Can Liao
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Completed: 2023
- Units: 192
- Developer: SC Global
- Avg PSF: ~$3,050 psf
- Price from: S$3.2M
Live market data
- Resale transactions (12mo): 2
- Recent resale PSF: ~$3,100 psf
- PSF vs district resale benchmark: +23%
- Gross rental yield: 3.3%
What works in its favour
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 2 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 17/100 — only 1.0% annual turnover (2 resales/12mo). Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 153 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Cuscaden Reserve suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
170m to Orchard Boulevard MRT. Rain also don't need umbrella. Prices going backwards though — wait for a better entry.
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