The Orchard Residences Review — Orchard · D09
PI Score: 70/100 — Solid Choice!
Is The Orchard Residences a good buy?
PI Score rates The Orchard Residences 70/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.5% yield. Strongest card: Genuinely well-connected. Main watch-out: Pricing is already full. Negotiate hard — pricing leaves little margin of safety.
Last updated 2025-01-15 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Completed: 2010
- Units: 175
- Developer: CapitaLand × Sun Hung Kai
- Avg PSF: ~$3,000 psf
- Price from: S$3.5M
What works in its favour
- Genuinely well-connected: Location scores 10/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
- Rental demand supports ~3.5% gross: Rental scores 9/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
- Precinct has a catalyst: Growth scores 7/10 — infrastructure or Master Plan work in the area gives this a reason to re-rate beyond general market drift.
What to watch out for
- Pricing is already full: Value scores 5/10 at ~$3,000 psf (entry from $3.5M) — the market has recognised this address, so the upside case needs to actually play out rather than merely re-rate.
- Not a school-belt play: Schools score 5/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
- Plan a patient exit: Exit scores 6/10 across 175 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
Who The Orchard Residences suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.5% 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
Orchard address at ~$3,000 psf — location damn solid. Boutique 175 units. Beautiful, but exit also boutique.
Nearby condo reviews
- Scotts Square — Orchard · D09 (266 m away)
- The Claymore — Claymore Road · D9 (451 m away)
- Boulevard 88 — Orchard · D10 (470 m away)
- The Marq on Paterson Hill — Orchard · D09 (498 m away)
- The Lumos — Leonie Hill · D9 (532 m away)
- Twin Peaks — Leonie Hill · D09 (553 m away)