District 10 · Orchard · CCR
Cuscaden Reserve
Cuscaden Road · Condominium · 99 yrs lease commencing from 2018
Current PSF
$3,226
+42.8% vs district median
Gross yield
3.2%
median rent $6,950/mo
3-year gain
-10.1%
Transactions · 5y
171
2 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 188.197m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
-
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
Secondary
Queenstown Secondary School · 1.7km
Food
Zion Riverside Food Centre · 1.4km
Green
Camp Road Interim Park · 734m - 2 parks within 1km
Mall
Tanglin Mall · 200m
Health
Gleneagles Hospital (hospital) · 749m
Who lives in Orchard
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
920
Median age
44 yrs
42% under 40 · getting younger
Children 0–9
100
▲ 0% since 2015 · future P1 demand
Homes
0% HDB
90% condo · 0% landed
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Master Plan 2025784m from Paterson / Orchard - ~1,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $3,087 psf - 6% above units on floors 1–5 ($2,921 psf).
Price trend average PSF by year
2021
$3,817
2022
$3,830
+0.3%
2023
$3,589
-6.3%
2024
$3,051
-15%
2025
$3,122
+2.3%
2026
$3,226
+3.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $5,800/mo | $8.92 | 3.3% | 23 |
| 2BR | $7,200/mo | $8.47 | 3.2% | 81 |
| 3BR | $10,000/mo | $8.70 | 3.2% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $6,000,000 | 1,873 | $3,204 | 01-05 |
| Jan 2026 | $3,042,000 | 936 | $3,248 | 21-25 |
| Apr 2025 | $7,111,800 | 2,099 | $3,388 | 21-25 |
| Apr 2025 | $6,890,000 | 2,099 | $3,283 | 21-25 |
| Apr 2025 | $2,000,000 | 700 | $2,859 | 21-25 |
| Mar 2025 | $7,299,000 | 2,099 | $3,477 | 26-30 |
| Mar 2025 | $2,000,000 | 700 | $2,859 | 21-25 |
| Mar 2025 | $2,000,000 | 700 | $2,859 | 16-20 |
| Mar 2025 | $1,955,000 | 700 | $2,794 | 21-25 |
| Feb 2025 | $3,848,000 | 1,163 | $3,310 | 21-25 |
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