On the market for the first time is a 5,026 sq ft, four-bedroom-plus-study unit at The Orchard Residences, listed for $20 million or $3,979 psf. It is available for sale by private treaty.
The residence is the result of amalgamating two adjacent units — a 2,852 sq ft four-bedroom and a 2,174 sq ft three-bedroom-plus-study — purchased by the owner in April 2007.
“At 5,026 sq ft, this is one of the largest units at The Orchard Residences,” says Nancy Tey, senior associate vice president at List Sotheby’s International Realty, who is handling the sale. “It’s rare to find two such combined units available.”
The second living room and dry kitchen (All photos by Albert Chua/EdgeProp Singapore)
The owner had intended to use the space as a family weekend home. While the wall separating the two units was removed, the original private lift lobbies and respective dry and wet kitchens have been retained.
On one end of the unit, the master bedroom was combined with an adjacent bedroom to create a spacious master suite with a walk-in wardrobe. The master bathroom remains unchanged, while the en suite bathroom of the other bedroom has been converted into a powder room.
The master bedroom on the other end was also combined with the adjacent bedroom to create a bedroom-cum-home entertainment studio.
Unobstructed views of the prime District 9 neighbourhood, including Paterson Road, Grange Road, and Leonie Road as well as the vacant plots and ISS International School campus across the street
Premium finishes and location
The Orchard Residences — a 99-year leasehold luxury development by CapitaLand and Sun Hung Kai Properties — features premium finishes, including Gaggenau kitchen appliances, a SubZero refrigerator, Italian marble flooring in the living and dining areas and timber flooring in the bedrooms. The bathrooms are full marble.
The living room balcony offers unobstructed views of prime District 9, including Paterson Road, Grange Road and Leonie Road. It overlooks green plots next to the ISS International School campus, which has occupied the former Teachers’ Training College site since 2020.
The campus buildings date back to 1955 and were previously home to institutions such as the Institute of Education, Raffles Junior College, Overseas Family School and American College Singapore. Under the URA Master Plan, the site has been rezoned for residential use with a plot ratio of up to 2.8. The adjacent vacant green plots are zoned for residential development with commercial use on the first storey, with plot ratios of 4.9 and 5.6, respectively.
View of the neighbouring malls along Orchard Road and the residents’ facilities on the ninth floor of The Orchard Residences
The dining area balcony overlooks Orchard Road’s shopping belt and The Orchard Residences’ ninth-floor facilities, including three swimming pools, a residents’ lounge, a function room, a wine cellar, a business centre with meeting rooms, a library and a tennis court.
There are also “garden units” on the ninth floor, each with a private garden and sizes ranging from 4,532 sq ft to 6,534 sq ft. The Orchard Residences spans the ninth to 54th floors of a 56-storey tower, and was completed in 2010.
The units on the ninth floor come with a private garden and sizes ranging from 4,532 sq ft to 6,534 sq ft
Benchmark prices
The Orchard Residences was Singapore’s first 99-year leasehold condo to cross the $5,000 psf threshold in 2007, when all four penthouses were snapped up at prices ranging from $5,000 to $5,600 psf, with the highest going for $28 million. The record has since been superseded by Skywaters Residences in Tanjong Pagar in the CBD, when a 7,761 sq ft penthouse on the 57th floor was sold for $47.34 million or a record $6,100 psf, according to a caveat lodged in May 2024.
Record prices at The Orchard Residences were driven by its prime location atop the ION Orchard mall and direct access to Orchard MRT Station — now an interchange for the North-South and Thomson-East Coast Lines. The mall opened in July 2009 and is linked underground to other shopping centres like Wheelock Place, Wisma Atria and Shaw Centre.
The owner purchased both units at launch, drawn by the prime location and seamless connectivity. After 18 years and with the home no longer regularly used, they have decided to sell.
The wall separating the two units was removed when the owner decided to merge them into one large unit. The new owner can reinstate the wall
According to Tey, the property will appeal to multi-generational families seeking a spacious, single-level apartment, as well as homeowners downsizing from landed properties. “Unlike a house, there’s no need for pool or garden maintenance or pest control maintenance,” she adds. “Yet, you enjoy full condo facilities.”
Though merged, the property will be sold as two separate strata-titled units. In the future, the new owner has the flexibility of reinstating the dividing wall, leasing out one of the units and occupying the other, or leasing out both units, adds Tey.
Based on URA Realis data, the median rent at The Orchard Residences stood at $8.01 psf per month in 4Q2024, close to the peak of $8.35 psf in 1Q2024.
The Orchard Residences span the ninth to 56th floors (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Other projects within the heart of Orchard Road
Two other private apartment projects are also located within the heart of the Orchard Road shopping and lifestyle district. One is the 338-unit Scotts Square on Scotts Road, and the other is the 268-unit Cairnhill Nine accessible via Bideford Road and Cairnhill Road, just off Orchard Road.
Launched in 2007 and completed in 2011, the freehold Scotts Square sits atop a four-storey retail podium and comprises smaller units ranging from 635 to 1,249 sq ft. The highest psf price recorded at Scotts Square was $4,803 in June 2012. Its latest transaction was a 947 sq ft, two-bedroom unit sold for $3.08 million ($3,252 psf).
At the 99-year leasehold Cairnhill Nine, unit sizes range from one-bedroom apartments starting from 592 sq ft to four-bedroom units of 2,013 sq ft. Penthouses are from 2,400 sq ft to 3,864 sq ft. The project was launched in 2016 upon completion.
The Orchard Residences sits atop the ION Orchard mall and the Orchard MRT Station (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The latest transaction at Cairnhill Nine was for a 1,033 sq ft two-bedroom-plus-guest that changed hands for $2.53 million ($2,448 psf) in May, based on caveats lodged.
The Orchard Residences’ most recent sale was a 1,808 sq ft, three-bedroom unit on the 35th floor, which sold for $5.4 million ($2,986 psf) in April.
“The Orchard Residences stands out for its large-format units of three to five bedrooms, right in the heart of Orchard Road,” says Tey. “With direct underground access to shopping malls and the Orchard MRT interchange, it connects residents to almost every part of Singapore.
