RPS · Resale Project Scorecard
Orchard Bel Air — Grade D
RPS score 4.08/10 · D10 · Bukit Timah, Holland, Tanglin · 71 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group Limited · TOP 1984
Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.81% — below-median performance vs same-vintage peers (32th percentile of 1984-era cohort).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
71 units — very small project; niche product with thin resale market.
120m from Orchard Boulevard Mrt Stn (TE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.51% — below-average income return.
99YR tenure — about 53 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.87km, far enough that the impact on this project is modest.
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The verdict· Scores updated September 2026
Orchard Bel Air scores 4.08 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2285th of 2,357 resale condos scored in Singapore and 278th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (4/10); its weakest is Primary School Effect (2/10). Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: project size, schools.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Orchard Bel Air
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,490 psf, median price $4.85M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,440 psf | $4.65M |
| Jan–Mar 2026 | 1 | $1,477 psf | $4.80M |
| Apr–Jun 2026 | 1 | $1,502 psf | $4.90M |
| Jul–Sep 2026 | 1 | $1,517 psf | $4.90M |
| 12-month total | 4 | $1,490 psf | $4.85M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Orchard Bel Air: frequently asked questions
Answers generated from the scorecard data — RPS rank 2285th of 2,357, scores updated September 2026.
- Is Orchard Bel Air a good buy in 2026?
- Orchard Bel Air scores 4.08/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2285th of 2,357 Singapore resale condos and 278th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: project size, schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Orchard Bel Air?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Orchard Bel Air, at a median of $1,490 psf and a median price of $4.85M (range $1,440 psf to $1,517 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Orchard Bel Air from the nearest MRT station?
- Orchard Bel Air is about 120m from Orchard Boulevard MRT (TE13), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Orchard Bel Air compare with Duet?
- Duet is the project scored next to Orchard Bel Air on the District 10 ranking: 4.09 (Grade D) against Orchard Bel Air's 4.08 (Grade D). Orchard Bel Air scores higher on MRT Proximity (10 vs 7) and Project's Historical Performance (4 vs 3); Duet scores higher on Tenure (4 vs 10) and Rental Yield (3 vs 4).
- What is the tenure of Orchard Bel Air, and how big is the project?
- Orchard Bel Air is 99-year leasehold, completed in 1984, has 71 units, developed by UOL Group Limited. 99YR tenure — about 53 years remaining; lease decay is starting to impact bank valuations and CPF usage. 71 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Orchard Bel Air in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- DuetD4.09
- 3 CuscadenD4.03
- 8 Nassim HillD4.15
- Nassim MansionD4.03
- The Boulevard ResidenceD4.22
- 19 NassimD4.01
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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