Resale Project Scorecard
The Orchard Residences
D09 · Orchard, River Valley · 99-year leasehold · completed 2010 · 175 units
Grade D, 4.23 out of 10, the 200th highest score among 205 resale condos in District 9.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 79 yrs
- Resales, 12 months to Oct 2026
- 4
- To Orchard MRT
- 30 m
Background: Orchard, River Valley, not this condo. Photo credits
The Orchard Residences Score
- D
- Grade
- Score out of 10
- 4.23
- Highest score among 205 resale condos in District 9
- 200th
Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: schools, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of -0.47% — bottom 14% within its 2010-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 4/10.
Primary School Effect20%2/10
Nearest primary school is River Valley Primary School at 1.04km — just past the 1km mark on OneMap's School Query. Effective walking distance for some families.
The district median is 7/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
175 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%10/10
30 m from Orchard MRT (NS22 / TE14) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.61% — below-average income return.
The district median is 3/10.
Tenure10%7/10
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.24km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why The Orchard Residences scores 4.23
The Orchard Residences scores 4.23 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2260th of 2,350 resale condos scored in Singapore and 200th of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (10/10) and Tenure (7/10); its weakest is Primary School Effect (2/10).
| Factor | This condoThe Orchard Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 4/10 | −0.50 | 7% of district |
| Primary School Effect20% | 2/10 | 7/10 | −1.00 | 3% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 62% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 77% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 33% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 2% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 49% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Orchard Residences and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Orchard Residences Prices
By unit type at The Orchard Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 4-bedroom2,853 sq ft | 2,853 sq ft | $8.30M to $10.2M | $3,506 psf | 3 |
Past transactions at The Orchard Residences
18 resales, Nov 2021 to Oct 2026 · median $3,149 psf · $5,300,000 to $10,250,000 · 6 of 18 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 10 Sep 2026 | 238 Orchard Boulevard | 29 | #29-06063BR | 3BR | 1,808 | $2,931 | $5,300,000 | Resale |
| 23 Jul 2026 | 238 Orchard Boulevard | 20 | #20-05054BR | 4BR | 2,853 | $2,910 | $8,300,000 | Resale |
| 26 Jun 2026 | 238 Orchard Boulevard | 50 | #50-05054BR | 4BR | 2,853 | $3,576 | $10,200,000 | Resale |
| 9 Jun 2026 | 238 Orchard Boulevard | 12 | #12-05054BR | 4BR | 2,853 | $3,506 | $10,000,000 | Resale |
| 10 Jun 2025 | 238 Orchard Boulevard | 33 | #33-06063BR | 3BR | 1,808 | $2,931 | $5,300,000 | Resale |
| 10 Jun 2025 | 238 Orchard Boulevard | 26 | #26-07074BR | 4BR | 2,465 | $3,124 | $7,700,000 | Resale |
| 15 Apr 2025 | 238 Orchard Boulevard | 35 | #35-06063BR | 3BR | 1,808 | $2,986 | $5,399,900 | Resale |
| 20 Mar 2025 | 238 Orchard Boulevard | 32 | #32-05054BR | 4BR | 2,853 | $3,323 | $9,480,000 | Resale |
| 6 Dec 2024 | 238 Orchard Boulevard | 11 | #11-06063BR | 3BR | 1,808 | $3,041 | $5,500,000 | Resale |
| 10 Sep 2024 | 238 Orchard Boulevard | 46 | #46-05054BR | 4BR | 2,853 | $3,593 | $10,250,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $2,153 psf |
| Feb–Apr 2022 | 1 | — | $2,140 psf |
| May–Jul 2022 | — | — | $2,074 psf |
| Aug–Oct 2022 | 1 | — | $2,184 psf |
| Nov 2022 – Jan 2023 | 2 | $3,218 psf | $2,193 psf |
| Feb–Apr 2023 | 1 | — | $2,192 psf |
| May–Jul 2023 | — | — | $2,138 psf |
| Aug–Oct 2023 | — | — | $2,198 psf |
| Nov 2023 – Jan 2024 | 1 | — | $2,280 psf |
| Feb–Apr 2024 | 1 | — | $2,165 psf |
| May–Jul 2024 | 1 | — | $2,228 psf |
| Aug–Oct 2024 | 1 | — | $2,238 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,301 psf |
| Feb–Apr 2025 | 2 | $3,155 psf | $2,305 psf |
| May–Jul 2025 | 2 | $3,028 psf | $2,306 psf |
| Aug–Oct 2025 | — | — | $2,265 psf |
| Nov 2025 – Jan 2026 | — | — | $2,331 psf |
| Feb–Apr 2026 | — | — | $2,420 psf |
| May–Jul 2026 | 3 | $3,506 psf | $2,395 psf |
| Aug–Oct 2026 | 1 | — | $2,245 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Orchard Residences Rent
- Median rent a month
- $16,500 to $23,000
- Gross yield
- 2.8%
- Rental contracts
- 52
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $16,500 | $16,000 to $17,800 | — | 33 |
| 4-bedroom | $23,000 | $22,000 to $24,250 | 2.8% | 19 |
Rental contracts at The Orchard Residences
52 contracts, Sep 2025 to Aug 2026 · median $18,000 a month · $13,000 to $27,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,800 to 1,900 sq ft | $16,800 |
| Aug 2026 | 4BR | 2,400 to 2,500 sq ft | $23,000 |
| Aug 2026 | 4BR | 2,800 to 2,900 sq ft | $23,500 |
| Aug 2026 | 4BR | 2,800 to 2,900 sq ft | $27,000 |
| Jul 2026 | 3BR | 1,800 to 1,900 sq ft | $13,000 |
| Jul 2026 | 3BR | 1,800 to 1,900 sq ft | $14,000 |
| Jul 2026 | 3BR | 2,100 to 2,200 sq ft | $17,500 |
| Jul 2026 | 3BR | 2,100 to 2,200 sq ft | $17,500 |
| Jul 2026 | 3BR | 2,100 to 2,200 sq ft | $19,000 |
| Jul 2026 | 4BR | 2,800 to 2,900 sq ft | $24,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Orchard Residences By stack
- Highest, stack 05
- $3,415 psf
- Lowest, stack 06
- $2,959 psf
- Stacks with 2+ resales
- 4
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 05 | $3,415 psf | 2,853 sq ft | Levels 12 to 50 | 8 |
| 06 | $2,959 psf | 1,808 sq ft | Levels 11 to 35 | 4 |
| 07 | $3,245 psf | 2,465 sq ft | Levels 22 to 31 | 3 |
| 08 | $3,081 psf | 2,174 sq ft | Levels 11 to 35 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Orchard Residences Notes
How these numbers are worked out
- Grade D places The Orchard Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $3,219 psf at The Orchard Residences against $2,356 psf across District 9, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $3,041 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 4 resale caveats at The Orchard Residences ranged from $2,910 psf to $3,576 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (2/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2010, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Orchard MRT (NS22 / TE14), 30 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Orchard Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.