On paper, Angullia Park Residences @ Orchard should cost more than it does. Here is a freehold building of 46 units on Cuscaden Walk, 214 m from Orchard Boulevard MRT and a 300 m stroll from the Orchard interchange, transacting at an average of S$2,527 psf over the past year (as of 2025-09) — while Skye at Holland, a 99-year leasehold project further from town, has been selling at S$2,946 psf, and freehold Leedon Green at S$2,786 psf.
The discount is not imaginary, and neither are its causes. Ten resale transactions since 2021 is a thin record; the price series wobbles with each deal, from S$2,232 psf in 2021 to S$2,542 in 2022, back to S$2,404 in 2023 and up to S$2,527 in 2025. Liquidity of roughly three transactions a year keeps momentum unmeasurable and valuers cautious.
Yet the rental ledger tells a fuller story: 114 leases, reaching S$10,500 a month and averaging S$6,552, from a tenant pool that clearly prizes the address. For buyers weighing prime-district freehold against launch-price leasehold, this small building poses the sharper question of the two.
Angullia Park Residences @ Orchard sits at the Tanglin end of District 10, in the Core Central Region's most walkable pocket — its walkability score of 83 reflects the MRT at 214 m, a mall at under 300 m and a park within 400 m. Its 12-month average of S$2,527 psf (as of 2025-09) places it in the 76th percentile of the district, below freehold comparables Leedon Green (S$2,786 psf) and Hyll on Holland (S$2,649 psf), level with Fourth Avenue Residences (S$2,467 psf, 99-year), and far above the ageing giant D'Leedon (S$1,869 psf). For a freehold within sight of Orchard Road, that mid-pack pricing is the anomaly worth investigating.
Overview & Key Facts
ANGULLIA PARK RESIDENCES @ ORCHARD is a freehold condominium at CUSCADEN WALK in District 10 (CCR), developed by , comprising 46 units.
Location & Connectivity
ANGULLIA PARK RESIDENCES @ ORCHARD is approximately 210m from Orchard Boulevard MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Orchard Boulevard | Thomson-East Coast Line | 210m |
| Orchard | North-South Line | 300m |
| Orchard | Thomson-East Coast Line | 300m |
| Napier | Thomson-East Coast Line | 820m |
| Great World | Thomson-East Coast Line | 1.1 km |
| Somerset | North-South Line | 1.1 km |
Schools & Education
20 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 470m |
| ISS International School (Paterson) | International | 710m |
| ISS International School (Preston) | International | 760m |
| St. Anthony's Primary School | Primary | 770m |
| Methodist Girls' School | Secondary | 1.0 km |
| Tanglin Secondary School | Secondary | 1.0 km |
| Kheng Cheng School | Primary | 1.1 km |
| Methodist Girls' School (Primary) | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $2,523 psf | $2,362,500 |
| 3 BR | 1 | $2,647 psf | $2,650,000 |
| 4 BR | 4 | $2,388 psf | $3,790,000 |
| 5+ BR | 1 | $2,362 psf | $4,500,000 |
Market Position
ANGULLIA PARK RESIDENCES @ ORCHARD has recorded 10 sales at an average price of $3,176,000.
Ranks in the top 24% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $2,232 psf | — |
| 2022 | 3 | $2,542 psf | ↑ 13.9% |
| 2023 | 3 | $2,404 psf | ↓ 5.4% |
| 2025 | 3 | $2,527 psf | ↑ 5.1% |
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ANGULLIA PARK RESIDENCES @ ORCHARD prices are holding within 0.6% of the 2022 peak, 13.2% above the 2021 starting level.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
What Could Work Against You
- Only 3 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 46 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, international school families, long-term hold (10+ yr) and freehold / generational hold. Located ~215m from Orchard Boulevard MRT, this property is a comfortable daily walk for transit commuters.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and first-time hdb upgraders — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The location needs little argument. Orchard Boulevard station on the Thomson–East Coast Line is 214 m from the door — near-doorstep by any standard — with the Orchard North–South/TEL interchange at 0.3 km, Napier at 0.82 km and Great World at 1.05 km. Few residential buildings in Singapore can claim two lines and four stations inside a fifteen-minute walk; the luxury-segment map shows how tightly this pocket concentrates the city's prime addresses.
The rental engine is deep and demonstrably premium. One hundred and fourteen recorded contracts, from S$4,000 to S$10,500 a month and averaging S$6,552 (as of 2025-09), point to sustained tenant demand across unit sizes — consistent with the international-school geography, where Chatsworth International is 0.47 km away and both ISS campuses sit within 0.76 km. St Anthony's Primary at 0.77 km adds a local-school option inside the balloting conversation.
The unit mix serves genuinely different buyers. Recorded resales span two-bedders averaging S$2,362,500, a three-bedder at S$2,650,000, four-bedders averaging S$3,790,000 and a five-bedder at S$4,500,000 — a rare spread for a 46-unit building, letting couples, families and legacy buyers all enter the same freehold address at different quantums.
And the tenure maths favours patience. Freehold at S$2,465 psf across the recorded history — against S$2,786–2,946 psf for the district's benchmark launches — means the buyer is paying mid-tier pricing for top-tier tenure and transport. The boutique format compounds the appeal for those who want Orchard on the doorstep without sharing facilities with six hundred neighbours.
Liquidity is the price of the boutique format. Three transactions in the twelve months to the latest data point (as of 2025-09), and ten since 2021, is a market that clears by appointment. The investment score of 50 carries an explicit "insufficient data" flag on price momentum — the honest reading is that nobody can say with statistical confidence whether this building is appreciating faster or slower than its district. Sellers wait; buyers who need a quick, benchmark-priced exit should recognise this is not built for them.
The yield is prime-district thin. At 2.48% gross (as of 2025-09) — S$6,552 average rent against a S$3.18 million average price — the income barely covers prime financing costs, and the persona data flags yield-focused investors red for precisely this reason. This is a capital-preservation and tenure play, not a cash-flow asset; model the carry honestly in the cash-flow calculator.
Quantum-linked taxes bite hardest here. A Core Central Region purchase between S$2.4 million and S$4.5 million exposes PR and foreign buyers to substantial additional buyer's stamp duty under prevailing IRAS schedules — on this pricing the duty alone can approach the cost of a suburban flat, and it must be priced into any total-return expectation. Two further honest caveats: the dataset records no developer and no completion year for the building, so age-related maintenance questions need on-site verification; and the en-bloc score of 44, while labelled Moderate, leans heavily on the small unit count rather than any evident redevelopment catalyst.
- ✅ MRT-walkable commuters
- ✅ International school families
- ✅ Freehold / generational hold
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Yield-focused investors
Angullia Park Residences @ Orchard is the rare prime-district proposition where the discount is explainable rather than suspicious. You surrender liquidity — three deals a year, a price series that moves in steps — and you accept a 2.48% yield (as of 2025-09). In exchange you hold freehold title 214 m from the MRT at S$2,527 psf, while the district's leasehold flagship transacts above S$2,900 psf. For a certain kind of buyer, that trade is the whole point.
Shortlist it if you are a legacy-minded family or an international household anchored to the Tanglin school cluster, buying to hold across cycles rather than trade within one. The two-bedders around S$2.36 million offer the cheapest freehold ticket into this postcode; the four- and five-bedders suit buyers consolidating wealth into a single prime address. Weigh it directly against Leedon Green and Hyll on Holland on the comparison tool — the gap in psf is the argument.
Think in decades. The building rewards owners who let the tenure and location compound quietly, funded by a rental market that has signed 114 leases without fuss. Buyers needing momentum, liquidity or income should shop elsewhere in the district — and will pay more per square foot for the privilege.
One closing discipline matters more here than in high-volume projects: a 2.48% gross yield (as of 2025-09) leaves little cushion once maintenance, property tax and vacancy are netted off, so build the full monthly ledger rather than trusting the headline figure. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ANGULLIA PARK RESIDENCES @ ORCHARD?
Is ANGULLIA PARK RESIDENCES @ ORCHARD freehold?
What is the rental yield for ANGULLIA PARK RESIDENCES @ ORCHARD?
Which MRT is nearest to ANGULLIA PARK RESIDENCES @ ORCHARD?
Sources & Next Steps
- ANGULLIA PARK RESIDENCES @ ORCHARD Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 10 transactions
- Rental data: 114 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 10 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ANGULLIA PARK RESIDENCES @ ORCHARD typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $5,435/mo | $2,362,500 | 2.76% |
| 3 BR | $7,180/mo | $2,650,000 | 3.25% |
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HDB Alternatives Nearby
Weighing ANGULLIA PARK RESIDENCES @ ORCHARD against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.3 km away), an upgrader gap of about $2,300,000
- Queenstown — 4-room average $1,002,705 (2 km away), an upgrader gap of about $2,150,000
- Central Area — 4-room average $1,088,814 (2 km away), an upgrader gap of about $2,100,000