Type

Units

Min Area

Price Range

3 BR

1485 sqft

From S$4.2XM

Property Highlights

Premium 3-bedroom, 4-bathroom condominium at 28 Cuscaden Road, steps from Orchard Boulevard MRT
1,485 sqft of thoughtfully designed living space in one of Singapore's most prestigious residential precincts
Located just 530 metres (6 minutes walk) from TE13 Orchard Boulevard MRT Station for seamless connectivity
Priced at S$4,250,000, offering compelling value in the ultra-prime Orchard-Tanglin corridor
Ideal for high-net-worth families, upgraders, and discerning investors seeking capital appreciation potential

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Ref: 500080000

Cuscaden Residences: Luxury Living in Singapore's Most Coveted Precinct

Positioned at 28 Cuscaden Road, Cuscaden Residences represents an exceptional opportunity to acquire premium residential real estate in one of Singapore's most sought-after neighbourhoods. This three-bedroom, four-bathroom condominium spans 1,485 square feet of meticulously appointed living space, offering the ideal balance between generous proportions and efficient layout for sophisticated urban dwellers.

Strategic Location and Connectivity

The property's location on Cuscaden Road places it at the heart of the Orchard-Tanglin precinct, an area renowned for its concentration of luxury residences, international schools, and fine dining establishments. The proximity to TE13 Orchard Boulevard MRT Station—a mere 530 metres away, roughly a 6-minute walk—ensures residents enjoy exceptional transport connectivity without sacrificing the tranquillity of a low-density residential enclave. This positioning strikes a rare balance between accessibility and exclusivity, appealing to commuters who value efficient city access while prioritising peaceful domestic surroundings.

Residential Design and Spatial Planning

The three-bedroom configuration provides ample flexibility for family living, home offices, or guest accommodation. The inclusion of four bathrooms reflects contemporary lifestyle expectations, ensuring convenience for multi-generational households and guests. At 1,485 square feet, the unit presents a thoughtful floor plan that maximises usable living areas without excessive wasted corridors or common spaces. This represents efficient residential design that prioritises lifestyle quality over mere square footage inflation, a hallmark of well-conceived luxury developments.

The Cuscaden Road Advantage

Cuscaden Road itself carries significant heritage and desirability within Singapore's property market. The street has long been synonymous with established wealth and refined living, home to residences that command premium valuations and demonstrate remarkable resilience during market cycles. Properties in this immediate vicinity tend to attract a discerning clientele who understand the intrinsic value of location, architectural quality, and long-term capital preservation. The neighbourhood's low building density and tree-lined character create an environment that feels genuinely resort-like, rare for urban Singapore.

Investment Perspective

At S$4,250,000, this property represents positioning in a segment of the market characterised by strong fundamentals. The ultra-prime residential market in Singapore has historically demonstrated consistent demand from both owner-occupiers and prudent investors. The Orchard-Tanglin corridor, in particular, benefits from limited new supply, a stable resident demographic, and international appeal to expatriate executives and their families. For buyers considering this as an investment proposition, the combination of rental demand, capital appreciation potential, and relatively defensive characteristics make this an allocation worthy of serious consideration.

Orchard Boulevard MRT: Catalyst for Long-Term Value

The proximity to Orchard Boulevard MRT Station cannot be overstated in terms of its impact on future capital values and rental yields. MRT accessibility consistently underpins property valuations in Singapore, and this property benefits from immediate access to the Thomson-East Coast Line, one of Singapore's most strategically important transit corridors. As the neighbourhood continues to mature and integrate further with broader transport networks, properties within the 6-minute walk radius of stations tend to experience sustained appreciation. This accessibility factor particularly appeals to working professionals and families who rely on public transport, expanding the addressable buyer pool.

Market Positioning and Value

The asking price of S$4,250,000 positions Cuscaden Residences competitively within the ultra-prime segment. For perspective, per square foot analysis reveals alignment with recent transactions in comparable Orchard-adjacent precincts, whilst the property benefits from established provenance and the particular desirability of Cuscaden Road itself. The pricing appears calibrated to reflect both the tangible attributes—size, bedrooms, bathrooms—and the intangible premium that attaches to one of Singapore's most recognisable residential addresses.

Buyer Profiles and Suitability

This property appeals to multiple distinct buyer categories. High-net-worth families seeking a primary residence in an iconic location will find the configuration and address compelling. Upgraders moving from established HDB or smaller private residential backgrounds will appreciate the space expansion and neighbourhood elevation. Owner-occupiers with deep Singapore roots frequently target properties in established precincts like Orchard-Tanglin, viewing them as permanent bases rather than transactional assets. Investors with medium- to long-term horizons will recognise the combination of rental yield potential and capital conservation that characterises ultra-prime real estate in Singapore's most durable locations.

Financing and Acquisition Considerations

Prospective buyers should factor in the full acquisition cost picture, including stamp duties, legal fees, and potential additional buyer stamp duty for second or subsequent property purchases. For those financing the acquisition, mortgage availability at this price point remains straightforward from Singapore's major banking institutions, with loan-to-value ratios typically 75-80 per cent for primary residences and 60-70 per cent for investment acquisitions. Total debt-servicing ratios and overall financial headroom will vary by individual circumstances, but the property's price point and positioning typically appeal to buyers with substantial financial capacity.

Looking Forward

The Orchard-Tanglin corridor benefits from constrained land supply and long-term planning frameworks that favour low-density residential development over commercial intensification. This structural constraint on supply supports the value proposition for current purchasers. Future developments in the immediate vicinity are unlikely to fundamentally alter the neighbourhood character, preserving the exclusivity and environmental quality that justify premium pricing. For buyers seeking a sophisticated Singapore residence in an established, prestigious location with robust connectivity, Cuscaden Residences at 28 Cuscaden Road warrants serious evaluation.

Frequently Asked Questions

What rental yield might I expect if I purchase this property as an investment?

The estimated gross rental yield for a 3-bedroom, 4-bathroom property of 1,485 sqft at this Cuscaden Road location typically ranges between 2.0–2.5 per cent annually, based on current market rental rates for ultra-prime Orchard-adjacent residences. This translates to approximately S$85,000–S$106,250 per annum in gross rental income. The yield reflects the premium nature of the location, which attracts tenants willing to pay top-market rental rates; however, yields in this segment are traditionally lower than mid-market properties because purchasers prioritise capital preservation and long-term appreciation over immediate cash returns. For investor purposes, this property should be evaluated on total return basis (rental income plus capital appreciation) rather than rental yield in isolation.

How does the S$4.25M price compare to recent price per square foot sales in the Orchard-Tanglin area?

At S$4,250,000 for 1,485 sqft, this property trades at approximately S$2,862 per square foot, placing it within the established pricing corridor for ultra-prime Orchard-adjacent developments completed within the last 3–5 years. Recent comparable transactions for 3-bedroom units in nearby prestigious addresses have ranged from S$2,700–S$3,100 psf, depending on specific unit attributes, floor level, and building provenance. Cuscaden Road commands a premium within this range due to its heritage status and established desirability; this pricing therefore reflects appropriate positioning relative to the local comparable market. The psf metric alone does not capture Cuscaden's intangible value premium, but objective comparison suggests fair market calibration.

What Additional Buyer's Stamp Duty (ABSD) would I face as a second-property buyer at this price point?

If you are acquiring this as a second or subsequent property, you would be liable for Additional Buyer's Stamp Duty at 15 per cent of the purchase price, amounting to S$637,500 on top of the stated S$4,250,000. This represents a material additional cost that must be factored into total acquisition outlay and financial planning. Standard stamp duty of approximately S$127,500 would also apply on the purchase. For buyers with existing Singapore residential property holdings, the cumulative stamp duty and ABSD liability typically totals 17–18 per cent of purchase price, fundamentally altering the effective cost basis of the investment. This is a critical consideration in investment feasibility analysis and must be incorporated into yield and return calculations from the outset.

What is the lease tenure and does lease decay present any resale value risk?

As Cuscaden Residences is a modern condominium development, the property comes with the standard 99-year leasehold tenure common to private residential developments in Singapore's mature precincts. At the point of new purchase, lease decay is not an immediate concern, though buyers should be mindful that 99-year leases do eventually contract in remaining tenure over extended timeframes (decades). Singapore's market has demonstrated strong resilience for 99-year leasehold properties even as lease maturities extend beyond 70 years, particularly for ultra-prime addresses where location scarcity outweighs tenure mechanics. Prospective owners can generally proceed with confidence regarding medium- to long-term resale value; however, any purchase of an older condominium at significantly reduced lease tenure (below 70 years) would warrant specialist valuation consultation.

How does proximity to Orchard Boulevard MRT Station influence capital appreciation and buyer demand?

MRT accessibility is one of the primary drivers of sustained capital appreciation and tenant demand in Singapore's residential market, and the 6-minute walk (530m) to TE13 Orchard Boulevard Station positions this property exceptionally well. Properties within 5–10 minute walk radii of MRT stations typically command 10–15 per cent premium valuations relative to nearby non-MRT-connected properties, all other factors equal. The Thomson-East Coast Line has emerged as one of Singapore's most strategically important transit corridors, serving major employment nodes and connecting to broader cross-island networks, which steadily increases the catchment of potential tenants and owner-occupiers over time. Long-term, as the city evolves and transit-oriented development becomes increasingly mainstream, properties with established MRT proximity tend to demonstrate more resilient valuations during market downturns and stronger upside during expansion periods.

Is this property suitable for different buyer profiles such as HNW individuals, upgraders, and first-time buyers?

This property appeals distinctly to high-net-worth individuals and upgraders, but represents a challenging first-time buyer proposition due to price point and financing constraints. HNW owner-occupiers find Cuscaden Residences ideal for establishing a primary residence in Singapore's most prestigious locale, with the three-bedroom, four-bathroom layout accommodating families and the heritage address reinforcing their wealth positioning. Upgraders transitioning from HDB or smaller private condominiums benefit significantly from the space expansion and neighbourhood cachet. First-time buyers, whilst technically capable of acquiring this property, would typically face mortgage lending challenges (most banks restrict LTV to 75–80 per cent for primary residences and 60–70 per cent for investments), requiring substantial equity capital and limiting addressability to exceptionally financially robust newcomers to private property ownership. The psychological and financial positioning of this property thus aligns most naturally with established buyers trading upward or HNW individuals establishing Singapore residences.

What TDSR headroom and financing capacity would a typical buyer need for this property?

For S$4,250,000 acquisition with standard 75–80 per cent LTV financing, a buyer would require a loan quantum of approximately S$3,187,500–S$3,400,000, with repayments spanning 25–30 year mortgage terms amounting to roughly S$13,500–S$18,000 monthly (depending on prevailing interest rates). To comfortably service this under Singapore's Monetary Authority maximum TDSR threshold of 60 per cent, a buyer would require gross monthly income of approximately S$22,500–S$30,000. This translates to annual household income of S$270,000–S$360,000 or higher, placing the property within reach of established upper-income professionals, executives, business owners, and investors with substantial asset bases. The financing picture becomes considerably more straightforward for cash-purchase or 40–50 per cent equity scenarios; however, most market participants in this segment utilise debt strategically. Pre-approval from a mortgage advisor is essential for any buyer seriously considering acquisition.

How does Cuscaden Residences compare to nearby competing ultra-prime developments?

The Orchard-Tanglin corridor hosts a limited universe of true ultra-prime competing developments, including established addresses such as Ardmore Park, Nassim Hill, and Goodwood Park. Cuscaden Residences distinguishes itself through heritage Cuscaden Road provenance, direct MRT proximity not universally enjoyed by all competitors, and the specific 3-bed, 4-bath, 1,485-sqft configuration, which offers proportionality advantages over some competing units sized at extremes. Ardmore Park properties, whilst prestigious, typically command comparable or slightly premium psf valuations; Nassim Hill residences frequently exceed this price point; Goodwood Park similarly positions at premium levels. The relative value proposition thus depends entirely on individual buyer preferences regarding specific address prestige, unit size, and building amenities profile. Buyers should conduct direct comparable unit inspections across competing developments to validate personal preference alignment with pricing.

Which unit stack or floor level would offer optimal value within Cuscaden Residences?

Within ultra-prime residential developments, optimal value typically resides in mid-to-upper floor levels (floors 12–18 of taller blocks) that balance premium views and privacy without incurring the maximum premium pricing reserved for penthouses or topmost floors. Corner units and those with unobstructed views toward Bukit Timah or open vistas command measurable premiums (typically 5–8 per cent above standard offerings). Lower-floor units (1–5) can represent relative value opportunities for buyers prioritising privacy and directional orientation over view premiums, though garden-adjacent units occasionally command price elevation. Within Cuscaden Residences specifically, unit positioning relative to the building's main entry, service areas, and any planned common facilities should be evaluated during site inspection. Engaging a property consultant with development-specific knowledge can illuminate which specific unit stacks historically demonstrate strongest capital appreciation and rental demand profiles.

What is the future supply pipeline in the Orchard-Tanglin district that might affect property values?

The Orchard-Tanglin corridor operates under strategic planning constraints that heavily restrict new residential supply relative to persistent demand. Land availability for residential development in this precinct is genuinely limited, with most parcels either already developed or designated for conservation, institutional, or low-density green space purposes. Major Government Land Sales exercises have increasingly steered away from this area, directing supply to emerging precincts like Jurong Lake or Tengah instead, a structural policy shift that effectively insulates Orchard-Tanglin from oversupply risk. This constrained supply dynamic provides fundamental support for capital values, as the addressable pool of potential ultra-prime residences grows more finite annually. Any future developments in immediately adjacent areas will likely maintain neighbourhood character through stringent planning controls rather than driving material density increases. For current purchasers, this supply scarcity represents a compelling long-term value preservation mechanism.

3-Bed Cuscaden Residences, S$4.25M | Orchard MRT