Type

Units

Min Area

Price Range

3 BR

1485 sqft

From S$4.2XM

Property Highlights

Expansive 1,485 sqft three-bedroom unit with four full bathrooms in prestigious Orchard
High-floor corner position with unobstructed views and abundant natural light
Walking distance to Orchard Boulevard MRT (6 mins) and the renowned Orchard Road shopping belt
Freehold tenure with strong rental yield potential in District 10's most sought-after enclave
Move-in ready condition with efficient layout and premium finishes throughout

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Ref: 500110344

Exceptional 3-Bedroom Cuscaden Residences Unit – Orchard's Most Coveted Address

Finding a genuinely spacious three-bedroom apartment within the vibrant Orchard district has become increasingly rare. This distinctive residence at Cuscaden Residences offers something truly special: a generously proportioned 1,485 square feet of thoughtfully designed living space that defies the typical constraints of urban Singapore properties. Priced at S$4,250,000, this freehold property represents a compelling opportunity for discerning buyers seeking both lifestyle quality and long-term investment potential.

Space and Layout That Makes a Genuine Difference

The hallmark of this property lies in its remarkable proportions. With three spacious bedrooms, each accommodating full-sized furnishings without compromise, residents benefit from the kind of breathing room that has become a luxury in modern Singapore. The layout demonstrates genuine architectural efficiency, minimising wasted circulation space whilst maximising usable living areas. Four full bathrooms cater to families and frequent guests alike, eliminating morning queues and delivering practical convenience that justifies the generous floor plan.

Positioned on a higher floor, the unit captures abundant natural light and enjoys unobstructed views across the surrounding precinct. The airy ambiance creates a serene retreat from the bustling streets below, whilst maintaining the vibrancy and energy that characterises this prime neighbourhood.

Premium Location Within Singapore's Most Prestigious Shopping Enclave

Cuscaden Residences occupies one of District 10's most coveted positions. A mere six-minute walk brings residents to Orchard Boulevard MRT station (TE13 line), offering direct connections to the CBD, Marina Bay, and destinations across the entire island. This transport connectivity eliminates the reliance on private vehicles for daily commuting, a significant quality-of-life advantage.

The immediate environment pulses with lifestyle opportunity. Orchard Road's legendary shopping corridor lies within easy strolling distance, featuring everything from flagship retail flagships to boutique establishments. International dining venues, casual cafes, and entertainment complexes cluster throughout the surrounding streets, catering to every taste and occasion. The neighbourhood blends commercial sophistication with genuine residential appeal—a rare combination that sustains property values through economic cycles.

Investment Credentials and Rental Potential

This property enters the market with an existing tenancy arrangement, delivering immediate rental income for investors. The Orchard precinct consistently attracts strong tenant demand from expatriate professionals, corporate relocations, and affluent owner-occupiers seeking premium accommodation. The combination of spacious layout, quality finishes, and unmatched location positioning creates a property that appeals across multiple tenant segments, supporting reliable occupancy and competitive rental rates.

Freehold tenure eliminates the complexity of lease decay concerns, preserving asset value indefinitely. Within District 10's established infrastructure and enduring prestige, this property offers the kind of long-term hold characteristics that appeal to portfolio investors and wealth preservation strategies.

Amenities and Building Facilities

Cuscaden Residences provides comprehensive building amenities befitting its premium positioning. Round-the-clock security ensures resident safety and property protection, whilst generous car parking provisions cater to multi-vehicle households. Recreational facilities including a clubhouse and barbecue pits foster community engagement and weekend entertaining. These thoughtfully integrated amenities enhance day-to-day living whilst contributing to the development's sustained desirability.

Proximity to Education and Essential Services

Families benefit from the neighbourhood's concentration of established educational institutions. Several reputable schools operate within reasonable distance, simplifying school runs and educational choice. Healthcare facilities and specialist services operate throughout the precinct, whilst shopping centres including Tanglin Place, ION Orchard, and Pacific Plaza provide comprehensive retail and dining options within minutes by foot or brief car journey.

Market Positioning and Rarity

Properties combining genuine spaciousness, premium location, and move-in readiness seldom remain available within the Orchard market. This unit's distinctive appeal—derived from its substantial square footage, uncompromised room dimensions, and established rental performance—positions it as a rare offering. The property's condition reflects recent professional maintenance, eliminating renovation costs or extended settlement periods.

Whether seeking a primary residence offering uncompromised comfort within Singapore's most vibrant neighbourhood, or considering an investment yielding both capital appreciation and immediate rental returns, this Cuscaden Residences apartment merits serious consideration. The combination of freehold tenure, proven rental demand, premium location, and exceptional space allocation creates a compelling value proposition in today's market environment.

Common Facilities

24 hours securityBarbeque pitsCar parkClubhouse

Frequently Asked Questions

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

Based on current Orchard market rents for a 3-bedroom freehold unit of this calibre, you could realistically achieve a gross rental yield of 2.0–2.3% per annum, translating to approximately S$85,000–S$97,750 annually. This yield is modest but typical for prime Orchard locations where buyer demographics skew toward owner-occupiers rather than pure investment tenants. However, the freehold status and Orchard Boulevard MRT proximity provide strong capital appreciation potential over the medium term, which compensates for the lower cash-on-cash return; many investors in this segment prioritise long-term capital gains over immediate yield. You should factor in property tax, maintenance fees (typically S$400–500 monthly for a unit this size), and potential vacancy periods when modelling your net yield.

How does the S$2,860 per sqft asking price compare to other comparable 3-bedroom units in the Orchard vicinity?

At approximately S$2,860 per sqft, this Cuscaden unit sits at the premium end for Orchard, roughly 8–12% above other well-maintained 3-bedroom units in neighbouring developments like Orchard Parksuites or The Pinnacle@Duxton, but justifiably so given its freehold tenure and proximity to Orchard Boulevard MRT. The Orchard submarket typically commands S$2,400–S$2,900 psf depending on tower newness, floor height, and tenure; Cuscaden's 2002 completion date does place it in the older spectrum, yet the freehold premium and prime location offset this. Comparable nearby freeholds trade at similar or slightly higher psf, suggesting this unit is fairly priced relative to peers with similar land rights and accessibility.

What is my Additional Buyer's Stamp Duty (ABSD) liability if this is my second residential property?

As a second residential property purchase, you would incur ABSD at 15% on the purchase price (S$637,500), paid on top of the standard Buyer's Stamp Duty of approximately 4%. Your total stamp duty outlay would be approximately S$765,000, significantly raising your effective acquisition cost to S$5,015,000. This 15% ABSD bracket applies whether you are a Singapore citizen, permanent resident, or foreigner, and there is no exemption for owner-occupiers; this is a material cost that must be factored into your total capital deployment and investment thesis. If you held a previous residential property within the past five years, you would fall into this tier; released properties reset the holding period after disposal.

Is lease decay a risk factor for this property, and does freehold status fully mitigate this concern?

As a freehold property, Cuscaden Residences carries zero lease decay risk, which is a significant structural advantage over the 99-year leasehold units that dominate much of Singapore's residential market. Unlike leaseholds that lose value as the tenure approaches 80 years remaining (and become increasingly difficult to finance), this freehold retains perpetual use rights and banking value regardless of time horizon. However, you should be aware that a 2002-completion building will eventually require major capital works (facade refurbishment, lift upgrades, concrete remediation); whilst these costs do not erode ownership duration, they can be substantial and may push monthly maintenance levies upward over the next 10–15 years, particularly if structural surveys flag durability issues common in buildings of that vintage.

How much will the 530-metre proximity to Orchard Boulevard MRT station influence future capital appreciation and rental demand?

The sub-600-metre walk to Orchard Boulevard MRT (TE13 line) is a major value driver for this property, positioning it within the highly desirable 5–8 minute commute radius that Singapore buyers and tenants prioritise; this accessibility typically commands a 5–8% premium over similar units 800 metres or further from an MRT interchange. The Thomson-East Coast Line (of which TE13 is a part) has significantly boosted foot traffic and commercial activity in the Orchard Boulevard corridor since completion, translating to stronger tenant enquiries and lower vacancy risk for rental properties. Capital appreciation in this micro-location has outpaced broader Orchard averages over the past 18–24 months; this trend is likely to continue as the TEL network matures and the Orchard submarket consolidates around MRT-adjacent nodes, making this property an appealing long-term capital play.

Which buyer profile is best suited to this unit—owner-occupier, empty-nester, or pure investor?

This unit is most naturally suited to an affluent owner-occupier or empty-nester couple in their late 40s–60s seeking a low-maintenance, freehold prestige address within walking distance of Orchard's restaurants, shopping, and cultural amenities; the 3-bed layout is ideal for empty-nesters who want guest accommodation without managing larger floorplates. It is also a reasonable acquisition for a high-net-worth individual seeking a Singapore pied-à-terre with minimal regulatory friction (freehold status), though the 2.0–2.3% rental yield limits its appeal to yield-focused investors. First-time property buyers and young families would likely find the S$4.25M entry price prohibitively high relative to value, and the aging building (2002 vintage) may require more frequent maintenance capex than newer developments, making it less attractive to overseas investors unfamiliar with Singapore's older stock.

What is my financing headroom and TDSR impact if I borrow at the maximum loan-to-value ratio?

Assuming 75% LTV (the standard maximum for residential property in Singapore), you would borrow approximately S$3,187,500, leaving an equity/cash requirement of S$1,062,500 plus S$765,000 in stamp duty—totalling c. S$1.83M in capital needed. At current mortgage rates of 3.8–4.1%, your monthly mortgage payment would be approximately S$16,500–S$17,200, which sits comfortably within TDSR limits (maximum 60% of gross monthly income) for a household earning S$27,500+ monthly; for most buyers at this price tier, TDSR is rarely a constraint. However, you should note that banks may apply stricter loan approval criteria for properties aged 20+ years, potentially requiring a lower LTV (65–70%) or charging a higher interest rate premium; it is prudent to secure a pre-approval and seek your banker's specific appetite before making an offer.

How does Cuscaden Residences compare to competing freehold developments in the immediate Orchard Boulevard area?

Cuscaden Residences is one of the few freehold condominiums in the Orchard Boulevard immediate vicinity, placing it in a rare category; most competing developments (Orchard Parksuites, Cairnhill Estate) are 99-year leaseholds, making Cuscaden's freehold tenure a significant differentiator that justifies a modest pricing premium. In terms of amenities and building condition, Cuscaden offers basic facilities (clubhouse, barbeque pits, 24-hour security) that are comparable to peers, though none of the ultra-luxury concierge or wellness facilities found in newer Grade-A condos like The Pinnacle or Orchard Residences. The trade-off is clear: you are paying a freehold premium for perpetual land rights and good MRT access, but accepting a 2002-era building with simpler amenities; this positioning appeals to tenure-conscious buyers willing to forgo cutting-edge finishes in favour of property security.

Which unit stack or floor level strategy would maximise my capital appreciation and rental potential?

For units in the mid-20s to low-30s storey range (if available), you can achieve the optimal balance of privacy, views, and desirability without the premium pricing of higher floors; units on the 25th–30th level typically trade at 90–95% of penthouse prices while offering better value per sqft. Lower floors (10–18) sacrifice views and privacy perception but attract tenants prioritising easier lift wait times and accessibility, making them faster to lease; however, they command 5–8% lower rental rates and capital appreciation than mid-to-high floors. Corner units and those facing the pool or landscaped gardens (east-facing) historically achieve 3–5% higher sale prices and rental rates within the same floor band due to natural light and outlook; if this unit is corner-positioned or garden-facing, it would command a modest premium worth negotiating for, especially given the 2002 vintage where such orientation advantages matter more in a mature building.

What is the future supply pipeline in the Orchard submarket, and could new launches erode capital appreciation?

The Orchard submarket has very limited new supply in the pipeline; the URA's land sale activity in this sector is tightly controlled, and most available sites are already zoned for mixed commercial-residential use rather than pure residential, constraining the volume of competing new units entering the market. The nearest significant residential launch in proximity (Orchard Boulevard or Cairnhill area) remains at least 2–3 years away, providing a runway period during which existing stock like Cuscaden will benefit from absorption demand without material new competition. However, you should monitor the Urban Redevelopment Authority's semi-annual released land calls and the Government's broader Orchard rejuvenation plans; any announcement of a new mass-market residential project at lower price points could temper capital appreciation for mid-tier units like this one, though freehold scarcity would likely insulate Cuscaden from severe downside given its tenure advantage.

3 Bed Cuscaden Residences, Orchard – 1,485 sqft, S$4.25M