Is it a Good Deal?: A freehold condo in prime District 9 sold at a loss of $1.374 mil
So far this year, only one unit from Orchard View has been sold (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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Last month, a four-bedroom unit on the 30th storey in Orchard View was sold for $7 million ($2,767 psf), resulting in a loss of $1.374 million for the seller, who had purchased the 2,530-sq ft unit in March 2011 for $8.374 million ($3,310 psf).
We used our analytics tool, Is it a Good Deal?, to assess whether the buyer of this unit from the freehold condo along Angullia Park had secured a good deal.
Well-located in a prime district
Orchard View is a freehold condo along Angullia Park, which is within the River Valley Planning Area and District 9. The boutique development comprises 30 four-bedroom units that measure 2,530 sq ft each.
Amenities within walking distance include dual-line Orchard MRT Station, ION Orchard, Wisma Atria, Forum Shopping Mall, Wheelock Place, Palais Renaissance, Tang Plaza and Four Seasons Hotel (see Map 1).
Source: EdgeProp LandLens
The main locational drawback of this condo is the lack of local schools within a 1km radius (see Screenshot 1). However, if the radius is expanded to 2km, several popular local schools fall within this distance, including Alexandra Primary School, River Valley Primary School, Anglo-Chinese School (Junior), St Margaret’s School (Primary), Singapore Chinese Girls’ Primary School, Singapore Chinese Girls’ School (Secondary) and Crescent Girls’ School.
Source: EdgeProp Is it a Good Deal (as at 4 March 2026)
Orchard View obtained its temporary occupation permit (TOP) in 2010, making it 16 years old. The condo has a freehold tenure, which mitigates some of the negative impact of lease decay.
Our tool also indicated that the transacted price for the subject unit is on the lower end of the price spectrum and also lower than several of its neighbours’ average prices. This is despite being above the district’s average price (see Screenshot 2).
Source: EdgeProp Is it a Good Deal (as at 4 March 2026)
Two losses exceeding $2 million
At the time of writing, the sale of the subject unit represents the only transaction for Orchard View this year. Similarly, only one sale transaction per year was recorded for the condo in 2024 and 2025. The low resale volume could be attributed to the limited number of units in the 30-unit development.
Notably, all three recent transactions resulted in losses for the sellers. However, these losses are still significantly below Orchard View’s record-high loss of $2.215 million. To date, the condo has recorded two losses exceeding $2 million (see Table 1).
The record-high loss of $2.215 million could be attributed to an above-average purchase price and a below-average selling price. The seller bought the unit from the developer in March 2011 for $8.465 million ($3,347 psf), when the average price for Orchard View was significantly lower at $3,134 psf. Furthermore, the seller sold the unit for $6.25 million ($2,471 psf) in January 2021, lower than the then-prevailing average price of $2,516 psf for the condo (see Chart 1).
Likewise, the seller of the subject unit paid $3,310 psf in March 2011, significantly higher than the condo’s average price of $3,134 psf at that time. The higher-than-average purchase price could have contributed to the loss experienced by the seller.
Additionally, the average price of Orchard View has been on a decline, falling by 11.6% since its launch in 2009. This could explain why the condo has recorded nine unprofitable transactions and only two profitable ones.
Only two profitable transactions
Losses from the nine unprofitable transactions range from $1.08 million to $2.215 million. Notably, all nine losses exceeded $1 million. In contrast, the condo’s two profitable transactions reported gains of $200,000 and $1 million respectively.
The seller earned a profit of $1 million when they sold their unit for $7 million ($2,767 psf) in September 2022 after purchasing it for $6 million ($2,372 psf) in October 2018. The relatively low purchase price likely contributed to the million-dollar profit.
Interestingly, the same unit was involved in an earlier transaction that resulted in a loss of $1.45 million. The seller bought the unit from the developer for $7.45 million ($2,945 psf) in September 2011 and sold it for $6 million ($2,372 psf) in October 2018 (see Table 2).
Surrounded by freehold condos
There are around 28 condos, representing almost 2,400 units, located within a 500m radius of Orchard View. The majority are freehold developments with fewer than 200 units each.
Among its freehold neighbours, TwentyOne Angullia Park stands out because of its many similarities with Orchard View. Both are located along Angullia Park (see Map 2), and within the River Valley Planning Area in prime District 9.
Source: EdgeProp LandLens (as at 4 March 2026)
Both are also boutique developments comprising larger units. However, TwentyOne Angullia Park is a slightly bigger development, with 54 units, compared to Orchard View’s 30 units. Additionally, TwentyOne Angullia Park is four years younger, having obtained its TOP in 2014.
A comparison of their average resale prices indicates that Orchard View ($2,767 psf) is consistently more affordable than TwentyOne Angullia Park ($3,460 psf) (see Chart 2). However, Orchard View achieved price growth of 10% since 2021, while TwentyOne Angullia Park experienced a price decline of 11.4%.
Meanwhile, the average resale price for Orchard View remains above that of freehold condos in District 9 ($2,566 psf). Freehold condos in District 9 also achieved a strong price growth of 13.2% since 2021.
So far this year, only one resale transaction has been recorded for TwentyOne Angullia Park. Likewise, only one unit from the boutique condo was sold last year. The limited number of units in the development could have contributed to its low resale volume. Interestingly, both transactions yielded very different outcomes for their sellers.
The most recent resale transaction for TwentyOne Angullia Park took place in January and resulted in a profit of $200,000 when the seller sold a unit on the fourth storey for $10.8 million ($3,460 psf). The seller had bought the 3,122-sq ft unit in March 2019 for $10.6 million ($3,396 psf).
The other transaction took place in June 2025 and resulted in a loss of $1.248 million when the seller sold a unit on the third storey for $6.25 million ($3,299 psf). The seller had bought the 1,894-sq ft unit in May 2012 for $7.498 million ($3,958 psf).
The vastly different results could be attributed to the sellers’ time of purchase. The seller of the unprofitable unit bought it in 2012, when the average price of TwentyOne Angullia Park was $4,143 psf. In contrast, the seller of the profitable unit bought it in 2019, when the average price had fallen to $3,591 psf (see Chart 3).
Conclusion
Despite its excellent location within prime District 9, Orchard View’s average price has declined by 11.6% since its launch in 2009. This less-than-ideal price performance could have contributed to its nine unprofitable transactions, all of which resulted in million-dollar losses. To date, Orchard View has recorded two losses exceeding $2 million.
Of the nine losses, one occurred in February when the seller sold the subject unit for $7 million ($2,767 psf). The resulting loss of $1.374 million is the third-lowest recorded for the condo. This loss could be attributed to the seller having paid an above-average price for the unit, coupled with the overall price decline for Orchard View.
To learn more about this transaction, and whether it represents a good deal, click here.
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