Orchard Boulevard: The Quiet Side of the Shopping Belt
Updated 2026-10-04
Orchard Boulevard runs behind the Orchard Road retail strip and carries some of the most expensive residential addresses in Singapore. Hombble currently tracks 301 live listings here at an average asking price of S$11,890,124, or S$3,267 per square foot. This is what buyers and sellers should know about the transport, the housing stock and the plans that will reshape the street.
The quieter end of the shopping belt
Orchard Boulevard is the service road that runs parallel to and behind Orchard Road, meeting Grange Road at its eastern end. It carries almost none of the retail footfall that defines the street one block north, which is precisely the point: residents get a five minute walk to ION Orchard and a bedroom window that does not look onto a mall.
The road sits on the boundary between Districts 09 and 10, so individual developments along it are marketed under either. Addresses nearer Orchard Turn are generally listed as District 09, while those running west towards Tanglin and Napier fall into District 10. If you are comparing listings, check the district on the specific development rather than assuming it from the street name.
What is at 238 Orchard Boulevard?
238 Orchard Boulevard is The Orchard Residences, a 56 storey, 218 metre residential tower completed in 2010. It holds 177 units, with 175 apartments running from the ninth to the 54th floor and four penthouses above them, on a 99 year lease.
The tower was built by Orchard Turn Developments, a joint venture between CapitaLand and Sun Hung Kai Properties, as the residential component of the Orchard Turn site that also produced ION Orchard. It remains the tallest building on the shopping belt, which is why the address turns up in searches far more often than its 177 units would suggest. Resale stock is thin by definition, so sellers here are competing on floor level and view rather than on price per square foot alone.
How good is the transport from the station?
Orchard Boulevard station is TE13 on the Thomson-East Coast Line, an underground island platform station that opened on 13 November 2022. It sits one stop from Orchard station, which interchanges with the North South Line, and one stop the other way from Napier.
Exit 1 opens at Grange Road and Tourism Court, serving the British Council, Camden Medical Centre and Tanglin Mall. Exit 2 opens onto Orchard Boulevard itself near the Indonesian Embassy and Wisma Indonesia, with a pick up and drop off point. Five bus stops surround the station, covering services 7, 75, 77, 105, 106, 111, 123, 132, 174 and 174e. The line is still growing: TEL Stage 5 is due in the second half of 2026, extending the route to Bedok South and to Sungei Bedok, where it will interchange with the Downtown Line.
What does it cost to buy here?
Hombble lists 301 properties in the area at an average asking price of S$11,890,124 and an average size of 3,250 square feet, working out at S$3,267 per square foot. The mix is 282 condominiums, 18 landed homes and a single executive condominium, so this is overwhelmingly a high rise apartment market with a small and unusual pocket of landed stock.
New launch pricing gives a useful cross check. UpperHouse at Orchard Boulevard, built by UOL and Singapore Land on the corner of Orchard Boulevard and Grange Road directly in front of the station, launched on 19 July 2025 and sold 162 units, around 54 per cent of the project, on the first day at an average of S$3,350 per square foot. A 2,056 square foot four bedroom unit on the 32nd floor later transacted at S$7.97 million, a project high of S$3,877 per square foot. Resale asking prices on Hombble therefore sit slightly below current new launch averages, which is the normal relationship in a market where developers price ahead of the secondary stock.
The wider segment is moving in the buyer's disfavour. Prices of non-landed homes in the Core Central Region rose 2.0 per cent in the second quarter of 2026, against 0.6 per cent the quarter before, while the Rest of Central Region fell 1.4 per cent and Outside Central Region fell 0.2 per cent. Prime districts were the only part of the market advancing.
Amenities, embassies and schools
Daily needs are met by the retail belt rather than by neighbourhood shops. ION Orchard, Tang Plaza and Wheelock Place are within walking distance to the east, Tanglin Mall to the west, and Camden Medical Centre handles private healthcare. The Indonesian Embassy, the British Council and a cluster of hotels including The Regent give the street a diplomatic and institutional character that keeps evening traffic low.
Primary schools in the surrounding area include River Valley Primary School, Anglo-Chinese School (Junior) and Singapore Chinese Girls' School. Distances matter for registration priority, and they vary meaningfully between developments on the same road, so measure from the exact address using the Ministry of Education's school finder before relying on it.
What the Master Plan means for values
The URA has divided Orchard Road into four sub-precincts, Tanglin, Orchard, Somerset and Dhoby Ghaut, under a rejuvenation plan aimed at broadening the belt beyond shopping. The Grange Road car park, at the eastern end of Orchard Boulevard, is being turned into an events venue and music hall with capacity for up to 3,000 people. Further east, plans call for a new destination park merging Istana Park and Dhoby Ghaut Green across a 500 metre stretch of Orchard Road.
The Draft Master Plan 2025 goes further, designating a new Paterson neighbourhood at the doorstep of Orchard Road as a mixed-use hub, including an integrated development above Orchard MRT station combining homes, offices, food and beverage and retail. The plan sets out at least 80,000 public and private homes across more than ten new housing areas over the next ten to fifteen years.
For sellers, that pipeline is a double-edged argument. It supports the long-term case for the address, but new supply immediately north of Orchard Boulevard will eventually compete with existing stock. For buyers, the practical read is that the next decade of construction will be visible and audible from parts of this street, and that is worth factoring into any offer on a unit facing Orchard Road.