The Orchard/Tanglin neighbourhood needs no introduction; so if having a slice of the shopping district’s action has always been your dream, here are four developments that you can seriously ponder over.
Two are freehold developments i.e. 3 Orchard By-the-Park and Boulevard 88. Two others are 99-year leasehold properties and they are Cuscaden Reserve and 19 Nassim.
Cuscaden Reserve’s tenure countdown started from 2018 while 19 Nassim’s was on 17 June 2019. Hence a few years have been shaved off their tenures.
If you’re wondering whether a freehold or leasehold property is a better option, read our articles on these subjects.
Homebuyers tend to worry about leasehold properties that have crossed the 30- or 78-year mark, because it is viewed that their values will drop. However, with Cuscaden Reserve and 19 Nassim being located in prime District 10, you can rest assured that their values will hold well over time.
3 Orchard By-the-Park is a masterpiece by world-renowned Italian architect, Antonio Citterio. This is his first residential project in South East Asia. This project fulfills his vision of creating villas in the sky for those who desire all the pleasures of a coveted lifestyle. The show unit is fully furnished with world-leading Italian furniture by Armani Casa.
3 Orchard By-The-Park
Boulevard 88
Cuscaden Reserve
19 Nassim
Location
As seen from the map above, all four projects are located very close together. 3 Orchard By-The-Park, Cuscaden Reserve and Boulevard 88 are all sandwiched in between Orchard Boulevard and Cuscaden Road. Orchard By-The-Park has its front entrance facing Orchard Boulevard, while the other two’s entrances face Cuscaden Road. However, both Cuscaden Reserve and Boulevard 88 have minor entrances from Orchard Boulevard. This makes coming home easy, particularly if you’re walking from Orchard MRT station, which is within 1km from home.
Cuscaden Reserve is built on naturally sloping land, promising good views for its residents.
19 Nassim is the only one located apart from the other three as it is sited on Napier Road. Though slightly further away from Orchard MRT station, 19 Nassim is very close to the Botanic Gardens, embassies, malls, reputable schools and medical centres. Once the Orchard Boulevard or Napier MRT stations are ready, travelling by train will be a breeze as these stations are very close to 19 Nassim.
Unit Distribution
All four developments are pretty high on density where three have over 100 units each. All are high rises too.
3 Orchard By-the-Park comes in three 25-storey blocks with a total of 77 units of which 26 are still available.
Cuscaden Reserve has only one block at a height of 28 storeys; 180 of its total 192 units are still available.
Boulevard 88 offers two 28-storey blocks; 22 of its 154 units are still available.
Just like Cuscaden Reserve, 19 Nassim is also a one-block development and it stands at only 10 storeys high. It’s the lowest structure among the four. It has 101 units and, right now, 97 are still available.
In terms of private lifts, 3 Orchard By-the-Park has this facility for all its units. As for Cuscaden Reserve, you can find this facility at their 2- and 3-bedroom with study units.
Boulevard 88 also has private lifts but that’s only for its 4-bedders. As for 19 Nassim, private lifts are reserved for its 2- and 3-bedroom deluxe units only.
If having a separate dry and wet kitchen is important to you, you can find this feature in all units in 3 Orchard By-the-Park except their 2-bedders. Boulevard 88 has separate dry and wet kitchen exclusively in their 4-bedders. Both Cuscaden Reserve and 19 Nassim don’t come with separate dry and wet kitchen in all their unit types.
As for household shelters, only 3 Orchard By-the-Park has this feature.
So, it looks like 3 Orchard By-the-Park has the most features for all their units. It’s also the least densely populated and the only one that has received its TOP. If all these sound like plus points to you, make sure you give this development some serious thought.
Among the rest, Boulevard 88 is the first to be ready for move-in with its TOP in Q4 2022. Next is Cuscaden Reserve in August 2023 and last is 19 Nassim on 31 December 2026.
If you’re interested to know whether you’ll find more locals or foreigners among your neighbours, here is a breakdown of the buyers who have so far bought units in these developments.
Do take note though that Cuscaden Reserve and 19 Nassim still have many units available, so it’s still early days to tell regarding the nationalities of the residents there.
Comparing units for all four projects
3 Orchard By-the-Park
Cuscaden Reserve
For Cuscaden Reserve, we’re looking at a 1,163-sq-ft 3-bedder. Type E1 is a 3-bedroom + study unit. It is located on stack 3, which faces south where Tiong Bahru is in sight. However, there are a lot of high-storey residences located right in front of Cuscaden Reserve, so your view may be blocked.
Type E1 has a square layout and comes with a private lift. There are two entrances to the unit; the first entrance is the private lift while the second is located right beside the private lift.
The walkway from the private lift lobby leads to the study room, L-shaped open kitchen, and living and dining area with a table that can fit up to six people. Some of you may find the kitchen in Type E1 a bit awkwardly placed as residents or visitors will feel the heat coming from the stove in the kitchen as the distance between the living room and kitchen is very small.
Boulevard 88
For Boulevard 88, we’re looking at a 2-bedroom + study unit. Type A2 can be found on stacks 3 and 4.
Stack 3 faces northwest where the residences, offices, parks and public amenities of Bukit Timah and Holland V are in sight. On the other hand, stack 4 faces southeast towards Orchard.
This 2-bedroom + study unit has a square layout. To the right of the entrance is the dining area where a table that can fit up to four people can be placed. Here is also where the living room and L-shaped enclosed kitchen with sliding door can be found. The balcony beside the living room is connected to bedroom 2. Hence bedroom 2 enjoys some views too.
Technically speaking, this unit at Boulevard 88 has a bigger and better kitchen than those at 3 Orchard By-the-Park and Cuscaden Reserve. The L-shaped enclosed kitchen also comes with a planter, enabling better air circulation in the kitchen even when the sliding door is closed.
Other than the living area, this 2-bedder in Boulevard 88 has an L-shaped walk-in wardrobe which similar units in the other three projects do not have.
19 Nassim
Lastly, for 19 Nassim, we’re looking at a 1,109-sq-ft 2-bedder. Type B4 can be found on stack 10 which faces south overlooking Napier Road and River Valley. The view to the south is similar to the north in that there are many residences, office towers, government buildings and embassies in sight.
Type B4, which is a 2-bedroom deluxe, is the biggest 2-bedroom unit in 19 Nassim. It has a square layout and comes with a private lift. There are two entrances to the unit; the first entrance is the private lift while the second is located right beside the kitchen.
The walkway from the private lift lobby leads to a door where the living and dining areas are. The dining area can easily accommodate a table that can fit four people. There are bedrooms and bathrooms located on either side of the living room and dining area.
Here’s the fun part in Type B4. The dining area and living room have a Jack-and-Jill concept in which there are two access points; one is from the private lift lobby and another is from the kitchen. Type B4 can be considered as having a double-galley enclosed kitchen and the walkway through the kitchen leads to the house’s second entrance.
There’s a little foyer at the second entrance which can be turned into a storage room, study room or even a sneaker-collection room since it’s located right in front of the entrance.
Price and Maintenance Fee
Below are some recent transactions to give you an idea of what others are paying for their units.
3 Orchard By-the-Park
Cuscaden Reserve
Boulevard 88
Facilities
Below is a list of facilities available in all four projects. Cuscaden Reserve, Boulevard 88 and 19 Nassim come with concierge facilities, so you can expect a resort-like lifestyle right at home.
Cuscaden Reserve boasts a concierge team that is trained by the British Butler Institute – an expert in the field of hospitality training, ranging from residential to hotels to private jet markets. It also promises a top-tiered estate management team to provide bespoke residential experience that gives residents the ultimate in pampering.
As for Boulevard 88, its concierge service comes with a string of services that include:
This is on top of its plethora of indulgent spaces that includes a sky club for private social functions; gourmet sky kitchen for in-house fine dining; and a sky lounge for drinks with a view. Its easy to see that every moment here sets the standard for the finest experiences imaginable.
Finally, 19 Nassim offers a full club level at its rooftop complete with a relaxation pool and heated jet pool. Also available here is a lavish and fully equipped kitchen and lounge for private dining or alfresco barbecue events
Orchid Garden
Management Office/Concierge
Library Lounge
Gourmet Dining
Private Dining
Outdoor Terrace
Gym/Changing Room
Swimming Pool
Water Lounging Deck
Jacuzzi
Kids’ Pool
Pavilion
Alfresco Dining
Poolside Kitchen
Boardwalk
Relaxation Corner
Guard House
Entrance 1
Entrance 2
Arrival Plaza
Reception Lounge
Concierge Office
Clubhouse with Lounge
Gymnasium & Changing Room
Yoga Garden
Event Pavilion
Pool Deck
Swimming Pool
Residents’ Side Gate
Verde Garden l
Verde Garden ll
Guard House
Residential Lobby
Play Patio
Patio Lounge
Fitness Patio
Yoga Patio
Infinity Sky Pool
Sky Cabana
Concierge
Sky Lawn
Sky Kitchen l & ll
Sky Lounge l & ll
Changing Room & Steam Room
Play Pool
Sky Spa
Sky Gym
Sky Club
Function room
Private Lounge
The Arrival
Reflective Pool
The Lobby
Lobby Garden
The Pond
Grand Staircase
Garden Lounge
Feature Pool
Pool Cabanas
Lap Pool
Kids’ Pool
The Gym
Relaxation Corner
Changing Room
Pebble Walk
Kids’ Playground
Club Level
Relaxation Pool
Heated Jet Pool
Sun Deck
The Grill
The Terrace
The Lounge
The Club
Changing Room
Smart Home Systems & Lifestyle Appliances/Fittings
- Italian Caccaro Wardrobe
- Kitchen cabinetry from Ernestomeda Icon series
- Kitchen appliances favoured by Michelin-starred restaurants
- V-Zug applicances with technologically smart cooking features
- Dornbracht high quality sanitary fittings from Germany
- Villeroy & Boch high quality bathware
- Smart door lock
- Smart aircon
- Smart heater
- Smart smoke alarm
- Smart intercom system
- Common area facility booking
- Smart function room, BBQ pit and gym
- Visitor invitation system with QR code
- Smart parcel box
- Keyless letter box
- Home furnishings
- Groceries
- Dining
- Fashion & beauty
- Transportation
The Developers
3 Orchard By-the-Park
3 Orchard By-the-Park is a development by YTL Corporation Berhad. Incorporated in 1955, YTL Corporation is a conglomerate with a diversifed portfolio of businesses spanning utilities, construction and cement, telecommunications and transport infrastructure, as well as real estate and luxury hospitality.
Serving 12 million customers across Asia, Australia and Europe, it has been listed on the Bursa Malaysia since 1985. With a combined market capitalisation of about US$6.5 billion, it is one of the largest diversifed groups listed on the Bursa Malaysia, and is the first non-Japanese Asian company to be listed on the Tokyo Stock Exchange.
YTL Land & Development Berhad (YTL Land) undertakes YTL Corporation’s residential property development activities. Having won multiple regional and international awards including the FIABCI Prix d’Excellence Award, YTL Land has an excellent track record of building high quality houses, condominiums and mixed-used properties with attractive and innovative designs.
As a leader in sustainability practices, the company incorporates green designs into the engineering and architecture of their developments, promotes environmental renewal, and cultivates sustainable ideas and habits within their communities.
In the premium lifestyle arena, YTL Corporation owns the luxurious Starhill Gallery in Kuala Lumpur, housing 70 of the world’s best luxury brands in its 7-storey retail mall and the highly-acclaimed Eastern & Oriental Express train, which runs from Singapore up through the length of Peninsular Malaysia to southern Thailand and Bangkok.
Cuscaden Reserve
SC Global Developments Pte Ltd, New World Development and Far East Consortium are the joint developers of Cuscaden Reserve.
SC Global Developments is a local property developer renowned for its world-class quality builds in the luxury property marke. Some of its notable projects include The Marq, Petit Jervois and Martin No. 38.
New World Development is a Hong Kong-based listed premium conglomerate with core businesses in property development, construction and hospitality.
Far East Consortium is also a Hong Kong-based regional conglomerate who specialises in property development, hospitality and entertainment across Asia.
The power-packed trio collaborated on this project with a strong desire to create a unique and artisanal property that speaks luxury, reputation and timeless elements for its occupiers.
Together, they found SCDA Architects’ Soo K. Chan to lead in its design. Soo has adopted the Bauhaus school’s design philosophy “to bridge the gap between craftsmanship and architecture” in designing Cuscaden Reserve. The unification between nature and urban space is definitely one of the project’s unique selling points.
Boulevard 88
The Hong Leong Group developed Boulevard 88. The group’s major push into the property business began in the late 1960s when it consolidated most of its property interests and investments in Hong Leong Holdings Limited. The group bought a majority stake in City Developments Limited, and transformed it from a loss-making company into a profitable property giant and bellwether stock on the Singapore Stock Exchange.
It is a major commercial landlord and landowner in Singapore’s competitive real estate market. The group collectively owns over 8 million square feet of lettable office, industrial, retail and residential space.
It is also the largest residential developer in Singapore with nearly one in every five private homes sold in 2013 built by the Hong Leong Group.
19 Nassim
19 Nassim is redeveloped from Nassim Woods. Both are developments by Keppel Land. The developer appointed award-winning architect, SCDA Architects, as the design, interior and landscape designer.
SCDA Architect’s Soo K. Chan whose signature is a minimalist approach to creating spaces that accentuate fundamental elements of architecture also specifically designed the project. Soo led SCDA to win international design accolades. Some of SCDA’s notable projects include The Marq, Leedon Residence and Echelon.
Keppel Land is definitely no stranger to the property industry Some of its most iconic residential projects include Reflections at Keppel Bay, Corals at Keppel Bay and Marina Bay Residences. As a seasoned developer, Keppel Land takes pride in achieving both form and function in their projects.
Residential developments in the vicinity of Grange and Nassim Road, such as The Nassim and Grange Residences, have mostly condominium statuses while 19 Nassim has an apartment status.
In this article, we’ve compared four new launch condos in the Orchard area. If you want to know more, schedule a visit with us or book a free consultation with our trusted and renowned representatives.
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