Editorial Signature Detail
BOULEVARD 88
Signature Alpha Editorial
BOULEVARD 88
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
2
Baths
2
SQFT
1,313
Floor Level
—
URA-backed research dashboard
D10 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Boulevard 88 capitalizes on blue-chip wealth inflows and tightly constrained District 10 replacement supply to project a robust five-year best-case appreciation of 32.8%. Sustained by record-low financing conditions and school-belt demand, this asset offers a sophisticated hedge within a stabilizing private residential market.
Current Underwriting
$4,811,100
District-weighted fair value anchor used for the model.
Projected by 2029
+14.4%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+25.1%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+18.6%
Base growth eases to 3.5% annually if supply and absorption soften.
Base case · 2031
+25.1%
Core Alpha Formula projection at 4.6% annualized growth.
Best case · 2031
+32.8%
Upside case expands to 5.8% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At BOULEVARD 88, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$3,664
Project Mean PSF
$3,683
District Mean PSF
$3,391
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Tightly constrained core-central replacement supply
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Blue-chip wealth inflows and school-belt demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Tanglin / Holland: demand is being supported by blue-chip wealth inflows and school-belt demand, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
2.7%
Rental yield
Current rental carry screens at 2.7%, while the base-case 2031 outlook still projects +25.1% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
154 units of flat/apartment and 1 block of hotel, on Lot(s) 1076V, 1078T, 1136T & 1258K, TS24, at Orchard Boulevard/Cuscaden Road 154 units of flat/apartment and 1 block of hotel, on Lot(s) 1076V, 1078T, 1136T & 1258K, TS24, at Orchard Boulevard/Cuscaden Road
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
BOULEVARD 88
D10 · Condo
$4,811,100
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $228,266
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $12,990
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $213,366
Agent Comm: $106,683
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $114,282
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $135,731
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 152.5% with SGD 2,945,001 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 75,857. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$15,213
Annual Net Cash Flow
-$75,857
BSD
$228,266
Cash Outlay
$1,434,041
ABSD
$0
Virtual Staging
Signature Virtual Staging
Drag the gold divider to compare the original view with the staged version.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Orchard Boulevard MRT
500 m
Orchard MRT
520 m
Napier MRT
980 m
Schools
River Valley Primary School 2 River Valley Green
1520 m
Alexandra Primary School 2a Prince Charles Crescent
1560 m
Anglo-chinese School (junior) 16 Winstedt Road
1590 m
Crescent Girls' School 357 Tanglin Road
1710 m
Shopping
Forum The Shopping Mall Central
170 m
Palais Renaissance Central
290 m
Orchard Towers Central
290 m
Virtual Tours & Quick Access
Floor Plans
Tower View
Gallery
FAQs
