Boulevard 88
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Boulevard 88.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Boulevard 88 is a freehold trophy asset in prime District 10 with strong branding and scarcity value, but entry PSF of ~$4,013 is steep versus leasehold alternatives, and the 2-bedroom layout at 1,313 sqft may limit rental yield and resale liquidity.
- • Freehold tenure in D10 Orchard Boulevard offers long-term land value preservation, a rarity among new launches in CCR.
- • 99% sold with only 1 unit remaining indicates strong developer pricing power and minimal unsold inventory risk.
- • Average transacted PSF of $4,013 is supported by CDL's reputation and the project's prime location near Orchard Road.
- • Large 2-bedroom units (1,313 sqft) cater to affluent owner-occupiers seeking space in a prime district.
- • Entry price of $4.81M for a 2-bedroom translates to a high quantum, limiting the buyer pool and potentially slowing resale.
- • At $4,013 PSF, the project is priced at a significant premium to many leasehold CCR launches, increasing downside risk if the market softens.
- • Rental yield is likely compressed given the high capital outlay and large unit size, which may not appeal to investors seeking higher returns.
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Quick Take
- Boulevard 88 trades at $4,013psf, 59% above the D10 average of $2,517psf.
- 🚆 Orchard MRT is 508m away (6 min walk).
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 1 of 154 units remaining.
Based on the latest developer sales balance update.
Boulevard 88 Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 4 BedroomMost traded | 1313 sqft | 26 | $3,945 | $5,180,273 |
| 4 Bedroom | 1776 sqft | 13 | $3,877 | $6,885,177 |
| Penthouse | 2766 sqft | 1 | $4,836 | $13,378,000 |
| Penthouse | 2777 sqft | 2 | $4,591 | $12,750,000 |
| Penthouse | 2799 sqft | 4 | $4,409 | $12,339,750 |
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units. 100% of transacted units are 3-Bedroom or larger.
- 4 Bedroom85%
- Penthouse15%
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near Boulevard 88 (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
No MOE Primary Schools located within 1 km boundary.
-
River Valley Primary School1534m · 19 min
-
Alexandra Primary School1587m · 20 min
-
Anglo-Chinese School (Junior)1623m · 20 min
-
Anglo-Chinese School (Primary)1725m · 22 min
-
Singapore Chinese Girls' Primary School1747m · 22 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Crescent Girls' School Secondary (S1-S4) 1720m · 22 min
- Singapore Chinese Girls' School Secondary (S1-S4) 1729m · 22 min
- Gan Eng Seng School Secondary (S1-S5) 1833m · 23 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Boulevard 88 Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NS22 TE14 Orchard 508m · 6 min
- TE13 Orchard Boulevard 508m · 6 min
- TE12 Napier 976m · 12 min
- NS23 Somerset 1396m · 17 min
- TE15 Great World 1416m · 18 min
- NS21 DT11 Newton 1429m · 18 min
Nearby Malls
- Forum The Shopping Mall165m
- Palais Renaissance283m
- Tanglin Mall415m
- Shaw House444m
- ION Orchard511m
- Tang Plaza598m
Supermarkets
- Supernature160m
- Cold Storage302m
- Cold Storage415m
- Jasons Deli By Cold Storage441m
- Isetan444m
- Swiss Butchery516m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Boulevard 88 Master Plan & Location Map
Boulevard 88 and MRT stations within walking distance.
Boulevard 88 Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Boulevard 88 URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| May-26 | 21-25 | 1313 | 122 | $5,522,760 | $4,206 | $45,269 | Strata | Resale |
| Apr-26 | 11-15 | 1313 | 122 | $5,292,210 | $4,030 | $43,379 | Strata | Resale |
| Apr-26 | 21-25 | 1313 | 122 | $5,333,100 | $4,061 | $43,714 | Strata | Resale |
| Mar-26 | 16-20 | 1313 | 122 | $5,425,320 | $4,131 | $44,470 | Strata | Resale |
| Mar-26 | 16-20 | 2799 | 260 | $10,500,000 | $3,752 | $40,385 | Strata | Resale |
| Feb-26 | 11-15 | 1776 | 165 | $7,061,000 | $3,976 | $42,794 | Strata | Resale |
| Feb-26 | 21-25 | 1776 | 165 | $7,425,000 | $4,181 | $45,000 | Strata | Resale |
| Sep-25 | 26-30 | 1313 | 122 | $5,385,300 | $4,101 | $44,142 | Strata | Resale |
| Aug-25 | 26-30 | 1776 | 165 | $7,800,000 | $4,392 | $47,273 | Strata | Resale |
| Aug-25 | 21-25 | 1313 | 122 | $5,307,000 | $4,041 | $43,500 | Strata | Resale |
| Aug-25 | 21-25 | 1313 | 122 | $5,254,800 | $4,002 | $43,072 | Strata | Resale |
| Aug-25 | 06-10 | 2799 | 260 | $11,079,000 | $3,959 | $42,612 | Strata | Resale |
| Jul-25 | 01-05 | 2777 | 258 | $13,000,000 | $4,681 | $50,388 | Strata | Resale |
| May-25 | 16-20 | 1313 | 122 | $5,124,300 | $3,902 | $42,002 | Strata | Resale |
| Apr-25 | 21-25 | 1776 | 165 | $7,150,000 | $4,026 | $43,333 | Strata | Resale |
| Nov-24 | 06-10 | 1313 | 122 | $4,863,300 | $3,703 | $39,863 | Strata | Resale |
| Nov-24 | 16-20 | 1313 | 122 | $5,176,500 | $3,942 | $42,430 | Strata | Resale |
| Jun-24 | 26-30 | 1313 | 122 | $5,400,000 | $4,112 | $44,262 | Strata | New Sale |
| May-24 | 16-20 | 1313 | 122 | $5,202,600 | $3,962 | $42,644 | Strata | New Sale |
| Nov-23 | 06-10 | 1776 | 165 | $6,600,000 | $3,716 | $40,000 | Strata | Sub Sale |
| Oct-23 | 11-15 | 1776 | 165 | $6,500,000 | $3,660 | $39,394 | Strata | Sub Sale |
| Sep-23 | 06-10 | 1313 | 122 | $4,941,600 | $3,763 | $40,505 | Strata | New Sale |
| Aug-23 | 11-15 | 1313 | 122 | $5,266,000 | $4,010 | $43,164 | Strata | New Sale |
| Jun-23 | 01-05 | 1313 | 122 | $4,785,000 | $3,644 | $39,221 | Strata | New Sale |
| Apr-23 | 06-10 | 1313 | 122 | $4,915,500 | $3,743 | $40,291 | Strata | New Sale |
| Apr-23 | 16-20 | 2799 | 260 | $14,000,000 | $5,002 | $53,846 | Strata | Sub Sale |
| Mar-23 | 01-05 | 1313 | 122 | $4,811,100 | $3,664 | $39,435 | Strata | New Sale |
| Jan-23 | 11-15 | 1313 | 122 | $5,098,200 | $3,882 | $41,789 | Strata | New Sale |
| Dec-22 | 21-25 | 2799 | 260 | $13,780,000 | $4,924 | $53,000 | Strata | Sub Sale |
| Dec-22 | 21-25 | 1313 | 122 | $5,280,900 | $4,021 | $43,286 | Strata | New Sale |
| Nov-22 | 21-25 | 1313 | 122 | $5,307,000 | $4,041 | $43,500 | Strata | New Sale |
| Aug-22 | 26-30 | 1313 | 122 | $5,411,400 | $4,121 | $44,356 | Strata | New Sale |
| Aug-22 | 21-25 | 1313 | 122 | $5,359,200 | $4,081 | $43,928 | Strata | New Sale |
| Aug-22 | 16-20 | 1313 | 122 | $5,228,700 | $3,982 | $42,858 | Strata | New Sale |
| Jun-22 | 11-15 | 1313 | 122 | $4,955,500 | $3,774 | $40,619 | Strata | New Sale |
| May-22 | 26-30 | 2766 | 257 | $13,378,000 | $4,836 | $52,054 | Strata | Sub Sale |
| Apr-22 | 01-05 | 1776 | 165 | $6,411,900 | $3,610 | $38,860 | Strata | New Sale |
| Feb-22 | 01-05 | 1776 | 165 | $6,446,700 | $3,630 | $39,071 | Strata | New Sale |
| Jan-22 | 06-10 | 2777 | 258 | $12,500,000 | $4,501 | $48,450 | Strata | Sub Sale |
| Nov-21 | 21-25 | 1776 | 165 | $7,107,900 | $4,002 | $43,078 | Strata | New Sale |
| Oct-21 | 01-05 | 1313 | 122 | $4,837,200 | $3,684 | $39,649 | Strata | New Sale |
| Oct-21 | 01-05 | 1776 | 165 | $6,377,100 | $3,591 | $38,649 | Strata | New Sale |
| Oct-21 | 21-25 | 1776 | 165 | $7,142,700 | $4,022 | $43,289 | Strata | New Sale |
| Oct-21 | 11-15 | 1776 | 165 | $6,725,100 | $3,787 | $40,758 | Strata | New Sale |
| Sep-21 | 11-15 | 1776 | 165 | $6,759,900 | $3,806 | $40,969 | Strata | New Sale |
| Sep-21 | 16-20 | 1313 | 122 | $5,202,600 | $3,962 | $42,644 | Strata | New Sale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about Boulevard 88
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Boulevard 88?
Units at Boulevard 88 have indicative prices starting from $4,811,100, with transacted URA caveats averaging $4,013 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Boulevard 88?
The nearest MRT station to Boulevard 88 is Orchard MRT (NS22, TE14), located approximately 508m (6 min walk) from the development.
What is the tenure and estimated TOP date for Boulevard 88?
Boulevard 88 is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2024.
Who is the developer of Boulevard 88?
Boulevard 88 is developed by CDL.
Are there primary schools within 1km of Boulevard 88?
There are currently no primary schools within 1km of Boulevard 88. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for Boulevard 88?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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Geographically nearest and comparable new launch developments within the District D10 & CCR corridor.
