Orchard Sophia
Seventy-eight freehold homes on Sophia Road, billed by Huttons as the first Core Central Region project to launch in 2023. Effectively sold out by June 2026 after a 581 sqft two-bedder set a S$3,475 psf record in late July 2025, the same year dipped to a S$2,629 psf low that September, then traded back toward S$3,266 psf into early 2026.
The numbers, on one page.
- Developer
- DB2 (founded 2006 by Dennis Leong); boutique freehold specialistSource: EdgeProp via Yahoo (db2-previews article)
- Design
- Ong & Ong (architect); EcoPlan Asia (landscape); Creative Mind Design (interiors)Source: EdgeProp via Yahoo (db2-previews article)
- Tenure
- FreeholdSource: EdgeProp via Yahoo; 99.co; PropertyGuru
- Total units
- 78 units in two 5-storey blocksSource: EdgeProp via Yahoo; 99.co
- District
- D9; Sophia Road, Orchard fringe (EdgeProp files it under Rochor)Source: EdgeProp via Yahoo; 99.co
- Address
- 128 Sophia Road, Singapore 228184 (site spans the 128/130 plots)Source: OneMap
- Land area
- ~23,881.5 sqft combined site (some listings round to ~23,828 sqft)Source: EdgeProp via Yahoo (db2-previews); newlaunches.sg
- Site acquisition
- DB2 paid S$62 million for the two freehold plots (Fairhaven + Sophia Ville), en bloc December 2020Source: EdgeProp via Yahoo (db2-previews article)
- Unit mix
- 1BR: 12 units (441–484 sqft); 2BR: 55 units (581–710 sqft); 3BR: 3 units (764 sqft); 3BR dual-key: 5 units (829–840 sqft)Source: EdgeProp via Yahoo (db2-previews article)
- Preview / launch
- Previewed 29–30 Jul 2023; launched the weekend of 12–13 Aug 2023; billed first CCR launch of 2023 by Huttons CEO Mark YipSource: EdgeProp via Yahoo (db2-previews & weekend-launches articles)
- Launch-weekend take-up
- 19 of 78 units (24.4%) sold over the 12–13 Aug 2023 launch weekend at avg ~S$2,800 psfSource: EdgeProp via Yahoo (weekend-launches article); PropertyGuru launch recap (Aug 2023)
- Project PSF record
- S$3,475 psf; a 581 sqft 2BR sold by the developer for S$2.02M on 29 Jul 2025; topped EdgeProp's new-psf-high list for 25 Jul–1 Aug 2025 (prior high S$3,027 psf, 24 Apr 2025)Source: EdgeProp via Yahoo (record-high article, pub. 15 Aug 2025)
- Project PSF low (2025)
- S$2,629 psf; a 657 sqft 2BR at ~S$1.73M on 2 Sep 2025 (the year's low; later 2025/2026 caveats traded higher)Source: EdgeProp via Yahoo (new-low article, pub. 19 Sep 2025)
- Later caveats (2026 page note)
- Traded back up after the Sep-2025 dip: ~S$3,266 psf (667 sqft, 1 Nov 2025), with an early-2026 caveat near ~S$3,147 psf per EdgeProp dataSource: EdgeProp condo-apartment caveat data (orchard-sophia)
- Sell-through
- 64 of 78 units (82%) per EdgeProp's mid-September 2025 reporting; effectively sold out by early 2026 (no developer inventory currently marketed)Source: EdgeProp via Yahoo (new-low article, 82%); newlaunches.sg & homejourney.sg availability (full sell-out, 2026)
- Expected TOP
- ~Q1 2027 (target attributed to OrangeTee deputy CEO Justin Quek); some listings cite est. VP ~31 Aug 2027Source: EdgeProp via Yahoo (db2-previews article); newlaunches.sg (Q1 2027)
- Nearest MRT
- Dhoby Ghaut (NS24 / NE6 / CC1) — ~380 m straight-lineSource: OneMap (straight-line)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 16 Jun 2026.
A small freehold bet on the Orchard fringe that sold out.
Orchard Sophia is a clean case study in how a small freehold CCR boutique actually sells in a high-rate, high-supply market. It carried a symbolic title; billed by Huttons as the first Core Central Region launch of 2023; into a year when CCR demand was thin, then took more than two years to clear all 78 units rather than selling out on launch momentum. The dated price arc brackets exactly how far a compact freehold, walk-to-Dhoby-Ghaut format can stretch: an EdgeProp-tracked caveat average of S$2,819 psf in 2023, S$2,880 psf in 2024, a S$3,475 psf two-bedroom record on 29 July 2025, then a S$2,629 psf low that September; before later 2025/2026 caveats recovered toward S$3,266 psf. For anyone weighing a small District 9 freehold today, that verified arc is more useful than any launch headline.
Launched ~S$2,800 psf; project high S$3,475 psf.
Orchard Sophia previewed in late July 2023 from S$2,750 psf, with absolute prices spanning S$1.23 million to S$2.29 million, and sold 19 units over its 12–13 August launch weekend at an average of roughly S$2,800 psf. EdgeProp's caveat data then shows the project transacting upward: an average of S$2,819 psf across 31 units in 2023, S$2,880 psf across 13 units in 2024, and a peak in mid-2025. The high print came on 29 July 2025, when the developer sold a 581 sqft two-bedroom for S$2.02 million, or S$3,475 psf; a project record that topped EdgeProp's list of new per-square-foot highs for the week of 25 July to 1 August 2025, beating the prior high of S$3,027 psf (a 667 sqft two-bedder, 24 April 2025). Read that record as one small-format developer sale, not a market-wide level. Lower two-bedroom caveats followed quickly: S$2,671 psf (646 sqft) on 26 August and a S$2,629 psf low (657 sqft, ~S$1.73 million) on 2 September 2025, pulling the full-year 2025 average to about S$2,782 psf across 20 caveats as reported that September. Pricing did not stay at that low: EdgeProp caveat data shows later sales back near S$3,266 psf (667 sqft, 1 November 2025) and S$3,147 psf (February 2026). With no developer inventory currently marketed, Orchard Sophia no longer has a live developer price list; the figures above are URA-caveat history, not current quotes, and forward pricing depends on resale.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Orchard Sophiasubject | D9 · Mount Emily | 78 | Freehold | TOP ~2027 | ~S$2,800 launch · high S$3,475 |
| Orchard Sophia | D9 · Sophia Road | 78 | Freehold | est. ~Q1 2027 | launch ~S$2,800 avg; record S$3,475 (581 sqft 2BR, 29 Jul 2025); 2025 low S$2,629 (657 sqft 2BR, 2 Sep 2025); later prints ~S$3,266 (1 Nov 2025), ~S$3,147 (Feb 2026) |
| The Collective at One Sophia | D9 · Sophia Road | 367 | 99-year leasehold | est. 2029 | preview avg S$2,750 (35 units, ~9.5%); last-12m transacted ~S$2,714–S$2,996 (avg ~S$2,809) |
| Sophia Hills | D9 · Mount Sophia | 493 | 99-year leasehold | 2018 | resale last-12m ~S$1,855–S$2,342 (avg ~S$2,120) |
| Sophia Regency | D9 · Sophia Road (105 Sophia Rd) | 38 | Freehold | est. ~2025 | freehold boutique, single block; separate project (not Orchard Sophia) |
Launch and resale figures are EdgeProp/URA-reported. Comparables are Sophia/Mount Sophia peers; the small absolute prices on freehold tenure in a prime district are the draw.
Compact and 2-bedder-heavy.
Orchard Sophia is two five-storey freehold blocks of 78 units, skewed to small layouts — around 12 one-bedders, roughly 55 two-bedders, three 3-bedders and five 3-bedroom dual-keys. The compact format kept absolute prices low for a District 9 freehold; a 581 sqft 2-bedroom set the project's S$3,475 psf high in July 2025.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom | 12 (≈15%) | 441–484 | from ~S$1.23M at preview; ~S$2,750 psf entry |
| 2-bedroom | 55 (≈71%) | 581–710 | record S$2.02M / S$3,475 psf (581 sqft, 29 Jul 2025); 2025 low ~S$1.73M / S$2,629 psf (657 sqft, 2 Sep 2025) |
| 3-bedroom | 3 | 764 | sold out; upper preview band toward ~S$2.29M |
| 3-bedroom dual-key | 5 | 829–840 | sold out; no live developer price list |
Mix and pricing from the developer's launch release, Huttons and EdgeProp/URA caveats; URA caveats now show all 78 units transacted.
128 Sophia Road — above Dhoby Ghaut.
Orchard Sophia sits at 128 Sophia Road on the Orchard fringe of District 9, on the quieter Sophia Road shoulder rather than on Orchard Road itself. The defining advantage is walkability to the Dhoby Ghaut interchange (North-South NS24, North-East NE6 and Circle CC1), which puts three lines and direct rides to Orchard, Marina Bay and the CBD within roughly a five-minute walk per the launch reporting; Bencoolen (Downtown Line DT21) and the Bras Basah arts cluster are also close. Retail nearby includes Plaza Singapura, The Cathay and the Orchard malls. The setting reads as an arts-and-education enclave more than luxury Orchard; LASALLE, NAFA, SOTA and SMU are in the vicinity, with St. Margaret's Primary nearby and Mount Emily Park close for green space.
Walk to Dhoby Ghaut, the arts belt and Orchard.
Orchard Sophia sits on the Mount Emily rise above Dhoby Ghaut, a short walk to the triple-line interchange and the Plaza Singapura / The Cathay retail, with the arts-school belt (SOTA, NAFA, LASALLE) and SMU close by, ION Orchard and Ngee Ann City down the road, and Mount Emily, Fort Canning and Istana parks within reach. It is a walk-everywhere prime-fringe location rather than a facilities scheme.
- St. Margaret's Primary School~90 m · within 1 km tier
- Anglo-Chinese School (Junior)~910 m
- School of the Arts Singapore~500 m
- Singapore Management University~840 m
- Dhoby Ghaut MRT (NS24 / NE6 / CC1)~380 m
- Bencoolen MRT (DT21)~650 m
- Bras Basah MRT (CC2)~760 m
- Rochor MRT (DT13)~710 m
- Plaza Singapura~300 m
- The Cathay~430 m
- ION Orchard~1.6 km
- Ngee Ann City~1.2 km
- Mount Emily Park~210 m
- Fort Canning Park~760 m
- Istana Park~510 m
Small prices, prime freehold, now resale-only.
Orchard Sophia was a small-quantum freehold bet on the Orchard fringe; as of 2026 it's sold out. Here's the honest read.
Freehold rental on the Orchard fringe.
As a freehold, effectively-sold-out project, the read is now resale-and-rental rather than a launch entry. The case is small-format liquidity: compact one- and two-bedders walkable to the three-line Dhoby Ghaut interchange are among the easier CCR units to rent and resell, and freehold tenure removes lease decay over a long hold. The honest caveat is the price path; the S$3,475 psf record was a single July 2025 developer sale, full-year 2025 caveats averaged about S$2,782 psf with a S$2,629 psf September low, and later caveats recovered toward S$3,266 psf into 2026; so model entry against the most recent caveats, not any single print, and pull District 9 rental data before assuming yield.
Walk-everywhere city owners.
For an owner-occupier who wants a freehold city-fringe base, the appeal is real: a low-density 78-unit scheme across two five-storey blocks, no en-bloc lease clock, and a central address where Dhoby Ghaut, Orchard retail and the arts/education belt are walkable. The trade is size; 55 of 78 units are 581–710 sqft two-bedders, so this suits singles, couples or downsizers rather than larger families, and the three-bedroom and dual-key stock (eight units total) is scarce and no longer available from the developer.
Space-led and facilities-first buyers.
Steer away if you need space, a family layout, or near-term completion. The project is dominated by compact units, the larger formats are gone, and TOP is only estimated around Q1 2027. Yield-chasers should note that the loudest number attached to this project; S$3,475 psf; was one small two-bedder in July 2025, not the going rate; 2025 caveats sat closer to S$2,600–S$3,000 psf, with later prints back near S$3,266 psf.
What the brochure won't tell you.
The headline S$3,475 psf is one unit, not the market. It was a single 581 sqft two-bedroom developer sale on 29 July 2025. The project's full-year 2025 caveats averaged about S$2,782 psf and hit a low of S$2,629 psf; read the record as the all-time high, not a benchmark.
The 2025 low is not the current floor. EdgeProp tracked the average rising from ~S$2,819 psf (2023) to ~S$2,880 psf (2024), a 29 July 2025 record of S$3,475 psf, then a S$2,629 psf low on 2 September 2025; but later caveats recovered, printing ~S$3,266 psf (1 November 2025) and ~S$3,147 psf (February 2026). The Sep-2025 low was a within-year dip, not a lasting reset.
It did not sell out on momentum. Billed as the first CCR launch of 2023, it sold 19 of 78 units (24.4%) on launch weekend, was still only 82% sold (64/78) per EdgeProp's mid-September 2025 reporting, and only effectively cleared by 2026. That is a multi-year sell-down; normal for a small CCR freehold in a high-rate market, but not a hot launch.
Mind the window. The 19-unit figure is launch-weekend take-up (12–13 Aug 2023), not launch-day, against a denominator of the full 78 units. The 29–30 July 2023 event was the preview.
It is small-format heavy. 55 of 78 units are two-bedders (581–710 sqft) and 12 are one-bedders; only eight units are three-bedroom or dual-key. This is a singles/couples/investor product, not a family one.
Completion is still an estimate. The target is around Q1 2027 (attributed to OrangeTee's Justin Quek at launch); some listings carry an estimated vacant-possession date near 31 August 2027. Treat the TOP date as not-yet-fixed and confirm before relying on it.
Do not confuse it with Sophia Regency. A separate 38-unit freehold boutique sits at 105 Sophia Road; some listings mis-attribute that to Orchard Sophia, which is 128 Sophia Road (postal 228184).
Resale, rental and the freehold case.
Orchard Sophia sold through developer stock (82%+ per EdgeProp) and now trades resale-only — so any purchase now is a resale. We'll share current resale and rental availability and the freehold position — tell us what you're looking for.
What buyers keep asking.
- Is Orchard Sophia sold out as of June 2026? +
- Orchard Sophia is effectively sold out as of June 2026, with no developer inventory currently marketed. The 78-unit District 9 freehold was 82% sold (64 units) per EdgeProp's mid-September 2025 reporting, and availability trackers show all 78 units cleared by early 2026. There is no live developer price list; remaining activity is resale, with recent caveats printing near S$3,147–S$3,266 psf.
- How many units did Orchard Sophia sell at launch? +
- Orchard Sophia sold 19 of its 78 units; 24.4%; over its launch weekend of 12–13 August 2023, at an average of about S$2,800 psf, per EdgeProp and PropertyGuru. That figure is launch-weekend take-up, not launch-day. Billed by Huttons as the first Core Central Region launch of 2023, it sold steadily rather than quickly, effectively clearing only by 2026.
- What is the S$3,475 psf record at Orchard Sophia? +
- At Orchard Sophia, S$3,475 psf was a project record set by a single 581 sqft two-bedroom unit the developer sold for S$2.02 million on 29 July 2025, per EdgeProp; it topped EdgeProp's list of new per-square-foot highs for the week of 25 July to 1 August 2025. It beat the project's prior high of S$3,027 psf (24 April 2025). It is one transaction, not the going rate: full-year 2025 caveats averaged about S$2,782 psf.
- Who is the developer of Orchard Sophia? +
- Orchard Sophia is developed by DB2, the boutique freehold firm founded in 2006 by Dennis Leong, per EdgeProp. The 78-unit freehold project was designed by Ong & Ong (architecture), with EcoPlan Asia on landscape and Creative Mind Design on interiors. DB2 acquired the two freehold Sophia Road plots; Fairhaven and Sophia Ville; for S$62 million via an en-bloc purchase in December 2020.
- What is the address and tenure of Orchard Sophia? +
- Orchard Sophia is a freehold development at 128 Sophia Road, Singapore 228184, in District 9; the site spans the 128 and 130 Sophia Road plots, which is why some listings cite 130. Do not confuse it with the separate Sophia Regency boutique at 105 Sophia Road.
- When will Orchard Sophia be completed (TOP)? +
- Orchard Sophia is targeted for completion around the first quarter of 2027; a target attributed at launch to OrangeTee deputy CEO Justin Quek and carried by listing portals; some portals also cite an estimated vacant-possession date near 31 August 2027. As of June 2026 the project is under construction and the TOP date is an estimate, not a fixed legal completion; buyers should confirm the current handover timeline.
- How has Orchard Sophia's price trend moved since launch? +
- Orchard Sophia launched in August 2023 at about S$2,800 psf and EdgeProp's caveat averages rose to ~S$2,819 psf (2023) and ~S$2,880 psf (2024), peaking at a S$3,475 psf two-bedroom record on 29 July 2025. Lower two-bedroom caveats then hit a S$2,629 psf low on 2 September 2025, before later sales recovered toward S$3,266 psf (Nov 2025) and S$3,147 psf (Feb 2026). As an effectively sold-out project, forward pricing depends on resale.
- How does Orchard Sophia compare to other Sophia Road condos? +
- On the same street, Orchard Sophia (78 units, freehold) sits near The Collective at One Sophia (367 units, 99-year leasehold, preview avg S$2,750 psf, last-12m transacted ~S$2,714–S$2,996 psf) and the smaller Sophia Regency (38 units, freehold, 105 Sophia Road). Nearby Sophia Hills (493 units, 99-year leasehold, completed 2018) resells around S$2,120 psf. Orchard Sophia's edge is freehold tenure in a compact block; its trade-off is a small-format, mostly two-bedroom mix.
Why it cleared.
A slow 24% launch weekend that ground out to a full sell-out on small absolute prices and freehold tenure. Here's the read.
Sold out as of June 2026 — from 24% (19 units) on the 12-13 August 2023 launch weekend to 82% by September 2025 and all 78 units transacted on URA caveats by early 2026; the project now trades resale-only.
Ask about resale & rental →- 01A freehold title on the Orchard fringe.In a District 9 pocket where much of the newer stock is 99-year leasehold; The Collective at One Sophia and Sophia Hills are both leasehold; Orchard Sophia's freehold tenure was the core pitch, removing the lease-decay clock for a long hold.
- 02Walk-to-Dhoby-Ghaut access.The site is roughly a five-minute walk to the Dhoby Ghaut interchange (NS24 / NE6 / CC1) per the launch reporting, giving three MRT lines and direct rides to Orchard, Marina Bay and the CBD; connectivity that keeps compact city-fringe units rentable and resaleable.
- 03Small absolute prices in a prime district.Previewing from S$1.23 million with most units compact one- and two-bedders, it let buyers hold a freehold District 9 address at entry quanta well below larger CCR formats; the lever that eventually cleared all 78 units.
- 04A record print that anchored the ceiling.The S$3,475 psf two-bedroom developer sale on 29 July 2025 gave the project a verifiable all-time high; a real URA-caveated transaction marketing could point to, even though the broader 2025 trend settled closer to S$2,782 psf before recovering toward S$3,266 psf into 2026.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.