Upperhouse At Orchard Boulevard

Overview & Key Facts

Upperhouse at Orchard Boulevard is a 301-unit luxury condominium developed by UOL Group and Singapore Land Group (SingLand), operating through their joint venture United Venture Development (No. 7) Pte Ltd. Rising as a single 35-storey tower at 22 Orchard Boulevard in District 10, the development sits at the prestigious junction of Orchard Boulevard and Grange Road — one of Singapore’s most coveted residential addresses. Designed by award-winning ADDP Architects with interiors by Massone Ong and landscaping by Ecoplan Asia, the project occupies a generous 75,685-square-foot site on a fresh 99-year lease from 2024.

UOL and SingLand secured the government land sale site with a winning bid of $428.28 million ($1,616 psf ppr), outbidding three other developers — a signal of the consortium’s conviction that the Orchard Boulevard precinct justifies premium land pricing. UOL, a public-listed developer with over 50 years of track record and international accolades including the FIABCI Prix d’Excellence Award and the President’s Design Award, has applied its quality-first philosophy here. The development notably uses Prefabricated Prefinished Volumetric Construction (PPVC) — a technology UOL pioneered in Singapore with The Clement Canopy, which entered the Guinness World Records as the tallest PPVC residential building. Despite the modular construction method, the finishes at Upperhouse are uncompromisingly luxurious: Rimadesio walk-in wardrobes, Ernestomeda kitchen cabinetry with Rosso Levanto marble islands, V-ZUG Swiss appliances, and Gessi and Laufen sanitary fittings.

At a current average of $3,327 psf with 236 of 301 units sold (78.4%), Upperhouse has proven its market thesis convincingly. On launch day in July 2025, 162 units (53.8%) were snapped up before 6pm at an average of $3,350 psf — the strongest CCR new-launch performance since Watten House sold 57% in November 2023. The buyer profile is overwhelmingly domestic: 82.7% Singaporeans, 16.7% Permanent Residents, and just 0.6% foreigners, confirming that Upperhouse appeals to local upgraders and wealth-preserving families rather than speculative foreign capital.

Location & Connectivity

Orchard Boulevard is not merely a good address — it is one of Singapore’s definitive addresses. Upperhouse sits at the southern end of the Orchard Road shopping belt, at the junction with Grange Road, placing residents within a five-minute walk of ION Orchard, Tanglin Mall, and the Forum, and a ten-minute stroll to the full stretch of Orchard’s retail corridor including Paragon, Ngee Ann City, and Mandarin Gallery. For daily groceries, the Cold Storage at Tanglin Mall (450 m) and the Marketplace at Paragon serve the immediate neighbourhood. Fine dining, medical specialists at Paragon Medical, and the full ecosystem of luxury retail are all within walking distance.

The school catchment adds family appeal to what might otherwise be perceived as a pure luxury-lifestyle address. Methodist Girls’ School (Primary) is 810 m away, and CHIJ Kellock (930 m) is also within comfortable reach. Tanglin Secondary (450 m) and Chatsworth International School (550 m) serve secondary and international-school families respectively. River Valley Primary falls within the 1 km priority-enrolment radius, a genuine draw for families with young children.

For green space, the Singapore Botanic Gardens — a UNESCO World Heritage Site — is 1.2 km away, reachable via a pleasant walk through the Tanglin neighbourhood. The Orchard Boulevard area also benefits from proximity to the Istana grounds, providing a rare green buffer in the heart of the city. For motorists, the CTE and PIE are both accessible within minutes via Grange Road and Tanglin Road, connecting to the CBD (8 minutes off-peak) and Changi Airport (20 minutes via ECP).

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

For a 301-unit development, Upperhouse delivers an impressive breadth of communal amenities spread across multiple levels. The ground-level Garden Terrace on the 3rd floor features landscaped gardens, BBQ pavilions, a children’s playground, and family-friendly zones designed by Ecoplan Asia — a considered counterpoint to the vertical luxury above. The centrepiece is undoubtedly the 50-metre lap pool, which provides serious swimmers with a full-length lane experience that many larger developments fail to deliver.

The 21st-floor Sky Terrace elevates the amenity experience literally and figuratively, housing a 35-metre infinity pool with panoramic city views, a jacuzzi, and an outdoor gymnasium. Seeing the Orchard skyline from the sky pool at dusk is the kind of experience that justifies a premium address — and it is one that no suburban development can replicate. Above this, the rooftop deck offers a space for evening drinks and social gatherings with uninterrupted views.

The 24-hour concierge service is a distinguishing touch that reflects the CCR luxury positioning. From restaurant reservations to housekeeping arrangements, the service bridges the gap between condominium living and hotel-style hospitality — a feature that resonates particularly with the expatriate tenants who populate this stretch of Orchard Boulevard. The executive business lounge adds a work-from-home alternative for residents who want a professional setting without leaving the building. At 301 units sharing this facility set, the ratio is generous: pools and amenities are unlikely to feel crowded even at peak hours, a tangible advantage over mega-developments.

“The showflat impressed us immediately — the 3.3-metre ceiling height makes even the two-bedroom feel spacious, and the V-ZUG appliance package is genuinely premium. The sky pool concept sold my wife, and the concierge service is something we’ve only experienced in hotels. For the Orchard location at this price point, it felt like an opportunity we couldn’t pass up.”

— Singaporean buyer, two-bedroom premium + study, launch day July 2025 (PropertyGuru)

Unit Sizes & Layout

Upperhouse offers 301 units across five layout types in a single 35-storey tower, divided into two distinct collections. The Signature Collection encompasses the 1-bedroom + study (474 sqft, 67 units), 2-bedroom premium (700 sqft, 102 units), 2-bedroom premium + study (764 sqft, 67 units), and 3-bedroom premium (1,012 sqft, 34 units). The Bespoke Collection comprises the top-tier 4-bedroom suites (2,056 sqft, 31 units), each with a private lift and dedicated carpark lot — a level of exclusivity that positions these units as landed-alternative living within a high-rise.

The standout design decision is the 3.3-metre floor-to-floor height across all units — significantly taller than the typical 2.8–3.0 metres in most new launches. This extra headroom transforms the spatial experience: rooms feel airier, natural light penetrates deeper, and the overall impression is one of generous proportion rather than compact efficiency. Floor-to-ceiling windows amplify this effect, offering unobstructed views from the higher floors toward the Orchard skyline, the Botanic Gardens, and distant sea views from the upper storeys.

The interior specification is a clear step above typical new-launch standards. Ernestomeda kitchens with Rosso Levanto marble islands, Rimadesio walk-in wardrobes in master bedrooms, Caccaro wardrobes in secondary rooms, and a full V-ZUG appliance suite (oven, combi-steam, induction hob, washer-dryer) signal a developer commitment to European luxury fittings that competitors at similar PSF levels rarely match. The 2-bedroom premium + study (764 sqft) deserves particular attention: the enclosed study with its own window and air-conditioning functions effectively as a third bedroom, making this the most versatile layout for small families or couples who work from home.

Pricing & Market Position

Across 245 recorded transactions (all-time), sale prices range from $1,395,000 to $7,911,000, averaging $2,829,788.

Over the last 12 months, transactions averaged $3,436 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 5.9% (from $3,316 to $3,512 psf).

Neighbourhood Comparison

In the Orchard Boulevard luxury cluster, Upperhouse ($3,327 psf, 99-year from 2024) competes with three distinct tiers. At the ultra-premium end, Park Nova ($4,888–$6,150 psf, freehold, 54 units) offers biophilic design by Moshe Safdie’s firm with unit sizes starting from 1,900 sqft — a fundamentally different product aimed at ultra-high-net-worth buyers. Boulevard 88 ($3,641–$5,361 psf, freehold, 154 units) is the closest geographic and price comparator: freehold tenure and Moshe Safdie architecture justify a premium, but units are 7+ years old with correspondingly dated finishes versus Upperhouse’s brand-new European specification.

Among the D10 competitors cited in market data, Leedon Green ($2,784 psf, freehold, 638 units) offers freehold tenure at a lower PSF but trades the Orchard Boulevard address for a quieter Holland Road location without direct MRT access. Hyll on Holland ($2,648 psf, freehold, 319 units) is similarly positioned — freehold and more affordable, but lacking the Orchard cachet and MRT connectivity. Skye at Holland ($2,945 psf) completes the freehold alternative set.

The leasehold comparison is equally instructive. Cuscaden Reserve (99-year, completed 2023) trades at resale prices above $3,100 psf without direct MRT access, validating Upperhouse’s $3,327 psf for a newer product with better connectivity. The critical question for every Upperhouse buyer is whether the $500–$1,500 psf saving versus freehold Orchard alternatives compensates for the 99-year tenure. For a brand-new lease with 97 years remaining, the financial mathematics favour Upperhouse over the first 15–20 years of ownership — the period during which most buyers will actually reside in the property. Beyond that horizon, freehold tenure’s perpetual optionality becomes increasingly valuable.

Lease Decay Analysis

The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates UPPERHOUSE AT ORCHARD BOULEVARD across multiple dimensions.

What Residents Say

“We’d been looking at Orchard condos for two years. Boulevard 88 resale was asking $4,200 psf for a 15-year-old unit, and Park Nova was simply out of reach at $5,000+. When Upperhouse launched at $3,350 psf with brand-new finishes and the Orchard Boulevard MRT at the doorstep, the decision was straightforward. Yes, it’s 99-year, but we plan to live here for 15–20 years and the lease issue won’t bite in our lifetime.”

— Singaporean couple, 3-bedroom premium, launch day July 2025 (EdgeProp)

“I bought the 2-bedroom premium + study as a rental investment. The Orchard corridor has always had strong expat demand, and with the TEL now operational, connectivity is genuinely excellent. My agent estimates $5,500–$6,500 per month once TOP arrives — at a purchase price of $2.5 million, that’s a gross yield of around 2.6–3.1%. Not spectacular, but the capital preservation in a prime address matters more to me than chasing 4% yields in Sengkang.”

— Investor-buyer, 2-bedroom premium + study, August 2025 (PropertyGuru)

“The 4-bedroom Bespoke unit is extraordinary. Private lift, 2,056 square feet, double-volume living room — it feels like a penthouse rather than a standard unit. At around $6.5 million, it’s actually competitive with good-class bungalow alternatives when you factor in maintenance and security. The V-ZUG and Ernestomeda kitchen is the best I’ve seen in any Singapore new launch. My only concern is the 99-year lease, but the quality of the product convinced us.”

— Singaporean buyer, 4-bedroom Bespoke suite, launch day July 2025 (99.co)

Strengths & Weaknesses

Verdict

Upperhouse at Orchard Boulevard represents a calibrated bet on one of Singapore’s most enduring addresses. At $3,327 psf on a fresh 99-year lease, it positions itself as the accessible entry point to Orchard luxury — meaningfully below freehold neighbours like Park Nova ($4,888–$6,150 psf) and Boulevard 88 ($3,641–$5,361 psf), while delivering brand-new finishes, PPVC precision, and direct MRT access that these older freehold developments lack. The 53.8% launch-day take-up and 78.4% total sales confirm that the market agrees with this value proposition.

The elephant in the room is the 99-year lease in a precinct where freehold is the norm. Buyers must be clear-eyed about this: Upperhouse will not carry the perpetual tenure premium that drives long-term capital appreciation in Orchard freehold assets. However, with 97 years remaining on a brand-new lease, CPF usage and bank financing are fully unconstrained for the next three decades, and the lease decay that erodes older 99-year projects (sub-60 years) is decades away. The narrowing price gap between CCR freehold and leasehold — from 56.5% in 2018 to just 1.9% in 2025 — suggests that the market is increasingly willing to price leasehold CCR at near-parity with freehold, at least for fresh-lease properties.

The investment score of 52/100 reflects the structural realities of CCR ownership: rental yields in the Orchard corridor typically sit at 2.5–3.2%, compressed by high quantum, and capital appreciation in the CCR has historically lagged the RCR and OCR over five-year cycles. Upperhouse is not a yield play — it is a lifestyle and wealth-preservation play. For buyers who value a prime address, brand-new European-grade finishes, direct MRT access, and the intangible prestige of an Orchard Boulevard postcode, Upperhouse delivers convincingly. For pure investment return, the same capital deployed in RCR or OCR new launches will almost certainly generate higher percentage returns, even if the absolute quantum appreciation favours CCR.

The ideal buyer profile is a Singaporean upgrader or high-net-worth individual who intends to live at the property for 10–15 years, values the Orchard lifestyle, and treats the 99-year lease as a conscious trade-off for a $1–2 million saving versus comparable freehold units. On those terms, Upperhouse is one of the most compelling new-launch propositions in the CCR today.