22 Orchard Boulevard, Singapore 249628
Upperhouse at Orchard Boulevard is the Boulevard’s first new tower in years, a single 35-storey building holding 301 homes for UOL Group and Singapore Land Group, launched in 2025 with TOP expected in 2028. Two things define it: Orchard Boulevard MRT sits directly beside the site, and no new residential land comes to this frontage on any predictable cycle. The amenity keeps improving while the supply stays fixed.
Orchard Boulevard MRT (TE13) sits beside Upperhouse at Orchard Boulevard, a walk of moments from the boundary, with Napier (TE12) and Orchard (NS22 and TE14) completing a three-station circle inside 1km. Orchard puts the North South Line one stop away, while the Thomson-East Coast Line runs south to Great World, Outram and Marina Bay without a transfer. Most of the Boulevard’s residential stock predates this line entirely and was built on the assumption that residents drive.
The school geography is the honest weak point. No primary school sits within the 1km band that decides ballot priority under P1 registration, so that priority simply does not apply here. Within 2km the bench is respectable: Alexandra Primary, Anglo-Chinese School (Junior), Gan Eng Seng Primary, Queenstown Primary, River Valley Primary and Zhangde Primary, with Crescent Girls’ following. The international pathway is the more likely route here, with Dynamics International, EtonHouse, The Guild International College and Furen all within 2km.
The mix leans hard towards the compact end. It opens with 67 one-bedroom-plus-study units at 474 sqft, then 102 two-bedroom Premium at 700 sqft and 67 two-bedroom Premium with study at 764 sqft. Above sit 34 three-bedroom Premium at 1,012 sqft and 31 four-bedroom Suites with private lift at 2,056 sqft. That puts 236 of the 301 homes inside the one- and two-bedroom band, which tells you how the building was underwritten: investors and small households carry the volume, and the 65 larger homes are priced as scarcity stock.
Tenure runs 99 years from 20 May 2024, so a buyer taking keys at TOP starts with roughly 95 years. That matters more in District 10 than elsewhere, because a large share of the district’s prestige stock is freehold, and our 99-year versus freehold guide sets out where that trade holds and where it does not. What the leasehold buyer gets in exchange is a newer building and a station at the boundary, and what that has cost so far is the subject below.
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| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 71 | 474 | 23.59% | ||
| 2 Bedroom | 161 | 700 - 764 | 53.49% | ||
| 3 Bedroom | 34 | 1,012 | 11.30% | ||
| 4 Bedroom | 35 | 2,056 | 11.63% | ||
| Overall | 301 | 474 - 2,056 |
Singapore Land Group Ltd (SingLand), a homegrown developer established in 1963 and backed by UOL Group, has a consistent track record of delivering well-executed projects across Singapore. Recent residential launches include Watten House, Pinetree Hill, AMO Residence, The Watergardens at Canberra, and Clavon. The group also manages a diversified portfolio of offices, retail, hotels, and integrated developments, with key assets such as Singapore Land Tower and Marina Square, alongside investments in Australia, China, and the UK. Buyers can expect steady delivery, disciplined project management, and strong balance-sheet support, underpinned by deep local experience and an integrated real estate platform.
UOL Group is a long-established, publicly listed Singapore developer with a consistent record of delivering well-designed, award-winning, sustainability-focused projects since the 1960s. In Singapore, recent launches such as Watten House, Pinetree Hill, AMO Residence and The Watergardens at Canberra show range across freehold and leasehold homes and different market segments. Beyond residential, UOL develops commercial and integrated projects and operates the Pan Pacific Hotels Group (Pan Pacific, PARKROYAL, PARKROYAL COLLECTION), underscoring strong execution and asset management capabilities. Buyers can expect considered layouts, durable specifications, reliable delivery timelines and steady after-sales support, aimed at long-term livability and value retention.
Everything about Upperhouse at Orchard Boulevard runs off one fact: the Boulevard’s condominium stock is largely a generation old, and new plots here are small, expensive and fought over. This tower launched into replacement demand from owners who want to stay in the enclave and move into a newer building. The sections below trace that from the Land Bid through the ladder to the exit competition.
Start with the Land Bid. UOL and SingLand acquired the site for $428,280,980, roughly $1,617 psf per plot ratio, which sets the floor under everything that follows on a 7,031 sqm plot carrying a 3.5 plot ratio.
As of July 2026, the last sixty caveats at Upperhouse at Orchard Boulevard cleared between $3,154 and $3,876 psf with a median around $3,445 psf. Across the full 247-caveat record the band runs $2,943 to $3,876 psf at a $3,327 median, so recent trades are sitting above the launch average rather than below it. The launch itself cleared roughly three-quarters of the tower inside its first six months, with 221 caveats in 2025 and 26 more by July 2026.
The developer’s own list reads close to that arithmetic. The one-bedroom-plus-study starts at $1,571,000 or $3,314 psf, the two-bedroom Premium at $2,500,000 or $3,571 psf, and the four-bedroom Suite at $7,131,000 or $3,468 psf. The three-bedroom Premium is already sold out. Recent caveats confirm the same band: a 700 sqft two-bedroom Premium at $3,527 psf for $2,469,000 in July 2026, a 2,056 sqft Suite at $3,876 psf for $7,970,000 the same month, and a 474 sqft one-bedroom-plus-study at $3,513 psf for $1,665,000 in May 2026.
Context sits within a short drive, and the premium over it is explicit. W Residences Marina View marks the downtown benchmark tier, while Irwell Hill Residences at 540 units from 2025 and Martin Modern at 450 from 2021 set the River Valley levels below. The forward pipeline runs River Green at 524 units for 2029 and River Modern at 455 for 2030, both leasehold, with The Avenir at 376 freehold units from 2024 on the other side of the tenure line. What the premium prices is the Boulevard address, the station at the boundary and a pipeline that does not exist on this frontage. Our Q2 2026 property market review tracks how the core has behaved this year, and our 2026 new-launch shortlist ranks the wider field of current launches.
Weighing a stack against the developer list? Speak to us before you commit. We’ll set the balance units against the corridor’s resale record rather than the brochure, honest advice, no pressure. WhatsApp us.
Run the Upperhouse at Orchard Boulevard floor plan set at the July 2026 median of about $3,445 psf and it prices out cleanly. The 474 sqft one-bedroom-plus-study lands near $1.63m, the 700 sqft two-bedroom Premium around $2.41m, the 764 sqft two-bedroom Premium with study near $2.63m, the 1,012 sqft three-bedroom Premium about $3.49m and the 2,056 sqft four-bedroom Suite roughly $7.08m. Treat those as arithmetic on the caveat record rather than quotes, because stack, level and facing move every one of them.
The 31 four-bedroom Suites are the collector stock and should be read separately from the rest of the building. At 2,056 sqft with a private lift and a carpark lot attached, they are the format this corridor almost never builds new, and they trade in their own market. A buyer choosing between a Suite and a compact stack at Upperhouse at Orchard Boulevard is not making a size decision, they are buying two different assets with two different exit stories. Maintenance is tiered accordingly: $425 monthly for the one-bedroom-plus-study, $510 for the two- and three-bedroom formats and $680 for the Suites.
The facilities run a full vertical resort programme on a small footprint: a 50m infinity lap pool, hydropool, indoor spa pool, spa sanctuary, leisure and play pools, a floating veranda, poolside and family decks, a serenity lawn, garden lounge, residents’ lounge, function room, gourmet pavilion, gym and an arrival courtyard reached over a villa bridge. ADDP Architects designed the tower with Ecoplan Asia on landscape. One practical check: the carpark holds 241 lots plus five EV and three accessible against 301 homes, so parking is not one-to-one.
The pocket is the product. The One Tree Hill subzone holds 26 private developments and only about 1,798 units between them, an average of 69 homes each, because this is a corridor of small luxury blocks rather than large estates. The newest completions before this project were 120 Grange at 56 units in 2023 and 3 Cuscaden at 96 in 2022. Upperhouse at Orchard Boulevard at 301 units is the only project under construction in the subzone, and the largest thing built here since Four Seasons Park in 1994.
There is no HDB town feeding this address, and that is worth stating plainly rather than dressing up. Demand for Upperhouse at Orchard Boulevard is private-to-private: owners already inside the enclave moving into newer stock, international buyers, and long-hold investors who treat Orchard frontage as a store of value. The upgrader demand that carries a suburban launch does not apply here.
The River Valley pipeline is the real competition, and it is concentrated one subzone away. Institution Hill carries River Green at 524 units for 2029, River Modern at 455 for 2030, a 470-unit River Valley Green parcel for 2030 and Hill House at 72 for 2027. That is roughly 1,500 leasehold homes arriving within a short drive, none of them on the Boulevard itself. The planning area holds about 12,968 private homes in total, of which only 4,112 are ten years old or newer.
On the income side the arithmetic needs honesty. The corridor’s embassies, the Orchard and Scotts offices and the medical cluster at Gleneagles feed a tenant pool that prices convenience ahead of square footage, and a 474 sqft one-bedroom-plus-study or a 700 sqft two-bedroom Premium is what that pool rents. But entry psf here is among the highest in the country and gross yield compresses accordingly, which is the trade our rental yields guide walks through for the core districts. A CCR landlord is buying capital preservation and tenant depth, not cashflow.
Exit liquidity cuts both ways. With 247 of 301 units already sold, an owner reselling competes mostly with the corridor’s older stock rather than a wall of unsold new supply, and being one of only 46 sub-ten-year projects in a district of 29,720 private homes is a defensible position. The counterweight is scale: 301 units generate fewer annual transactions than a 600-unit estate, so comparables will be thinner when a valuer goes looking.
Upperhouse at Orchard Boulevard suits luxury buyers who want an Orchard address with rail at the boundary, long-hold investors backing the corridor’s scarcity, and international-school households who would rather be inside the retail belt than commuting to it. Tanglin Mall, Forum The Shopping Mall, Wheelock Place, ION Orchard, Wisma Atria, Scotts Square and Ngee Ann City all sit within 2km, a retail density no other residential pocket in Singapore matches.
The exit audience at TOP splits with the product. The 236 compact homes exit to landlords and small households feeding the Orchard tenant pool, while the 31 Suites answer to a separate class of buyer with its own economics. Renters see a brand-new tower with a 50m infinity pool, spa sanctuary and gourmet pavilion, one door from a TEL station and a walk from ION, against a rental supply on this frontage that is a generation older.
Fit runs the other way too. Yield-first purchases belong in a different region rather than a different stack. The citizen-family case is thin without a 1km primary, so a household buying for schooling here is usually an international-school household. And buyers who want a low-rise, low-density enclave should be looking at the freehold pockets off Holland or Bukit Timah, because a 3.5 plot ratio on a small plot produces one tall tower rather than an estate spread across grounds. The URA Master Plan sets out the Orchard rejuvenation, adding greenery, pedestrian priority and public space along this belt without creating new residential land on it.
Thinking about Upperhouse at Orchard Boulevard? Suite versus compact stack changes the maths entirely, and both can be priced against the corridor’s resale record rather than the brochure. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
Upperhouse at Orchard Boulevard has 1 block of 35 storeys.
Upperhouse at Orchard Boulevard has 301 residential units.
Upperhouse at Orchard Boulevard offers 1 Bedroom (474 sqft), 2 Bedroom (700 to 764 sqft), 3 Bedroom (1,012 sqft), 4 Bedroom (2,056 sqft).
Upperhouse at Orchard Boulevard is 99-year leasehold (lease from 20 May 2024).
No, Upperhouse at Orchard Boulevard is a 99-year leasehold development (lease from 20 May 2024).
Upperhouse at Orchard Boulevard is developed by UOL Group Ltd
Singapore Land Group Ltd (SingLand).
A 50m infinity lap pool, hydropool, indoor spa pool, spa sanctuary, leisure and play pools, floating veranda, garden lounge and pavilion, grand lobby, residents’ lounge, function room, gourmet pavilion, gym and play area.
Upperhouse at Orchard Boulevard is located at 22 Orchard Boulevard, Singapore 249628.
District 10, Orchard Boulevard, in the Orchard-Napier enclave.
Orchard Boulevard MRT (TE13), directly adjacent to the development.
22 Orchard Boulevard, Singapore 249628, directly adjacent to Orchard Boulevard MRT (TE13) and minutes from Orchard, Napier and Great World stations.
$425 for 1 Bedroom + Study; $510 for 2- and 3-bedroom units; $680 for 4 Bedroom Suites.
$428,280,980 in total, or approximately $1,617 psf ppr (per square foot per plot ratio).
Upperhouse appeals to buyers seeking a prime CCR address, strong rental demand and long-term resilience. Direct MRT connectivity and its Orchard Boulevard location support stability within Singapore’s luxury district.
A 99-year leasehold luxury condominium combining a contemporary resort-inspired concept with 301 exclusive residences and premium amenities in Singapore’s Core Central Region.
Upperhouse at Orchard Boulevard is expected to obtain TOP in 2029.
Yes. Foreigners can buy Upperhouse at Orchard Boulevard because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
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Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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