Who are the Developers of Upperhouse @ Orchard Boulevard
Upperhouse @ Orchard Boulevard will be developed by a joint venture between two renowned real estate conglomerates in Singapore - UOL Group Limited (UOL) and Singapore Land Group Limited (SingLand). They are well-known for their “Masterpiece” projects that include Meyer Blue, Watten House, Pinetree Hill, and Avenue South Residence.
Their combined experience, financial strength, and commitment to quality have established them as leaders in the Singaporean real estate market and beyond.
UOL Group: One of Singapore's leading publicly listed property companies with an extensive portfolio of development and investment properties, hotels, and serviced suites. The company is committed to architectural excellence and quality, consistently delivering projects that enhance the urban landscape.
Singapore Land Group: A subsidiary of UIC Limited with a rich history in property development and management. SingLand's portfolio includes commercial offices, residential developments, and retail spaces, underscoring its versatility and expertise in the real estate sector.
What are the Prices for Upperhouse @ Orchard Boulevard?
The prices for Upperhouse @ Orchard Boulevard have not been released yet.
However, based on its land cost, it is expected to be launched at an average price of $3,100 psf to $3,200 psf.
During the government land tender, UOL Group and Singapore Land Group (SingLand) submitted the winning bid of $428.28 million for the 75,686 sq ft, 99-year leasehold site. This works out to a land rate of $1,616 psf per plot ratio (psf ppr).
In comparison, the nearby Cuscaden Reserve's land rate is $2,337 psf per plot ratio (psf ppr). Since its launch in September 2019, only 12 units (6.25%) out of 192 have been sold at an average price of $3,625 psf.
During its relaunch in March 2024 via private placement, prices were slashed by approximately 20%, resulting in 46 units sold at an average price slightly more than $3,000 psf. The price cut can be attributed to slow sales and the approaching 5-year ABSD deadline, where all remaining units must be cleared or incur hefty penalties. It also took into consideration the upcoming competition from the launch of Upperhouse @ Orchard Boulevard.
Where is Upperhouse @ Orchard Boulevard Located?
Upperhouse is located at the corner of Orchard Boulevard and Grange Road, overlooking the Chatsworth Road Good Class Bungalow area in Singapore’s prime District 10. The locale is well-known for its distinctive blend of high-end residences, embassies, and luxury hotels, creating a unique and sophisticated living experience.
Connected to it is the Orchard Boulevard MRT station on the Thomson-East Coast Line, and it is ideally situated in the quieter part of Orchard Road, yet a short walk from Singapore’s premier shopping and entertainment belt.
Upperhouse @ Orchard Boulevards' excellent location promises residents a peaceful living experience amidst lush greenery while still just minutes away from the bustling shopping belt of Orchard Road.
Transport Connectivity
Upperhouse @ Orchard Boulevard will be integrated with the Orchard Boulevard MRT station on the Thomson-East Coast Line, offering residents exceptional transport connectivity.
Orchard Boulevard MRT station
The Orchard Road and Stevens MRT interchange stations are only one and two stops from the development, respectively, providing seamless connectivity to key areas of Singapore. These include the Central Business District (CBD), Marina Bay, the Greater Southern Waterfront, and many other parts of the island.
Being MRT interchanges for the Thomson-East Coast/North-South and Thomson-East Coast/Downtown Line, respectively, they facilitate convenient daily commutes for work, studies and leisure.
These comprehensive MRT networks also facilitate access to many top schools and educational institutions, especially those along the Bukit Timah/Dunearn Road belt where Nanyang Girls’ High School, Singapore Chinese Girls’ School, Hwa Chong Institution, National Junior College, and Methodist Girls’ School are located.
Public Buses
Residents of Upperhouse @ Orchard Boulevard have convenient access to many public buses along Orchard Boulevard and Grange Road. With the bus stops just a 2 to 3-minute stroll from the development, they offer an additional transport option, providing more flexibility in their daily commutes, whether for work, study, or leisure.
Proximity of Major Expressways
Residents of Upperhouse @ Orchard Boulevard who own private transport will benefit from its proximity to major expressways such as the Central Expressway (CTE) and the Ayer Rajah Expressway (AYE).
These expressways provide swift and convenient travel to many parts of Singapore, such as major regional hubs such as One-North, Jurong Lake District, Woodlands Regional Centre, Tampines Regional Centre, and Changi Airport.
Shopping and Amenities Near Upperhouse @ Orchard Boulevard
Residents of Upperhouse @ Orchard Boulevard enjoy unparalleled access to a plethora of world-class shopping, dining, and lifestyle amenities due to its proximity to Orchard Road. Just a short stroll, bus or train ride away are some of Singapore’s most high-end and iconic shopping malls. These include the following:
- ION Orchard: A premier luxury shopping mall featuring a wide array of international designer boutiques, high-end retailers, fine dining restaurants, and entertainment options.
- Ngee Ann City (Takashimaya): A large and established shopping complex housing a major department store, numerous specialty shops, restaurants, and lifestyle services.
- Paragon Shopping Centre: An upscale mall known for its designer fashion boutiques, luxury brands, and medical and dental services.
- Wisma Atria: A contemporary shopping mall with a mix of fashion brands, beauty stores, and dining establishments.
- Tanglin Shopping Centre and Tanglin Market Place: Offering a more eclectic mix of shops, including antiques, art galleries, and gourmet food options.
Tanglin Mall
Paragon Shopping Centre
Ion Shopping Mall
Ngee Ann City
Dining Experiences
Residents of Upperhouse @ Orchard Boulevard will be spoiled for choice when it comes to dining experiences as Orchard Road is home to a diverse culinary scene.
Dempsey Hill
With its Michelin-starred restaurants, fine dining establishments, trendy cafes and a variety of international and local cuisines, it is an ideal destination for a casual lunch, a romantic date at night, or a simple dinner with friends.
In addition, a short drive will take them to Dempsey Hill, which is known for its unique dining and bar scene set amidst lush greenery.
Leisure Offerings
Beyond shopping and dining, Orchard Road and its surrounding vicinity offer a wide array of entertainment and recreational amenities. Entertainment venues such as Cathay Cineplex, Victoria Concert Hall, Esplanade - Theatres on the Bay, ArtScience Museum, Singapore Art Museum, and many others provide various options for leisure and cultural enrichment.
In addition, the Marina Bay F1 street circuit is just a 10-minute drive from Upperhouse @ Orchard Boulevard.
Victoria Concert Hall
Esplanade - Theatres on the Bay
Daily Necessities and Groceries
Orchard Road and its vicinity boast a diverse selection of supermarkets catering to various needs. From the premium Tanglin Market Place to popular chains like Cold Storage, CS Fresh Gold, and FairPrice Finest, residents and visitors enjoy easy access to fresh produce and daily necessities.
The 24-hour Don Donki Orchard Central provides added convenience. These supermarkets offer a wide range of groceries, ensuring that everything from local specialities to international products is readily available.
URA’s Rejuvenation Plans for Orchard Road
Orchard Road, stretching from Tanglin Road to Dhoby Ghaut, is poised to be rejuvenated under the URA Master Plan, which will further enhance its status as a premier live, work, and play destination.
URA Master Plan for Orchard Road
Some of its plans include:
Transformation into an Urban Green Corridor: Taking inspiration from Orchard Road’s plantation heritage, more lush green spaces will be introduced to transform it into an urban green corridor.
A Green Oasis: A continuous green oasis will be developed around the Dhoby Ghaut MRT station that will connect to open spaces such as Istana Park, Dhoby Ghaut Green, and Plaza Singapura. There is also the potential to pedestrianise these areas for public activities.
Strengthening and Differentiating Sub-precincts: Introduction of innovative non-retail offerings, lifestyle attractions, and events in Tanglin, Orchard, Somerset, and Dhoby Ghaut to create multi-faceted experiences.
Activating Side Streets and Lanes: Branching off from Orchard Road, new lifestyle areas will be formed to offer a sense of discovery while improving connectivity to residential areas, enhancing the overall urban fabric.
The URA’s plan to seamlessly integrate luxury retail, diverse dining options, entertainment, and essential amenities woven within lush greenery will make Upperhouse @ Orchard Boulevard an exceptionally convenient and desirable place to live.
Schools Near Upperhouse @ Orchard Boulevard
Upperhouse @ Orchard Boulevard is conveniently located near many highly sought-after educational institutions, making it an attractive choice for families with children seeking quality education.
This proximity enhances its family-friendly appeal and desirability as a prime residential address.
Primary Schools
For children entering Primary 1, many schools can be found within a 1-2 km radius, providing them with priority admission under the Education Ministry’s distance-based allocation system. These schools are:
- Anglo-Chinese School (Junior)
- Alexandra Primary School
- Gan Eng Seng Primary School.
- Queenstown Primary School.
- River Valley Primary School.
- Singapore Chinese Girls’ (Primary).
- Zhangde Primary School.
Secondary Schools
Several schools are also within close proximity. These include:
- ACS (Barker Road).
- Crescent Girls’ School.
- Bukit Merah Secondary School.
- Gan Eng Seng Secondary School.
- Queenstown Secondary School.
Although most of the above-mentioned secondary schools are not considered “branded”, many reputable secondary schools and Junior Colleges along Bukit Timah/Dunearn Road are easily accessible via a short train ride. These include:
- Nanyang Girls’ High School.
- Methodist Girls’ School.
- Hwa Chong Institution.
- National Junior College.
River Valley Primary School
Crescent Girls' School
National University of Singapore (NUS) .
Singapore Management University (SMU)
International Schools Near Upperhouse @ Orchard Boulevard
Upperhouse @ Orchard Boulevard enjoys a prime location surrounded by renowned international schools, making it an attractive choice for expatriate families seeking quality education for their children.
As expatriates often prioritise convenience and accessibility when selecting a home, Upperhouse will offer an attractive option for tenants. This makes it an attractive investment option for buyers seeking long-term returns.
Some of the many international schools situated a short drive or bus ride from the development include:
- Astor International School (Kay Siang Road).
- Invictus International School (Loewen Road).
- Melbourne International School (Loewen Road).
- EtonHouse International School (Tanglin Road).
- Dynamics International School (Orchard Road).
- Furen International School (Claymore Hill).
- NPS International School (Scotts Road).
Comparative Market Analysis
Judging from recent sales of new condos in the core central region (CCR), the take-up rate has been relatively lacklustre. This can be attributed to the 60% hike in the ABSD rate imposed on foreigners buying residential properties in Singapore, effective from 27 April 2023.
Below are some of the recent new launches in the core central region (CCR) with their average sales price and take-up rates:
| Project | Launch Date | Average Sales Price | Percentage Sold during Launch |
| Aurea | 8 March 2025 | $3,005 psf | 12.2% |
| Union Square Residences | 9 November 2024 | $3,200 psf | 20% |
| One Sophia | 6 November 2024 | $2,750 psf | 10% |
In addition, the decentralisation efforts of the Singapore government and expanding MRT network have made properties in RCR and OCR more accessible and attractive, especially with their lower entry prices. These developments have negatively impacted housing demand in CCR.
Nevertheless, when priced right, Upperhouse @ Orchard Boulevard can be expected to attract astute property investors. This can be observed at Cuscaden Reserve, which experienced an increase in sales when prices were slashed by about 20% to slightly above $3,000 psf.
This is likely to be the "sweet spot" for property buyers and investors interested in a premium development with a coveted locale in which new supply is limited.
In addition, the narrowing price differentials (10-year average psf) observed between properties in the Core Central Region (CCR) and those in the Rest of Central Region (RCR) and Outside Central Region (OCR) present a compelling value proposition.
Average Price Trend: CCR vs RCR vs OCR
As illustrated in the above chart, the 10-year average price appreciation (psf) of condos/apartments for the three main regions is as follows:
- Core Central Region (CCR): +30.11%.
- Rest of Central Region (RCR): +68.17%.
- Outside Central Region (OCR): +72.69%.
With RCR and OCR properties outperforming those in CCR, this has narrowed the price premium of CCR properties to RCR and OCR (as of 1 April 2025).
- CCR vs RCR: From +33.98% to +3.66%.
- CCR vs OCR: From +58.86% to +19.70%.
Conclusion – Upperhouse @ Orchard Boulevard’s Investment Potential
To recap, Upperhouse @ Orchard Boulevard presents an investment opportunity in Singapore’s luxury property sector due to the following factors:
- Rare Government Land Sale Site: As the first Government Land Sale (GLS) plot in Orchard Road since 2018, the short supply is expected to fuel strong interest due to promising capital appreciation in the longer term.
- Orchard Road Rejuvenation and Urban Transformation: The URA’s rejuvenation plans for Orchard Road and surrounding areas will further improve desirability and living standards.
- Exclusive Chatsworth Road GCB Area: Located next to the highly exclusive Chatsworth Road Good Class Bungalow (GCB) enclave ensures good preservation of asset values.
- Integrated with Orchard Boulevard MRT Station: Integration with Orchard Boulevard MRT Station enables convenient commutes to workplaces, schools, and amenities, a key factor for property investors as it significantly enhances the development’s desirability.
- Proximity to a Wide Range of Amenities: Easy access to essential amenities, shopping malls, dining destinations, medical facilities, and recreational areas offers varied and interesting living experiences.
- Family-friendly Location: A wide choice of local and international schools nearby offers quality education without long daily commutes, thereby providing more quality family time.
- Short Commutes to Singapore's Financial District: A short commute to Singapore's Central Business District (CBD) and Marina Bay Financial Centre, both key employment nodes, provide a ready tenant pool of high-income earners and expatriates.
If you wish to receive the latest information on Upperhouse @ Orchard Boulevard or are interested in attending the launch preview, please WhatsApp or email me.
More Property Reviews
Other than Upperhouse @ Orchard Boulevard, you may also be interested in the following new launches located in the core central region (CCR):
- W Residences at Marina View.
- One Marina Gardens at Marina South.
- Aurea at Beach Road.
- Union Square Residences next to Clark Quay.
- The Collective @ One Sophia at Sophia Road.
- Lyndenwoods at Singapore Science Park.
- Arina East Residences at Tanjong Rhu.
