Upperhouse at Orchard Boulevard – The Dawn of a New Landmark in District 10
1.1. A Generational Opportunity in Singapore’s Most Prestigious Enclave
In the highly sought-after and tightly held Orchard/Tanglin residential precinct, the announcement of a new development is a significant market event. The launch of Upperhouse at Orchard Boulevard, however, represents something far more momentous: a generational opportunity for discerning homebuyers and investors. This project marks the first residential site released under the Government Land Sales (GLS) programme in this prestigious enclave since 2018, a six-year hiatus that has created a palpable sense of anticipation and pent-up demand within the luxury property sector.1
In February 2024, a joint venture between two of Singapore’s most esteemed developers, UOL Group and Singapore Land Group (SingLand), secured the prime 7,031.4 square metre leasehold site with a bid of S428.3million.ThistranslatestoalandpriceofS1,617 per square foot per plot ratio (psf ppr), a figure that reflects both the site’s premier location and the developers’ confidence in the enduring appeal of an Orchard Boulevard address.1 The launch of Upperhouse is therefore not merely the introduction of another condominium; it is a landmark moment that signals a new chapter for luxury living in District 10, poised to capture the attention of a market that has long awaited a fresh, modern offering in this iconic locale.
1.2. The Vision: A Captivating Duality of Urban Vibrancy and Serene Luxury
The core philosophy underpinning Upperhouse at Orchard Boulevard is one of “captivating duality”.5 It is a vision meticulously crafted to resolve the modern urbanite’s central dilemma: the desire for immediate access to the dynamic pulse of city life versus the need for a private, tranquil sanctuary to call home. This development is designed to offer both, without compromise.
On one hand, Upperhouse provides an unparalleled connection to the vibrant energy of Singapore. Its location offers direct, sheltered access to the Orchard Boulevard MRT station, placing residents at the nexus of the city’s premier shopping, dining, and entertainment belt.2 The world’s leading luxury brands, Michelin-starred restaurants, and exclusive social clubs are not just nearby; they form the very fabric of the neighbourhood.
On the other hand, the development is conceived as an exclusive, elevated retreat. Rising 35 storeys, it promises a collection of residences designed with privacy, serenity, and well-being at their core.1 Landscaping by world-class architects will weave green spaces into the urban fabric, creating a resort-like ambiance that offers a peaceful escape from the city’s hustle and bustle.5 This harmonious blend of connection and seclusion, of prestige and peace, defines the unique value proposition of Upperhouse. It is a home that offers a front-row seat to the best of Singapore, while simultaneously providing a serene haven to recharge and reflect.
1.3. Project Fact Sheet: Upperhouse at a Glance
For clarity and quick reference, the fundamental details of the Upperhouse at Orchard Boulevard development are summarized below. The project is set to feature 301 residential units, a figure confirmed in official developer presentations, clarifying discrepancies noted across various preliminary marketing materials.1
| Attribute | Details | Source(s) |
| Project Name | Upperhouse at Orchard Boulevard | 2 |
| Developer | United Venture Development (No. 7) Pte. Ltd. (A joint venture between UOL Group and Singapore Land Group) | 2 |
| Address | 20 & 22 Orchard Boulevard, Singapore | 2 |
| District | 10 (Tanglin / Holland / River Valley) | 3 |
| Tenure | 99-Year Leasehold | 3 |
| Site Area | 7,031.5 sqm / 75,687 sqft | 1 |
| Total Units | 301 Residential Units | 1 |
| Number of Blocks | 2 Blocks | 3 |
| Number of Storeys | 35 Storeys | 1 |
| Expected T.O.P. | Estimated 2029 | 2 |
| Architect | ADDP Architects LLP | 8 |
| Interior Designer | Massone Ong | 5 |
| Landscape Architect | Ecoplan Asia Pte Ltd | 5 |
The six-year gap in new government land sales within this prime district has cultivated a significant reservoir of untapped demand. Affluent buyers and investors seeking modern luxury residences have had limited options, often having to choose between older resale properties or developments in less central locations. Upperhouse is perfectly positioned to capture this demand. Its brand-new status allows for the integration of contemporary design principles, smart home technology, energy-efficient systems, and meticulously planned facilities that older buildings in the vicinity simply cannot offer. This first-mover advantage in the current market cycle is a critical component of its investment appeal, presenting a product that is not just new, but new in a category of its own within the immediate Orchard/Tanglin landscape.
Section 2: The Unrivaled Prestige of an Orchard Boulevard Address: An Ecosystem of Luxury
The value of a property is intrinsically linked to its location, but an address at Orchard Boulevard transcends mere geography. It signifies entry into a comprehensive ecosystem of luxury, convenience, and prestige that is unmatched in Singapore. Living at Upperhouse means being at the very heart of this ecosystem, where every facet of a sophisticated urban lifestyle is not just accessible, but is an extension of one’s home.
2.1. A World of Flagship Retail and Haute Couture at Your Doorstep
Orchard Road is globally recognized as one of the world’s premier shopping streets, and for residents of Upperhouse, it is their local promenade. The development is a short stroll from an unparalleled concentration of flagship luxury boutiques, high-end department stores, and curated shopping malls.7 The experience goes beyond simple retail therapy; it is about living amidst the epicentre of fashion and lifestyle.
Iconic destinations like ION Orchard, with its dazzling facade and collection of global luxury brands, and Paragon, known for its high-end fashion and sophisticated ambiance, are moments away. Ngee Ann City, home to the Takashimaya department store, offers a vast selection of goods from fashion to home furnishings, while the nearby Tanglin Mall provides a more curated experience with artisanal shops and gourmet grocers.3 This proximity means that the latest collections, exclusive product launches, and personalized shopping services are all part of the daily living experience, offering a level of convenience that defines modern luxury.
2.2. A Culinary and Social Epicenter
The Orchard and Tanglin precinct is a nexus for Singapore’s social and culinary elite. The dining landscape is a vibrant tapestry of options, from Michelin-starred establishments to chic cafes and exclusive bars.6 For residents of Upperhouse, this means a world of gastronomic exploration is within walking distance. Acclaimed restaurants such as the two-Michelin-starred Shisen Hanten by Chen Kentaro, offering exquisite Szechuan cuisine, and the one-Michelin-starred Iggy’s, known for its innovative modern-contemporary menu, are located in the vicinity, providing world-class dining experiences just minutes from home.20
Beyond dining, the neighbourhood is home to some of Singapore’s most venerable and exclusive private clubs, which form the social backbone of the community. The historic Tanglin Club, founded in 1865, offers a diverse range of social and sporting amenities in the exclusive Claymore district and maintains a prestigious, international membership.23 For oenophiles, 67 Pall Mall provides a sophisticated private members’ club for wine lovers, boasting one of the largest and most diverse wine lists in Southeast Asia right in the heart of Orchard Road.26 Membership and access to these institutions are a key part of the lifestyle for many in this enclave, and Upperhouse’s location places residents at the centre of this exclusive social network.
2.3. Seamless Connectivity: The Ultimate Modern Luxury
Perhaps the most defining feature of Upperhouse’s location in the context of modern luxury living is its unparalleled connectivity. The development boasts a direct, sheltered connection to the Orchard Boulevard MRT Station on the Thomson-East Coast Line (TEL).2 This single feature fundamentally transforms the urban living experience, offering a level of convenience that is a true luxury in a bustling city.
The TEL provides residents with seamless access to key destinations across Singapore. The Central Business District (CBD) at Raffles Place, the vibrant Marina Bay financial and lifestyle hub, and key cultural districts are just a few stops away. With future extensions, the line will offer a direct link to Changi Airport, making international travel exceptionally convenient.27 This direct access to a modern, efficient public transport network offers a compelling alternative to private vehicle ownership. While many luxury enclaves, particularly those dominated by Good Class Bungalows (GCBs), are inherently car-dependent, Upperhouse provides the option of a “car-lite” lifestyle without any sacrifice of prestige or accessibility. For residents who prefer to drive, the property is also strategically located near major arterial roads and expressways, including the Central Expressway (CTE) and Pan Island Expressway (PIE), ensuring efficient travel across the island.4
2.4. An Oasis of Green Amidst Urban Splendor
Despite its location in the heart of the city, Upperhouse offers immediate access to one of Singapore’s most cherished natural treasures: the Singapore Botanic Gardens. This 82-hectare tropical garden, a UNESCO World Heritage Site, is just a short drive or a few MRT stops away, serving as a magnificent “backyard” for residents.3
The Botanic Gardens is more than just a park; it is an important global centre for plant research and conservation, featuring stunning attractions like the National Orchid Garden, with its 1,000 species and 2,000 hybrids of orchids.3 The ability to easily escape the urban environment for a morning jog, an evening stroll, or a weekend picnic amidst lush, historic greenery is an invaluable benefit. This proximity to significant green space enhances the quality of life immeasurably, promoting well-being and providing a serene counterpoint to the vibrancy of Orchard Road. This access to nature is a critical component of the property’s value, appealing to those who seek a balanced and holistic lifestyle.
2.5. A Hub of Educational and Medical Excellence
For families, access to quality education is a paramount consideration. The Orchard and Tanglin area is renowned for its concentration of prestigious local and international schools. Upperhouse is located within a 1-2 km radius of several top-tier primary and secondary schools, a crucial factor for the Primary 1 registration exercise and for ensuring a world-class education for children.3 Notable schools in the vicinity include Alexandra Primary School, Anglo-Chinese School (Junior and Primary), River Valley Primary School, and Singapore Chinese Girls’ Primary School.3 For expatriate families, the proximity of leading international schools such as the International School Singapore (ISS) is a significant advantage.15
Complementing the educational infrastructure is the availability of world-class healthcare. The development is situated near a hub of premier medical facilities, including the Camden Medical Centre, Mount Elizabeth Hospital, and Gleneagles Hospital.3 This ensures that residents have swift and convenient access to a comprehensive range of medical services, from routine check-ups to specialist care, providing invaluable peace of mind.
The concentration of these essential services creates a complete and self-sufficient ecosystem. The traditional value of an Orchard address, once defined primarily by retail, has evolved. It now represents a fully integrated “15-minute city” lifestyle for the ultra-affluent, where every need—from shopping and dining to education, healthcare, and recreation—is met within a compact and accessible radius. Upperhouse, with its direct MRT link, is the final, crucial piece of this modern luxury puzzle, offering a level of seamless, car-lite convenience that even many of the sprawling Good Class Bungalows in the area cannot replicate. This unique combination of prestige and practicality significantly broadens its appeal, positioning it perfectly for a new generation of high-net-worth buyers who value time and quality of life above all else.
Section 3: The Masterminds Behind the Masterpiece: A Deep Dive into UOL Group and Singapore Land Group
The credibility and track record of a developer are paramount in any new launch investment, providing an essential layer of assurance regarding quality, delivery, and long-term value. Upperhouse at Orchard Boulevard is developed by a joint venture between two of Singapore’s most formidable real estate titans: UOL Group Limited and Singapore Land Group (SingLand). Their partnership brings together over a century of combined experience, a multi-billion dollar portfolio of iconic properties, and a shared commitment to architectural excellence, making them a powerhouse duo that instills immense confidence in the project’s success.
3.1. A Legacy of Excellence: The UOL and SingLand Pedigree
UOL Group Limited is one of Singapore’s leading public-listed property companies, with a history spanning over 60 years and a diversified portfolio of development and investment properties, hotels, and serviced suites across Asia, Oceania, Europe, and North America.28 With total assets valued at approximately S$22 billion, UOL is renowned for its unwavering commitment to creating architectural masterpieces that blend innovative design with functionality.28 The Group’s hospitality arm, under the prestigious Pan Pacific and PARKROYAL brands, further underscores its expertise in creating sophisticated lifestyle experiences.28 UOL’s dedication to quality has been recognized with numerous prestigious awards, including the FIABCI Prix d’Excellence Award and the President’s Design Award, cementing its reputation as a trusted brand.33
Singapore Land Group (SingLand), established in 1963, holds the distinction of being Singapore’s first public-listed property developer.32 For over 60 years, SingLand has played an instrumental role in shaping Singapore’s urban landscape, with landmark commercial properties like Singapore Land Tower, The Gateway, and Marina Square forming key parts of its legacy portfolio.30 SingLand’s vision is to be a leading creator of inclusive and sustainable urban spaces. This holistic approach covers a wide spectrum of real estate, from commercial offices and retail to residential properties and hotels, ensuring that each development is a reflection of creative excellence and forward-thinking concepts.32
3.2. Portfolio of Distinction – A Review of Past Triumphs as Precedents for Upperhouse
The developers’ recent forays into the ultra-luxury residential market provide a clear and compelling precedent for the quality and market reception that can be expected for Upperhouse. An analysis of these projects reveals a proven formula for success.
3.2.1. Case Study: MeyerHouse – Crafting the “Nassim of the East”
MeyerHouse, a freehold luxury condominium at Meyer Road, stands as a testament to the developers’ ability to create what many have dubbed the “Nassim of the East”.36 This project was a masterclass in quiet, understated luxury, targeting discerning homeowners who value privacy and expansive living spaces. The development’s success was built on a collaboration of internationally renowned masters of their craft: WOHA Architects, celebrated for their expertise in tropical architecture; Yabu Pushelberg, the acclaimed interior design firm; and Ramboll Studio Dreiseitl, the award-winning landscape architects.37
A key feature of MeyerHouse was its emphasis on ultimate privacy, with every one of its 56 units being served by a dedicated private lift and private entrance lobby—a seamless transition from the carpark to the apartment.36 This focus on exclusivity and design excellence earned MeyerHouse numerous accolades, including the Design of the Year at the Singapore Institute of Architects’ Architectural Design Awards 2022 and multiple EdgeProp Singapore Excellence Awards.33 The successful execution of MeyerHouse demonstrates the developers’ commitment to creating timeless, design-led assets that prioritize quality of life and are recognized as benchmarks in the luxury market.
3.2.2. Case Study: Watten House – A Sell-Out Success in a Challenging Market
If MeyerHouse was a statement of design intent, Watten House was a powerful demonstration of market acumen. Launched in late 2023, amidst a market subdued by property cooling measures and a 60% Additional Buyer’s Stamp Duty (ABSD) for foreigners, the project’s sales performance was nothing short of remarkable.39
On its first day of private preview in November 2023, Watten House sold 102 of its 180 units (57%) at an average price of S3,230psf.[40,41]ByitsofficialpubliclaunchinMarch2024,saleshadreached743,250 psf.39 This stellar performance, which included the sale of seven of its eight penthouses for between S
11.7millionandS14.5 million, made Watten House one of the top-selling new luxury projects of the year.39
Crucially, the buyer profile revealed deep local demand: approximately 96% of the initial buyers were Singaporeans and Permanent Residents (PRs).40 This indicates that the project’s offering—large-format, family-oriented freehold homes in a prime District 11 location near top schools—resonated powerfully with the local market. The success of Watten House underscores the developers’ profound understanding of the specific needs of Singapore’s affluent buyers and their ability to price and position a project astutely to drive significant market momentum, even in challenging conditions.
3.3. The Developer’s Playbook: De-risking Your Investment
The recent successes of UOL and SingLand are not isolated incidents but are indicative of a deliberate and sophisticated strategy. This strategy is centered on creating “collectible” masterpieces rather than mere residential commodities. The term “A Sequel to MeyerHouse” was even used in relation to Watten House, signaling a conscious effort to build a lineage of premier luxury projects that carry a distinct brand premium.44
For a buyer considering a new launch like Upperhouse, this track record provides a significant de-risking factor. The developers have demonstrated a clear and repeatable playbook for the luxury segment:
- Secure Prime Locations: Identifying and acquiring rare, strategic sites like the one at Orchard Boulevard.
- Assemble World-Class Teams: Collaborating with master architects, interior designers, and landscape artists to create a unique and compelling design narrative.
- Understand the Target Market: Designing products, such as the large-format units at Watten House, that cater directly to the demands of the local high-net-worth market.
- Deliver Uncompromising Quality: Executing the vision with the highest standards of construction, finishes, and fittings.
By investing in Upperhouse, a buyer is not just purchasing a condominium unit; they are acquiring an asset within a curated collection of high-performing properties developed by a trusted partnership. This “collectible” status provides both a psychological and a financial buffer, suggesting that the property will not only be delivered to the highest standards but will also hold its value robustly and appreciate in line with the developers’ established legacy of excellence.
Section 4: Architectural and Design Philosophy: Crafting a Timeless Home
The creation of a landmark residence requires a symphony of design talent, where architecture, interiors, and landscape converge to form a cohesive and inspiring living environment. For Upperhouse at Orchard Boulevard, developers UOL and SingLand have assembled a team of celebrated experts, each a master in their respective field. The collaboration between ADDP Architects, boutique interior design firm Massone Ong, and landscape architect Ecoplan Asia ensures that Upperhouse will be a testament to thoughtful, sophisticated, and timeless design.
4.1. The Architectural Vision of ADDP Architects: A Legacy of High-Rise Excellence
The architectural form of Upperhouse is helmed by ADDP Architects LLP, a multi-faceted and highly respected Singapore-based firm founded in 1986.45 With a legacy of over 30 years, ADDP has established itself as a leader in the design of high-rise residential buildings, commercial projects, and master planning, earning a place among BCI Asia’s Top 10 architectural firms for 15 consecutive years.46
ADDP’s design philosophy emphasizes a holistic and sustainable approach, producing innovative and quality designs that are responsive to client needs and the natural environment.45 The firm is a pioneer in leveraging advanced construction technologies, including Design for Manufacturing and Assembly (DfMA) and Prefabricated Prefinished Volumetric Construction (PPVC).45 This technical expertise is exemplified in their work on Avenue South Residence, which, at 56 storeys, stood as the world’s tallest PPVC residential development upon completion.48 This project showcased their ability to create elegant, super-high-rise towers that integrate seamlessly with their surroundings, featuring lush sky terraces and a design sensitive to solar orientation and airflow.48 For Upperhouse, ADDP brings this wealth of experience to craft a sleek, 35-storey contemporary tower that promises opulence and structural integrity, ensuring the building is not only beautiful but also efficient and sustainable.1
4.2. The Art of Understated Luxury by Massone Ong: Curating the Interior Experience
The interior spaces of Upperhouse are curated by the boutique design practice Massone Ong, a creative partnership between Elisa Massone and Vanessa Ong.52 Their design philosophy is a refreshing departure from ostentatious displays of wealth, focusing instead on “understated elegance and refined simplicity”.53 They champion a “less is more” approach, where the true luxury lies in the quality of materials, the harmony of proportions, and the thoughtful curation of every element.53
Massone Ong’s process begins with crafting a unique spatial narrative for each project, exploring the delicate balance between form and function.53 This is evident in their acclaimed work for the MeyerHouse show suite, where they envisioned a story for the imagined homeowner—a French art gallery owner married to a Chinese lady—to guide their design choices.53 This narrative-driven approach allows them to create immersive, personality-infused spaces that feel like authentic, lived-in homes rather than commercial products. They eschew “cookie-cutter templates” and instead focus on sourcing unique art and artefacts to elevate good design into something that speaks for itself.53 For Upperhouse, Massone Ong will bring this same meticulous attention to detail, curating a material palette and selecting premium fittings from renowned brands such as Rimadesio, Caccaro, Ernestomeda, and V-Zug to create interiors that are both beautiful and deeply personal.5
4.3. A Landscape of Tranquility by Ecoplan Asia: Weaving Nature into the Urban Fabric
The landscape architecture of Upperhouse is entrusted to Ecoplan Asia, an international firm specializing in creating resort-style, ecologically sensitive environments.56 Their core philosophy is to balance creative design with ecological sensitivity, transforming spaces into unique and authentic destinations.57 This approach is driven by a deep appreciation for nature, as articulated by director Thanapong Boonyasiriwat, who draws inspiration from his childhood experiences to bring a sense of natural wonder to urban projects.59
Ecoplan Asia’s process involves a thorough analysis of the site’s context—its sounds, senses, and natural terrain—to create a design that is deeply integrated with its surroundings.60 Their work on other luxury residential projects like Amber45 and Clavon demonstrates their ability to craft lush, retreat-like ambiances with cascading water features, tropical greenery, and thoughtfully designed communal spaces that serve as a buffer from the urban environment.62 At Upperhouse, this philosophy will manifest in serene gardens, tranquil water features, and verdant communal areas, including a developer-enhanced public park, that collectively create a green sanctuary in the heart of the city.5
4.4. A Symphony of Design: The Convergence of Masters
The selection of this specific team of designers reveals a highly sophisticated development strategy. By pairing a large, technically proficient architectural firm like ADDP with a specialized, narrative-driven interior designer like Massone Ong, the developers are mitigating a key risk in the ultra-luxury market: homogeneity. Large-scale developments can sometimes feel impersonal or generic. However, the approach for Upperhouse ensures the project benefits from the best of both worlds.
ADDP provides the structural integrity, efficiency, and proven capability to execute a complex high-rise project to the highest technical standards. Massone Ong, in turn, infuses the project with a soul, ensuring that the interior spaces are not just luxurious but also unique, personal, and timeless. Ecoplan Asia then wraps the entire development in a layer of natural tranquility, completing the vision of an urban sanctuary. This hybrid approach—combining the reliability of a major firm with the curated touch of a boutique designer and the ecological sensitivity of a landscape specialist—is a powerful differentiator. It creates a product that will appeal to sophisticated buyers who demand the security of a large-scale development but crave the individuality and character of a bespoke home.
Section 5: Investment Analysis: Why Upperhouse is a Compelling Asset for the Discerning Investor
A prudent property investment is underpinned by a clear understanding of its potential for capital appreciation and rental yield. For Upperhouse at Orchard Boulevard, the investment thesis is exceptionally strong, supported by government-backed urban transformation plans, a robust comparative market landscape, and a strategic value proposition. These factors combine to position Upperhouse not just as a luxury residence, but as a compelling asset class for the discerning investor’s portfolio.
5.1. The URA Master Plan: A Government-Backed Catalyst for Long-Term Growth
The Urban Redevelopment Authority (URA) Master Plan is Singapore’s statutory land use plan, a blueprint that guides the nation’s development over the next 10 to 15 years.64 For property investors, the Master Plan is a critical tool, as it outlines future infrastructure and zoning changes that can significantly enhance property values. The plans for the Orchard and Tanglin precincts are particularly relevant to Upperhouse and serve as a powerful, government-backed catalyst for long-term growth.
5.1.1. The Rejuvenation of Orchard Road
The URA has a comprehensive vision to transform Orchard Road from a traditional shopping street into a vibrant, multi-dimensional lifestyle destination.66 This rejuvenation involves creating four distinct sub-precincts, each with its own unique personality and offerings: Dhoby Ghaut as a family-friendly zone, Somerset as a youth-oriented hub, Orchard for an enhanced shopping experience, and, most importantly for Upperhouse,
Tanglin.70
The Tanglin precinct is envisioned as a “mixed-use neighbourhood with a strong arts and artisanal flavour”.72 Plans include transforming the area behind Tudor Court into a lively courtyard with public art and al fresco dining, enhancing the cultural and lifestyle appeal of the immediate vicinity of Upperhouse.74 This strategic placemaking effort aims to attract a more diverse crowd, including art lovers and those seeking unique cultural experiences, thereby enriching the neighbourhood’s character and boosting its desirability.75
5.1.2. The Green Corridor Initiative
A key component of the Orchard Road rejuvenation is the creation of a 6-kilometre-long “green connection” or urban corridor linking the Singapore Botanic Gardens to Fort Canning Park.66 This initiative will see the integration of more parks, rooftop gardens, and lush, pedestrian-friendly streetscapes along the famous boulevard.69 This focus on greenery not only enhances the aesthetic appeal of the area but also improves the quality of life for residents by providing more spaces for recreation and relaxation.75 For a development like Upperhouse, which is already in close proximity to the Botanic Gardens, this “green-ing” of the entire corridor reinforces its positioning as an urban sanctuary and adds a tangible premium to its value.
5.1.3. Quantifying the Impact
These government-led initiatives significantly de-risk a long-term investment in Upperhouse. Historical data and market analysis consistently show that such urban rejuvenation plans have a positive impact on property values.66 A URA report indicated that property values in the Orchard Boulevard area saw a 6.4% increase from 2018 to 2019 alone, following the announcement of these plans, with the trend expected to continue as the vision is realized.66 The Master Plan provides a clear, state-endorsed narrative for future capital appreciation. It ensures that the Orchard precinct will not stagnate but will evolve and adapt, securing its status as a premier global destination and providing a solid foundation for sustained property value growth.66
5.2. Comparative Market Analysis (CMA): Benchmarking Upperhouse Against Its Peers
To accurately contextualize the investment potential of Upperhouse, it is essential to benchmark it against its direct competitors in the ultra-luxury segment. The following tables provide a data-driven comparison of recent sales and rental transactions for key neighbouring developments.
Table 1: Ultra-Luxury Sales Transaction Analysis (Last 24 Months)
This table compares recent sales transactions for three key comparables: Boulevard 88 (Freehold, TOP 2022), Park Nova (Freehold, TOP 2023), and Cuscaden Reserve (99-Year Leasehold, TOP 2023).
| Project | Tenure | TOP | Unit Type | Size (sqft) | Transaction Date | Sale Price (S$) | Price (PSF) | Source(s) |
| Boulevard 88 | Freehold | 2022 | 4 Bedroom | 2,799 | Dec 2022 | $13,780,000 | $4,924 | 80 |
| Boulevard 88 | Freehold | 2022 | 2 Bedroom | 1,313 | Aug 2023 | $5,266,000 | $4,010 | 81 |
| Boulevard 88 | Freehold | 2022 | 3 Bedroom | 1,776 | Nov 2023 | $6,600,000 | $3,716 | 81 |
| Boulevard 88 | Freehold | 2022 | 2 Bedroom | 1,313 | May 2024 | $5,202,000 | $3,962 | 81 |
| Boulevard 88 | Freehold | 2022 | 3 Bedroom | 1,776 | Apr 2025 | $7,150,000 | $4,026 | 81 |
| Park Nova | Freehold | 2023 | 2 Bedroom | 1,432 | Aug 2023 | $6,646,000 | $4,642 | 82 |
| Park Nova | Freehold | 2023 | 4 Bedroom | 2,895 | Dec 2024 | $15,988,000 | $5,522 | 82 |
| Park Nova | Freehold | 2023 | Penthouse | 5,898 | Jan 2025 | $38,888,000 | $6,593 | 83 |
| Cuscaden Reserve | 99-Year | 2023 | 2 Bedroom | 936 | Nov 2024 | $3,181,000 | $3,397 | 85 |
| Cuscaden Reserve | 99-Year | 2023 | 3 Bedroom | 1,163 | Feb 2025 | $3,848,000 | $3,310 | 85 |
| Cuscaden Reserve | 99-Year | 2023 | 4 Bedroom | 2,099 | Apr 2025 | $7,111,800 | $3,388 | 85 |
Note: Data compiled from multiple sources and represents a selection of recent transactions for illustrative purposes. 80
Table 2: Prime Rental Market Analysis
This table shows current asking rents for the same set of competitor projects, providing an indication of the potential rental income.
| Project | Unit Type | Size (sqft) | Asking Monthly Rent (S$) | Asking Rent (PSF/month) | Source(s) |
| Boulevard 88 | 3 Bedroom | 1,776 | $13,500 – $15,500 | $7.60 – $8.73 | 80 |
| Boulevard 88 | 4 Bedroom | 2,766 | $25,888 – $29,000 | $9.36 – $10.48 | 80 |
| Park Nova | 3 Bedroom | 1,432 – 2,207 | $15,000 – $23,000 | ~$10.47 | 86 |
| Park Nova | 4 Bedroom | 2,895 | $42,000 | ~$14.51 | 86 |
| Cuscaden Reserve | 2 Bedroom | 807 – 936 | $7,000 – $8,500 | ~$8.24 – $9.08 | 85 |
| Cuscaden Reserve | 3 Bedroom | 1,163 | $10,000 – $10,500 | ~$8.60 – $9.03 | 85 |
Note: Rental data is based on asking prices from property portals and is subject to negotiation. 80
5.3. Price Analysis and Value Proposition
Indicative pricing for Upperhouse at Orchard Boulevard ranges from S2,500toS3,593 psf.3 This pricing strategy is astute and positions the development competitively within the ultra-luxury landscape. When compared to the freehold benchmarks of Park Nova (which has seen transactions from S
4,600psftooverS6,500 psf) and Boulevard 88 (transacting between S3,700psfandS5,000+ psf), Upperhouse’s 99-year leasehold tenure allows for a more accessible entry quantum.80
However, its pricing is competitive with its fellow 99-year leasehold neighbour, Cuscaden Reserve, which has transacted in the S2,800toS3,400 psf range.87 The key differentiator for Upperhouse is its status as the newest launch in the immediate area, coupled with a superior locational attribute: direct, integrated MRT access. This tangible, daily-use luxury is a significant value driver that is not present in the same way for its peers. For early-bird buyers, this presents a strong value proposition—the opportunity to enter the market at a competitive price point for a brand-new product with a unique and powerful convenience factor.
5.4. Rental Yield and Tenant Profile
Based on the asking rents of comparable properties, a healthy gross rental yield can be projected for Upperhouse. A user review has suggested a potential yield of around 4% 3, which aligns with the strong rental demand in the prime Orchard district. The target tenant profile for Upperhouse is clear and robust. It includes:
- C-Suite Expatriates: Top-level executives from the numerous multinational corporations with regional headquarters in Singapore.
- Diplomatic Community: Staff from the many embassies and high commissions located in the Tanglin and Orchard area.
- High-Net-Worth Individuals: Foreign individuals and families seeking a prestigious and convenient base in Singapore for business or leisure.
- Medical Professionals & Academics: Visiting specialists and academics affiliated with the nearby medical centres and international schools.
This deep and diverse tenant pool, attracted by the prestige of the address and the unparalleled convenience, underpins a strong and resilient rental market, making Upperhouse a compelling choice for long-term investors.
Section 6: A Guided Tour Through Upperhouse: Unit Mix, Finishes, and Facilities
Upperhouse at Orchard Boulevard is meticulously designed to cater to a range of sophisticated lifestyles, from young professionals to multi-generational families. The development is thoughtfully segmented into distinct collections, each offering a unique living experience, complemented by a suite of world-class amenities that transform the residence into a private resort.
6.1. Finding Your Perfect Space: The Signature and Bespoke Collections
Upperhouse offers a diverse mix of 301 premium residences, ensuring a perfect fit for various homeowner needs.2 The development is conceptualized into two distinct offerings: the Signature Collection and the Bespoke Collection.5
The Signature Collection is designed to balance elegance with practical functionality. This range includes a variety of unit types, from well-appointed 1-Bedroom + Study and 2-Bedroom units, ideal for professionals or couples, to spacious 3-Bedroom units perfect for young families.2 These homes are characterized by efficient layouts that maximize living space, high-quality finishes, and a design ethos that harmonizes with the energetic rhythm of city life while providing a calm and private retreat.
The Bespoke Collection represents the pinnacle of luxury within the development, created for those who seek pure indulgence and exclusivity. This collection comprises the larger 4-Bedroom Suites, which come with a host of rare and coveted features.2 These include private lift access directly to the unit and dedicated, exclusive carpark lots—amenities that are exceptionally rare even in luxury condominiums and provide an unparalleled sense of privacy and prestige.8
The currently anticipated unit configurations include:
- 1 Bedroom + Study
- 2 Bedroom Premium
- 2 Bedroom Premium + Study
- 3 Bedroom Premium
- 4 Bedroom Suite
(Prospective buyers are encouraged to register their interest to receive the complete and official set of detailed floor plans as they are released by the developer.)
All units, regardless of collection, will be outfitted with premium fittings and finishes from world-renowned brands. The interiors, curated by Massone Ong, will feature Italian-imported cabinetry from Caccaro and Ernestomeda, and high-end kitchen appliances from the Swiss brand V-Zug, ensuring a home that is as functional as it is beautiful.5
6.2. A Lifestyle of Curated Luxury: A Tour of the Amenities
The facilities at Upperhouse are thoughtfully designed to go beyond the standard offerings of a luxury condominium. They are curated to create a holistic, resort-like experience, providing spaces for wellness, recreation, and socialization. The design reflects UOL’s deep expertise in hospitality, creating an environment that feels managed, exclusive, and service-oriented.9
A descriptive journey through the key amenities illustrates this lifestyle:
- Infinity Pool with Panoramic Views: Located on Level 35, the rooftop infinity pool offers a breathtaking escape, allowing residents to unwind while taking in stunning panoramic views of the Orchard skyline.3
- Private Wellness Villa: A standout feature is the exclusive Private Wellness Villa, a sanctuary dedicated to relaxation and rejuvenation. This facility includes a private hydro pool and spa, offering a level of privacy and indulgence typically found only in five-star resorts.9
- Residents’ Clubhouse and Dining Pavilions: The development features an exclusive clubhouse and private dining pavilions, providing elegant and versatile spaces for hosting gatherings, events, or casual get-togethers with friends and family.3
- State-of-the-Art Fitness and Business Facilities: A fully equipped, modern gymnasium and a sophisticated business lounge cater to residents’ wellness and professional needs, allowing for a seamless integration of work, life, and fitness.3
- Integrated Green Spaces: The development is enveloped in lush landscaping by Ecoplan Asia. A unique feature is the developer-enhanced public park adjoining the property, with direct access for residents, further extending the green, tranquil environment.5
- Concierge Services: Complementing the physical amenities are dedicated concierge services, providing residents with a hotel-like level of assistance and convenience, further enhancing the hassle-free living experience.3
This focus on providing “managed” or “serviced” lifestyle experiences is a significant differentiator. High-net-worth individuals and C-suite expatriates, who form the core target market, are often time-poor and place a high premium on convenience and curated services. By offering these hotel-like amenities, the developers are catering directly to the lifestyle demands of their intended audience. This not only enhances the quality of life for owner-occupiers but also significantly boosts the property’s rental appeal, justifying a higher rental quantum as tenants are paying for a comprehensive lifestyle package, not just a living space.
Section 7: Securing Your Legacy at Upperhouse at Orchard Boulevard
The decision to purchase a property in Singapore’s Core Central Region is a significant one, involving careful consideration of location, quality, and investment potential. Upperhouse at Orchard Boulevard presents a rare and compelling case, distinguished by a convergence of factors that make it a truly standout opportunity in the current market.
7.1. Synthesizing the Unmistakable Value Proposition
This comprehensive analysis has illuminated the four pillars that form the foundation of Upperhouse’s unmistakable value:
- The Irreplaceable Address: Upperhouse occupies a prime District 10 location, an address synonymous with prestige and luxury. This inherent value is further amplified by the government-backed URA Master Plan, which promises to rejuvenate the Orchard and Tanglin precincts, ensuring the area’s long-term vibrancy and enhancing its appeal as a global lifestyle destination. The direct, integrated access to the Orchard Boulevard MRT station provides a layer of modern convenience that is unparalleled in the immediate vicinity.
- The Developer’s Guarantee: The project is a collaboration between UOL Group and Singapore Land Group, two of the nation’s most respected and experienced developers. Their combined legacy of over a century, their extensive portfolio of award-winning projects, and their recent, resounding successes with MeyerHouse and Watten House provide an unwavering guarantee of quality, reliability, and market acumen.
- The Design-Led Approach: Upperhouse is not just built; it is meticulously crafted. The architectural vision of ADDP Architects, the bespoke interior curation by Massone Ong, and the ecologically sensitive landscapes by Ecoplan Asia come together to create a home that is at once a bold architectural statement, an intimate personal sanctuary, and a tranquil urban resort.
- The Compelling Investment Case: The development is strategically positioned in the market. Its 99-year leasehold tenure allows for an attractive entry price relative to its freehold peers, while its brand-new status, superior location, and unique amenities provide a clear and powerful value proposition. This is supported by a robust rental market and clear catalysts for long-term capital appreciation.
7.2. The Final Word: An Invitation to a New Era of Luxury
In conclusion, Upperhouse at Orchard Boulevard transcends the definition of a mere condominium. It is a thoughtfully conceived, design-forward development that responds directly to the evolving demands of the modern luxury market. It offers a unique synthesis of urban connectivity and serene privacy, backed by the impeccable track record of its developers and fortified by a government vision for the area’s future.
To acquire a residence at Upperhouse is to do more than just buy a property. It is an opportunity to secure a piece of a new landmark, to invest in a lifestyle of unparalleled convenience and sophistication, and to own a rare and iconic asset that is perfectly positioned to become a timeless part of Singapore’s real estate legacy.
7.3. Your Next Step: Gaining Exclusive Access
For those who recognize this exceptional opportunity, the next step is to gain priority access. We extend an invitation to experience the vision of Upperhouse firsthand.
- VVIP Showflat Preview: Register your interest for an exclusive VVIP preview of the Upperhouse showflat. Be among the first to explore the layouts, experience the curated interior collections, and receive briefings directly from the developer’s team before the public launch.3
- Download Official Materials: Request the official e-brochure and a full set of detailed floor plans to study the unit configurations and project details at your leisure.2
- Private Consultation: Arrange a private, no-obligation consultation with our specialist team. We can provide detailed analysis on pricing, unit availability, eligibility requirements, and financial calculations to help you make a fully informed decision.
