UpperHouse at Orchard Boulevard: A New Luxury Condo Launch in D10

Project Overview

UpperHouse at Orchard Boulevard is a brand-new 99-year leasehold development by a UOL Group–SingLand joint venture (80:20). It features one 35-storey tower with ~300 units (1–4 bedroom suites and penthouses) plus retail space. In early 2024 the developers won the Orchard Boulevard GLS site for S$428 million (~S$1,617 psf), reflecting strong confidence in this prime location. The project offers resort-style luxury in the heart of Singapore’s most prestigious enclave. The showflat opens 28 June 2025 and the sales launch is set for 12 July 2025. Early-bird buyers can expect attractive prices (analysts forecast break-even ~S$2,500–2,900 psf, suggesting launch pricing in the mid-S$3,000s range).

• Developer: United Venture Development (No. 7) Pte. Ltd. – a joint venture of UOL Group (80%) and Singapore Land Group (20%).
• Tenure: 99-year leasehold (project start).
• Tower: 1 block, 35 storeys, ~300 residential units, with retail on basement 1–2.
• Facilities: Rooftop infinity pool (level 35), sky garden, gym, spa, clubhouse, business lounge, and 24/7 concierge service.
• Address: 20/22 Orchard Boulevard (with Orchard Boulevard MRT station entrance integrated).

Prime Location & Accessibility

UpperHouse’s standout feature is its doorstep MRT access. It sits immediately above Orchard Boulevard MRT Station (TEL), allowing a 2-minute sheltered walk to train. Just one stop away are Orchard Station (NSL/TEL) and the bustling ION Orchard mall. Orchard Boulevard itself is a quiet, high-end enclave adjacent to the Orchard Road shopping belt. This means luxury malls (ION, Paragon, Takashimaya), fine dining and nightlife are just minutes away on foot.

The location combines urban convenience with green serenity. The Singapore Botanic Gardens (a UNESCO World Heritage site) is a 5-minute drive or one MRT stop away, offering vast parks and green space. Nearby Tanglin Mall and its medical suite (Camden Medical) are within walking distance, highlighting the convenience of this area. Major CBD and financial districts are only ~10 minutes by car. The neighborhood also hosts elite schools (Anglo-Chinese School [Barker Road], Singapore Chinese Girls’ School) and international preschools, making it ideal for families.

• Orchard Boulevard MRT (TEL): Direct connection at ground level.
• Shopping & Dining: Steps to Orchard Road’s ION, Paragon, Marriott’s Wisma, many eateries.
• Green Spaces: Minutes to Botanic Gardens, Fort Canning Park and a new public park being upgraded next door.
• Schools: ACS (Primary & Junior), SCGS, Alexandra, Gan Eng Seng, River Valley and other top schools within 2 km.
• Travel: 10–15 min drive to Marina Bay/CBD; Napier MRT (TEL) nearby for quick East-West links.

Luxury Amenities & Lifestyle

UpperHouse is designed as a resort in the sky with an exclusive suite of premium amenities. The crowning feature is a sky-high infinity pool on level 35, offering panoramic views of the Orchard skyline. Adjacent spa and wellness facilities (hydrotherapy pools, sauna) create a retreat-like atmosphere. Residents enjoy a full fitness center and yoga studio, business meeting lounge, and private dining pavilions with BBQ terraces for entertaining guests. A 24-hour concierge and grand lobby enhance the hotel-style living experience. The development also includes a developer-enhanced adjacent park (with walking paths and gardens) and a sheltered basement-level retail promenade with cafes, linking seamlessly to the MRT and park.

• Infinity Pool & Sky Deck: 35th-floor rooftop pool with Orchard Road panorama.
• Wellness Spa: Exclusive hydrotherapy pools, sauna and massage rooms.
• Fitness & Recreation: State-of-the-art gym, yoga studio, children’s play area, and multi-purpose function rooms.
• Private Dining & Concierge: Garden pavilions and BBQ corners; 24/7 concierge with valet services.
• Green Living: Landscaped sky gardens, lush terraces, and an upgraded park at the doorstep.

Investment Outlook & Buyer Appeal

UpperHouse offers strong long-term appeal. Its Orchard Road address and MRT link make it highly desirable for wealthy locals and expatriates alike. Pricing is expected around the mid-S$3,000+ psf, which is competitive versus older freehold projects in the area. Savvy buyers note that nearby new launches like Park Nova are at ~$4,000+ psf, so UpperHouse may offer a relative value opportunity. Rental demand in the Orchard/Tanglin area is robust; analysts estimate gross rental yields of about 3–4%. The project caters to buyers seeking luxury lifestyle (spacious layouts, smart-home tech) and easy commuting. First-time Singaporean buyers pay 0% Additional Buyer’s Stamp Duty (though standard stamp duties still apply), while foreign or second-home buyers should plan for higher duties (currently 60% for foreigners).

Key considerations for buyers: the limited supply of brand-new prime condos in D10 means strong resale potential. UOL and SingLand have a track record of delivering high-quality developments (e.g. The Clement Canopy, Parc Esta). This is the first Orchard Boulevard project of this scale since Park Nova, making UpperHouse a landmark launch. The showflat launches in June 2025—booking early can secure VIP preview discounts. In summary, UpperHouse blends unmatched location, award-winning developers, and upmarket amenities, making it a compelling choice for luxury homebuyers and investors.

• Launch Timing: Showflat viewing starts 28 June 2025; official launch 12 July 2025.
• Expected Pricing: Industry observers forecast launch around S$3,200–3,500 psf.
• Target Buyers: Affluent professionals, families and investors seeking an Orchard Road address.
• Financing: Singapore first-timers (0% ABSD, subject to loan limits and stamp duties); plan ahead for Central Bank’s loan rules.
• Comparables: Nearby projects (Park Nova, Boulevard 88, Nassim Park Residences) have seen strong prices, hinting at solid capital growth.
• Rental Outlook: Tens of thousands of office and hospital workers within 5–10 km drive, fueling rental demand.

UpperHouse at Orchard Boulevard stands out as a next-generation luxury residence, offering connectivity, prestige, and comfort in Singapore’s core. For homebuyers and investors eyeing Singapore’s high-end market, this upcoming launch is one not to miss.

Pricing Analysis

Comparative Launch Pricing: The upcoming UpperHouse @ Orchard Boulevard is poised to launch at roughly S$3,200–3,500 psf, which is highly competitive for District 10. By comparison, nearby luxury condos have much higher per-square-foot rates – Park Nova (freehold, ~S$4,888–6,201 psf) and Boulevard 88 (freehold, ~S$3,641–5,361 psf) launched well above S$4k psf on average. Even 3 Orchard By-The-Park (freehold, ~S$3,401–4,698 psf) trades above UpperHouse’s forecast range. This pricing makes UpperHouse an attractive Orchard Boulevard condo pricing proposition, giving buyers a newer development at a slightly lower District 10 launch price than older peers. Analysts estimate the break-even cost (based on the $1,617 psf land bid and high-end construction) to be around S$2,500–2,900 psf, implying a built-in margin above cost if the market holds steady. In short, UpperHouse offers modern build quality plus MRT convenience, at a psf just below the established freehold norm, highlighting its relative value.

• Launch Price: Projected at S$3,200–3,500 psf. This range puts UpperHouse’s UpperHouse Orchard price psf below Park Nova’s launch (~>S$4,000 psf) and at the low end of Orchard luxury pricing. It reflects the 99-year tenure (vs freehold) and current market conditions, yet still secures a prime Orchard location.
• Break-even Estimate: Around S$2,500–2,900 psf, based on the land cost (~S$1,617 psf per plot ratio) plus construction and financing. Early-bird launch pricing may briefly approach this level, meaning early buyers get near-cost pricing before property appreciation kicks in.
• Value Proposition: As a brand-new 99-year lease condo with its own Orchard Boulevard MRT access, UpperHouse delivers a fresh product at a slightly lower psf than many older freehold developments. Buyers effectively get Orchard luxury living with modern finishes at a discount to legacy projects – a strong indicator of built-in value for savvy buyers.

Entry Strategy

Potential homebuyers should align their plans to maximize these launch conditions. Local first-time buyers (Singaporeans) face 0% Additional Buyer’s Stamp Duty (ABSD), making UpperHouse a cost-effective upgrade into District 10. Singapore PR upgraders from HDB face only a 5% ABSD on their first condo, so it can also be a strategic move for that group. In practical terms, how to buy a luxury condo in Singapore like UpperHouse involves locking in any developer promotions early, structuring financing smartly, and knowing your tax/loan limits:

• Targeted Buyers: Local Singaporean first-timers (0% ABSD) and PRs (5% ABSD on first condo) are ideal entrants, as they avoid the heavy tax burden on second or foreign purchases. These buyers can channel savings from their HDB sale/CPF proceeds into UpperHouse, effectively trading up to a prime address with minimal extra levies.
• Incentives & Financing: Leverage UpperHouse early bird pricing and launch perks. Developers often sweeten initial buyers with discounts, waived fees, or deferred payment schemes. For example, if the builder offers a deferment (pay only 5% first, 5% next year, balance on completion), your initial cash outlay shrinks dramatically. Combine these incentives with CPF funds to reduce your downpayment.
• Loan Strategy: Plan under MAS’s loan rules. Singapore home loans fall under a 55% TDSR (Total Debt Servicing Ratio) cap, so it’s crucial to maximize what you can borrow. Use a bank’s TDSR calculator in advance to estimate your mortgage, ensuring you hit the 55% threshold. Getting pre-approved helps lock in interest rates and clarifies your budget. Careful budgeting within TDSR is a key part of how to buy luxury condo Singapore style, as it secures your financing well before launch day.

Exit Strategy

Ownership horizon and exit plans differ for investors versus owner-occupiers, but both can be advantageous here. Given Orchard’s long-term prestige, a Singapore condo exit strategy often involves patience and timing.

• Investors (5–8 year hold): Plan to hold at least one “MRT cycle” (5–8 years) to capture infrastructure and area boosts. By this time, the Thomson-East Coast Line upgrades in Orchard and the ongoing Orchard Road rejuvenation (streetscaping, new malls, mixed-use precincts) should be fully realized. These catalysts are likely to drive resale condo appreciation in Orchard: higher footfall, new attractions, and retailer demand will lift values. In practice, an investor could sell after 5–8 years to new-upgrade buyers drawn to Orchard’s enhanced lifestyle.
• Owner-Occupiers (long-term hold): As a legacy home in a prime district, UpperHouse can be held for decades. Orchard has a history of robust demand, so simply enjoying the residence long-term is one strategy. Decades later, should a collective sale opportunity arise (typically when the lease is sufficiently reduced), the mature location and scarcity in D10 can yield a sizable en-bloc premium. In other words, your resale condo appreciation Orchard potential is high; even if you stay on, the property could fetch well above cost if/when redevelopment happens far in the future.

By combining prudent entry (zero ABSD for locals, incentives, max loans) with a clear hold period aligned to Orchard’s growth trajectory, buyers can optimize their position. Whether planning to flip in several years or nest permanently, aligning to Orchard’s exit strategy fundamentals helps ensure an UpperHouse purchase is both enjoyable and financially astute.