UpperHouse at Orchard Boulevard: Launch Facts (D10)

Last updated 17 October 2026

UpperHouse at Orchard Boulevard is a 301-unit, 99-year leasehold condominium in District 10, developed by UOL Group and Singapore Land Group. It launched in July 2025. This page summarises the developer’s published launch results and reported prices. It doesn’t predict prices or recommend a purchase.

This article is general information, not financial, legal or property advice. It doesn’t take your personal circumstances into account. Confirm prices, availability and costs with the developer and your own advisers before you commit.

Project facts

• Developers: UOL Group and Singapore Land Group.
• Tenure: 99-year leasehold (not freehold).
• Units: 301, in two collections. The Signature Collection runs from one-bedroom plus study to three-bedroom premium units; the Bespoke Collection is 31 four-bedroom suites, each with a private lift and carpark lot.
• Location: along Grange Road and Orchard Boulevard, opposite Orchard Boulevard MRT station on the Thomson-East Coast Line and near River Valley Primary School.
• Land: the developers bought the 7,031.4 sq m Orchard Boulevard site through a URA land sale tender awarded on 21 February 2024, for S$428.3 million, or about S$1,617 psf per plot ratio (Business Times).

Sources: UOL Homes; The Business Times, 20 July 2025; URA tender award, Orchard Boulevard (21 Feb 2024).

Launch results and prices

At its private launch on 18 and 19 July 2025, UpperHouse sold 162 units (53.8%) at an average of S$3,350 psf, according to UOL. About 99% of buyers were Singaporeans and permanent residents.

For context, BT reported PropNex’s comparison with two other Orchard-area projects: two large units at the freehold Park Nova transacted in 2025 at an average of about S$6,150 psf, and resale units at the 99-year Cuscaden Reserve averaged more than S$3,100 psf in the first four months of 2025. Prices for any remaining UpperHouse units may differ from launch prices.

Questions to check

• What does the developer’s current price list show for the stack and floor you want?
• Have you compared the 99-year lease with freehold options nearby, and how much lease will be left when you might sell?
• Have you checked the total purchase cost, including stamp duties, on IRAS’s site and with your bank and lawyer?
• What is the expected completion date in the sales documents?

Related reading: The Robertson Opus, Promenade Peak and Springleaf Residence.

FAQ

Is UpperHouse freehold?

No. UpperHouse at Orchard Boulevard is a 99-year leasehold development.

How many units were sold at launch?

162 of 301 units over 18 and 19 July 2025, at an average of S$3,350 psf, according to UOL.