UpperHouse At Orchard Boulevard
301 homes by UOL Group & Singapore Land, ~50 m from Orchard Boulevard MRT. 53.8% sold launch day at S$3,350 psf — the strongest CCR preview take-up since Watten House.
The numbers, on one page.
- Developer
- UOL Group & Singapore Land (SingLand) — JV via United Venture Development (No. 7) Pte Ltd
- Architect
- ADDP Architects
- Tenure
- 99-year leasehold (from 2024)
- Total units
- 301 in a single 35-storey blockSource: two-source corroborated (SingLand, EdgeProp), Jun 2026
- Home sizes
- 1-bed + study to 4-bed suite · 474 – 2,056 sqftSource: developer factsheet
- District
- D10 / River Valley planning area · Orchard precinct
- Address
- 22 Orchard Boulevard, Singapore 249628
- Land cost
- S$428.28M at the GLS tender (S$1,616 psf ppr)Source: GLS tender result, URA
- GFA / plot ratio
- 264,911 sqft GFA on a 75,686 sqft site · plot ratio ~3.5Source: GLS tender result, URA
- Tender
- Closed 1 Feb 2024 · 4 bids · 1st storey commercialSource: GLS tender result, URA
- Launched
- 19 July 2025
- Launch-day sales
- 162 of 301 units (53.8%) at S$3,350 psf avgSource: EdgeProp launch-day reporting
- Buyer profile
- 81.7% Singaporean / 15.4% PR / 2.9% foreigner (caveats)Source: URA caveats
- Completion / TOP
- Expected H2 2028Source: developer-reported; 2029 estimates circulating on listings don't match it
- Nearest MRT
- Orchard Boulevard (TE13), Thomson-East Coast Line — ~50 mSource: distance verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
81% sold to date
New land on Orchard Boulevard is scarce — and the station is at the door.
Government land in the ultra-prime Orchard pocket almost never comes up, and when it does the bidding is a small-club affair. The Orchard Boulevard site drew just four bids at its February 2024 tender, all from major developers. The UOL Group and Singapore Land Group joint venture won it at S$428.28 million — S$1,616 psf ppr — only about 2.46% above Allgreen Properties' runner-up bid of S$1,578 psf ppr. A tight spread among serious bidders tells you the land floor is read the same way across the market.
What the JV built on it is a single 35-storey tower of 301 homes at 22 Orchard Boulevard, at the junction with Grange Road, designed by ADDP Architects on a 99-year lease. The defining feature isn't inside the building — it's 50 metres away. Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line is, in EdgeProp's words, directly in front of the development, one stop from Orchard and a straight run down to the CBD and Marina Bay. Tanglin Mall is about 300 m away; ION Orchard and the edge of the Singapore Botanic Gardens sit within roughly 900 m.
When booking opened on 19 July 2025, 162 of 301 units (53.8%) were taken before 6pm at an average S$3,350 psf. EdgeProp described the private-preview take-up as the strongest for a CCR new project since Watten House — the same UOL/SingLand partnership's freehold Bukit Timah launch, which itself sold 57% of its units on its own launch day. Demand was broad-based across every unit type, with the 2-bedroom Premium + Study the bestseller at 60 of 67 sold.
The buyer base was the tell: 81.7% Singaporean, 15.4% permanent resident and just 2.9% foreigner on caveats lodged so far. That local skew is partly by design — the 60% ABSD on foreign buyers caps overseas demand for Core Central Region stock — and partly the reason a measured 53.8% in a day at this price point reads as a strong prime result rather than a discount-driven rush.
Launched at S$3,350 psf average.
UpperHouse At Orchard Boulevard booked 162 of 301 units on launch day at an average S$3,350 psf, with transacted prices spanning roughly S$3,060–3,560 psf on the 2-bedroom Premium + Study and up to about S$3,724 psf on a high-floor 4-bedroom Bespoke suite. Read against its prime D9–D10 neighbours, the leasehold tenure and measured pricing are the take-up lever:
- Park Nova (freehold, D10): ~S$5,000 psf launch, ~S$5,600+ on resale — a different price universe
- Boulevard 88 (freehold, D10): ~S$4,200 psf on resale — the neighbour benchmark
- Watten House (freehold, D11): S$3,230 psf launch — the UOL/SingLand sister project
- Cuscaden Reserve (99-yr, D10): ~S$3,057 psf after its relaunch
- UpperHouse (99-yr, D10): S$3,350 psf — leasehold, on the MRT
The S$1,616 psf ppr land cost sets the floor; the surrounding freehold stock sets the ceiling. At S$3,350 psf, UpperHouse undercuts the freehold neighbours sharply while pricing roughly in line with leasehold Cuscaden Reserve and freehold Watten House's launch — the trade-off of tenure for a sharper entry price.
| Project | Segment | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| UpperHouse At Orchard Boulevardsubject | 99-yr · D10 Orchard | 301 | Jul 2025 | S$3,350 avg · 53.8% launch day |
| Watten House | Freehold · D11 | 180 | Nov 2023 | S$3,230 avg · 57% day one |
| Cuscaden Reserve | 99-yr · D10 | 192 | Relaunched Mar 2024 | ~S$3,057 avg · ~62% sold (Jul 2024) |
| Klimt Cairnhill | Freehold · D9 | 138 | Aug 2021 | launch ~S$3,500+ psf · ~83% sold |
| Park Nova | Freehold · D10 | 54 | 2021 | ~S$5,000 psf launch · ~S$5,600+ resale |
| Newport Residences | Freehold · D2 CBD | 246 | Jan 2023 | S$3,370 avg · 57% launch wknd |
Comparable launch figures and current averages are each project's own reported numbers (EdgeProp). Tenure, district and scale differ across the set, so these are reference points rather than like-for-like comparables. UpperHouse At Orchard Boulevard's full URA caveat range will be added here as transactions settle.
Compact-led, with a tail of Bespoke suites.
The 301 homes split across five formats, from a 474 sqft 1-bedroom + study to a 2,056 sqft 4-bedroom Bespoke suite with private lift and private carpark. Smaller formats dominate — the 1-bed and 2-bed types are 236 of the 301 — which suits an Orchard-core address built around connectivity and lock-up-and-go living. The bestseller on launch day was the 2-bedroom Premium + Study, at 60 of 67 sold.
| Type | Count | Size (sqft) | Notes & pricing |
|---|---|---|---|
| 1-bedroom + Study | 67 | 474 | smallest format · from ~S$3,278 psf |
| 2-bedroom Premium | 102 | 700 | from ~S$3,421 psf |
| 2-bedroom Premium + Study | 67 | 764 | S$3,060–3,560 psf · 60 of 67 sold day one |
| 3-bedroom Premium | 34 | 1,012 | S$3,230–3,736 psf · 33 of 34 sold day one |
| 4-bedroom Suite (Bespoke) | 31 | 2,056 | private lift + carpark · up to S$3,724 psf |
Unit counts sum to 301; three of the five (2-bed Premium + Study, 3-bed Premium, 4-bed Bespoke) are independently confirmed by EdgeProp's launch-day sales data. Sizes are single headline figures from the developer factsheet, not min–max ranges. Exact per-stack sizes and layouts are in the factsheet — request it via the form below.
22 Orchard Boulevard — on top of the TEL.
The site sits at the junction of Orchard Boulevard and Grange Road, in District 10's Orchard precinct. The location map shows the project pin right beside Orchard Boulevard MRT (TE13) — the two are about 50 m apart, which is as close to on-the-station as a Singapore launch gets.
From TE13, the Thomson-East Coast Line runs one stop to Orchard (TE14), where it meets the North-South Line, and on to the CBD, Marina Bay and Woodlands. Orchard MRT itself is roughly 0.8–0.9 km on foot for those who prefer to walk to the main interchange.
Day-to-day, Tanglin Mall is about 300 m away, ION Orchard and the wider Orchard Road retail belt sit within ~900 m, and the Tanglin edge of the Singapore Botanic Gardens — a UNESCO World Heritage Site — is roughly 840 m. This is a finished, city-core address, not a precinct waiting to be built.
Orchard at the door, gardens up the road.
The picture here is the opposite of a new town: almost everything is already in place. The MRT, the malls, the F&B and the green are all walkable today. The one genuine gap is schools — no primary falls within the closest 1 km Primary 1 band.
- Alexandra Primary School~1.2 km · 1–2 km P1 tier
- River Valley Primary School~1.6 km · 1–2 km P1 tier
- Anglo-Chinese School (Junior)~2.0 km · just outside 2 km
- Within 1 km P1 bandnone
- Orchard Boulevard MRT (TE13, TEL)~50 m · at the doorstep
- Orchard MRT (TE14 / NS22)one stop · ~0.8–0.9 km
- Thomson-East Coast Lineto CBD, Marina Bay & Woodlands
- Orchard Road / expressway accessmain road network
- Tanglin Mall~317 m · nearest mall
- ION Orchard~918 m
- Orchard Road retail beltwalkable
- Medical & lifestyle (Tanglin/Orchard)within ~1 km
- Singapore Botanic Gardens~842 m · UNESCO site
- Tanglin / Nassim green beltsurrounding the precinct
- Botanic Gardens MRT (CC19 / DT9)~2.5 km
- Orchard Road green corridortree-lined frontage
Two buyers it fits — and one it doesn't.
A 53.8% launch-day sell-through at ultra-prime pricing tells you demand was real but selective. Here's where UpperHouse At Orchard Boulevard genuinely fits, and where it doesn't.
An Orchard address on top of the line.
New GLS land on Orchard Boulevard surfaces once in a long while, and almost none of it lands this close to a station. At ~50 m from Orchard Boulevard MRT (TE13), this is a rail-led prime address for a buyer who values walking to the train and to Orchard Road over a larger plot further out.
At S$3,350 psf it also sits well below the freehold neighbours — Park Nova at S$5,600+ and Boulevard 88 around S$4,200 on resale — so the leasehold entry buys the location at a sharper number.
Pedigree buyers who want a compact prime home.
This is the same UOL/SingLand partnership behind Watten House, and the mix is built for prime city living — 236 of 301 units are 1- and 2-bedroom formats, with a tail of 4-bedroom Bespoke suites for the larger household.
For an owner-occupier or a long-hold investor who wants a brand-new, well-built compact home in the Orchard core, the 2-bedroom + study — the launch bestseller — is the natural centre of the range.
Freehold purists, school-catchment families and value hunters.
If freehold title is non-negotiable, the closest neighbours — Park Nova, Boulevard 88, 3 Orchard By-The-Park — are freehold, and UpperHouse trades that away for a sharper price. If your priority is a within-1km primary school catchment, this isn't it: the nearest primary, Alexandra, is about 1.2 km out. And if you're chasing the lowest entry quantum, ultra-prime Orchard pricing — multi-million-dollar even on the smallest formats, up to about S$7.66 million on a 4-bedroom Bespoke suite — will price out most of the market by design.
What the launch hype won't tell you.
The quantum is high, even small. This is ultra-prime Orchard pricing. Even the 474 sqft 1-bed + study and the 2-bedroom formats sit in the multi-million-dollar range, and the 4-bedroom Bespoke suites reach about S$7.66 million. The psf and the absolute cheque size both narrow the buyer pool sharply.
It's leasehold, not freehold. UpperHouse is a 99-year lease from 2024. Several of its closest neighbours — Park Nova, Boulevard 88, 3 Orchard By-The-Park — are freehold. The measured entry price is, in part, what you get for trading tenure.
53.8% is solid, not a sell-out.Day-one take-up came in below Watten House's 57%, and the framing matters: it was the strongest CCR preview take-up since Watten House, not the strongest launch. The figure reflects price-filtering at ultra-prime quantum and the 60% foreign-buyer ABSD drag on CCR demand — hence the 81.7%-local skew.
Orchard living has trade-offs.No primary school falls within 1 km. This is a city-core lifestyle — retail, F&B, connectivity — rather than a quiet residential enclave, and the mix skews to smaller formats (1- and 2-bed = 236 of 301), so larger family households have fewer options.
The completion date isn't settled. The developer points to H2 2028; several third-party listings carry a 2029 estimate. We lean to H2 2028 as the stated target, but treat the year as provisional until the legal completion date is published.
Balance units across every format.
We'll send the current balance-unit list, indicative pricing by stack, and any developer incentives still active. Tell us the bedroom count or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is UpperHouse At Orchard Boulevard expected to TOP? +
- UpperHouse At Orchard Boulevard is expected to TOP in H2 2028 per the developer's launch materials — roughly a three-year build from the July 2025 booking date. Some third-party listings circulate 2029 (a few as precise as Q2 2029); as of June 2026, developer-side materials consistently point to H2 2028, so treat 2029 as the outer end. We'll firm this up against the legal completion date as it's published.
- What was the average launch PSF for UpperHouse At Orchard Boulevard? +
- UpperHouse At Orchard Boulevard averaged S$3,350 psf across the units booked on launch day, 19 July 2025. By type, transacted prices ran roughly S$3,060–3,560 psf on the 2-bedroom Premium + Study, S$3,230–3,736 psf on the 3-bedroom Premium, and up to about S$3,724 psf on a high-floor 4-bedroom Bespoke suite. URA caveats are still being lodged, so a full caveat range will follow here as the data settles.
- How many units does UpperHouse At Orchard Boulevard have, and what's left? +
- UpperHouse At Orchard Boulevard has 301 units in a single 35-storey block. 162 (53.8%) sold on launch day, leaving about 139 unsold at the close of booking day. Marketing aggregators have since shown higher sold figures as a later snapshot; as of June 2026, the launch-day number stays at 162 of 301. The live balance list refreshes as bookings settle — drop your details below for the current availability.
- Who is the developer? +
- UpperHouse At Orchard Boulevard is developed by a joint venture of UOL Group and Singapore Land Group (SingLand), held through United Venture Development (No. 7) Pte Ltd, with ADDP Architects as architect. Marketing materials describe the split as roughly 80% UOL / 20% SingLand — the same partnership behind Watten House. The JV won the Orchard Boulevard government land site for S$428.28 million (S$1,616 psf ppr).
- How close is the MRT? +
- Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line sits about 50 m from UpperHouse At Orchard Boulevard — genuinely at the doorstep, with EdgeProp describing the project as directly in front of the station. From there it's one stop to Orchard (TE14) and onward to the CBD, Marina Bay and Woodlands; Orchard MRT itself is roughly 0.8–0.9 km on foot.
- What's the unit mix at UpperHouse At Orchard Boulevard? +
- UpperHouse At Orchard Boulevard's 301 homes span five formats: 67 one-bedroom + study (474 sqft), 102 two-bedroom Premium (700 sqft), 67 two-bedroom Premium + study (764 sqft), 34 three-bedroom Premium (1,012 sqft) and 31 four-bedroom Bespoke suites (2,056 sqft, with private lift and private carpark). Three of those counts are independently confirmed by launch-day sales data. The sizes are headline figures from the developer factsheet — request it via the form below for exact per-stack layouts.
- What schools are near UpperHouse At Orchard Boulevard? +
- No primary school falls within the closest 1 km Primary 1 band around UpperHouse At Orchard Boulevard. Alexandra Primary (~1.2 km) and River Valley Primary (~1.6 km) are the nearest, both in the 1–2 km tier, with Anglo-Chinese School (Junior) just outside 2 km. This is an Orchard-core address rather than a within-1km school-catchment play.
- Why did only about 54% sell on launch day? +
- UpperHouse At Orchard Boulevard's 53.8% launch-day sell-through reflects two filters on the buyer pool. First, ultra-prime quantum: even the smallest 1-bed + study and 2-bedroom formats sit in the multi-million-dollar range, and the 4-bedroom Bespoke suites reach about S$7.66 million. Second, the 60% ABSD on foreign buyers caps overseas demand for CCR stock — which is why the buyer base was overwhelmingly local (81.7% Singaporean). A 53.8% sell-through in a day at this price point is read as a strong, measured prime result rather than a mass-market stampede.
- How does it compare to Watten House? +
- UpperHouse At Orchard Boulevard shares the same UOL/SingLand joint venture as Watten House, but it's a different play. Watten House is freehold, in D11 Bukit Timah, 180 units — it sold 57% of its units on its launch day at S$3,230 psf and is now largely sold out. UpperHouse At Orchard Boulevard is 99-year leasehold, in D10 on Orchard Boulevard, 301 units, and booked 53.8% on day one at S$3,350 psf with a Thomson-East Coast Line station ~50 m away. Watten House is the leafy freehold enclave; UpperHouse At Orchard Boulevard is the Orchard-core connectivity play.
- Was this the strongest CCR launch in recent memory? +
- Not quite — UpperHouse At Orchard Boulevard recorded the strongest CCR preview take-up since Watten House, not the strongest launch outright. EdgeProp reported the private-preview take-up as the strongest for a CCR new project since Watten House, but Watten House cleared 57% of its units on its own launch day, higher than UpperHouse's 53.8% launch-day figure.
- What did the land cost, and is the price floor clean? +
- The UpperHouse At Orchard Boulevard site cost the UOL/SingLand JV S$428.28 million, or S$1,616 psf ppr, at a GLS tender that closed 1 February 2024 with four bids. Allgreen Properties was second at S$1,578 psf ppr — the winning bid was only about 2.46% higher, which tells you the major developers read the land value tightly. New GLS land rarely surfaces in this ultra-prime Orchard pocket, and the S$1,616 floor underpins the S$3,350 launch maths.
- How do I get the balance unit list or book a showflat? +
- To get UpperHouse At Orchard Boulevard's balance units or book a showflat, drop your details via the form on this page. Our partner agent will come back with the current balance-unit list, indicative pricing by stack, and any developer incentives still active.
Why this launch worked.
162 of 301 units booked on launch day at ultra-prime pricing. Here's what the buyers were reading — and what it means for the units still on the table.
Balance units available · across the 1-bed, 2-bed, 3-bed and 4-bed Bespoke formats.
Get the balance unit list →- 01The station is genuinely at the door.Orchard Boulevard MRT (TE13) sits ~50 m away — EdgeProp called the project directly in front of the station. On the Thomson-East Coast Line, that's a walk-to-rail prime address, which is rare even in the Orchard core.
- 02New Orchard land almost never comes up.The GLS site drew just four bids, all from major developers, and the winning S$1,616 psf ppr was only 2.46% above the runner-up. Scarcity of new prime land plus a tight bid spread is a clean thesis — and buyers acted on it.
- 03It undercut the freehold neighbours.At S$3,350 psf, UpperHouse sits far below freehold Park Nova (S$5,600+) and resale Boulevard 88 (~S$4,200), roughly in line with leasehold Cuscaden Reserve and freehold Watten House's launch. The leasehold tenure bought a sharper entry price.
- 04UOL/SingLand carried the preview.EdgeProp reported the strongest CCR preview take-up since Watten House — the same partnership's freehold sister launch. Pedigree plus a measured price ladder converted to 53.8% on booking day.
- 05Demand was local and broad-based.Buyers spanned every unit type, with the 2-bed Premium + Study the bestseller at 60 of 67. At 81.7% Singaporean, the base sidesteps the foreign-buyer ABSD drag that weighs on CCR — a durable, owner-led demand profile.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the per-stack unit mix update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.