UPPERHOUSE @ ORCHARD BOULEVARD
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for UPPERHOUSE @ ORCHARD BOULEVARD.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Upperhouse @ Orchard Boulevard is a 99-year leasehold luxury project in prime D10 with strong developer credentials, but its investment case is clouded by a lack of URA caveats, a high entry price relative to leasehold decay, and significant upcoming supply in the Orchard area.
- • Prime District 10 address within walking distance to Orchard Boulevard MRT (Thomson-East Coast Line), offering excellent connectivity and rental demand from expatriates and high-net-worth individuals.
- • Reputable developers UOL and Singland with a track record of delivering quality projects, reducing construction and completion risks.
- • 82% sold (248 of 301 units) indicates healthy absorption despite no caveats, suggesting underlying demand at the right price points.
- • Potential for strong rental yields given the prime location and limited new supply in the immediate vicinity, with TOP in 2028 allowing for rental income upon completion.
- • 99-year leasehold tenure in a prime district may face slower capital appreciation and earlier decay compared to freehold alternatives, especially as the lease ages.
- • No URA caveats recorded yet, making it difficult to verify actual transacted prices and assess true market value; buyers should be cautious about pricing transparency.
- • High absolute price quantum for 1-4 bedroom units (474-2056 sqft) in CCR, with significant additional buyer's stamp duty (ABSD) and financing costs for investors.
- • Upcoming supply in the Orchard area (e.g., other GLS sites and en-bloc redevelopments) could create rental competition and pressure resale prices upon TOP.
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Quick Take
- Pricing for UPPERHOUSE @ ORCHARD BOULEVARD is on request — no transacted or listed price data yet.
- 🚆 Transit-Oriented: 1 mins walk to Orchard MRT.
- Best suited to prestige-district buyers prioritising address and top-tier schools.
UPPERHOUSE @ ORCHARD BOULEVARD Unit Mix & Planned Blueprint
Developer's official unit tier distribution — Classic & Luxury Collections breakdown.
| Type | Size Range | From Price | Indicative PSF | Layout & Provision Notes |
|---|---|---|---|---|
| 1 Bedroom | 450 – 580 sqft | From ~$1,485,000 | Est. ~$3,300 psf | Planned developer unit layout |
| 2 Bedroom | 650 – 800 sqft | From ~$2,184,000 | Est. ~$3,360 psf | Planned developer unit layout |
| 3 Bedroom | 920 – 1,180 sqft | From ~$3,146,400 | Est. ~$3,420 psf | Planned developer unit layout |
| 4 Bedroom Luxury | 1,300 – 1,600 sqft | From ~$4,524,000 | Est. ~$3,480 psf | Planned developer unit layout |
Based on developer preliminary info kit & floorplan releases — subject to final survey and authority approval.
🎓 Primary 1 School Catchment near UPPERHOUSE @ ORCHARD BOULEVARD (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
No MOE Primary Schools located within 1 km boundary.
-
Alexandra Primary School1241m · 16 min
-
River Valley Primary School1646m · 21 min
-
Queenstown Primary School1948m · 24 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Crescent Girls' School Secondary (S1-S4) 1228m · 15 min
- Gan Eng Seng School Secondary (S1-S5) 1489m · 19 min
- Queenstown Secondary School Secondary (S1-S5) 1538m · 19 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
UPPERHOUSE @ ORCHARD BOULEVARD Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NS22 TE14 Orchard 14m · 1 min
- TE13 Orchard Boulevard 14m · 1 min
- TE12 Napier 717m · 9 min
- TE15 Great World 1458m · 18 min
- EW18 Redhill 1625m · 20 min
- NS23 Somerset 1731m · 22 min
Nearby Malls
- Tanglin Mall265m
- Forum The Shopping Mall681m
- Palais Renaissance800m
- ION Orchard937m
- Shaw House940m
- Wisma Atria1061m
Supermarkets
- Cold Storage265m
- Swiss Butchery361m
- Supernature673m
- Cold Storage787m
- Jasons Deli By Cold Storage868m
- Isetan940m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
UPPERHOUSE @ ORCHARD BOULEVARD Master Plan & Location Map
UPPERHOUSE @ ORCHARD BOULEVARD and MRT stations within walking distance.
UPPERHOUSE @ ORCHARD BOULEVARD Site Plan & Resident Facilities
Legend from the developer's site plan.
- Drop Off ( Arrival Courtyard)
- Residents' Lounge
- Water Feature
- Plaza Planting
- Function Room
- Spa Bed
- Bubble Pool
- Play Area
- Garden Lounge
- The Gym
- 50m Lap Pool (Infinity Pool)
- Poolside Deck
- Family Deck
- Serenity Lawn
- Leisure Pool
- Gourmet Pavilion
- Floating Veranda
- Play Pool
- Grand Lobby
- Reflection Brook
- Villa Bridge
- Hydropool
- Indoor Spa Pool
- Garden Pavilion
- Garden Rain Shower
- Relaxation Deck
- The Spa Sanctuary
- Changing Room
- Transformer Room
- Bicycle Parking
- Bicycle parking
UPPERHOUSE @ ORCHARD BOULEVARD Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about UPPERHOUSE @ ORCHARD BOULEVARD
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of UPPERHOUSE @ ORCHARD BOULEVARD?
Units at UPPERHOUSE @ ORCHARD BOULEVARD have indicative prices starting from Est. $3,300 – $3,740 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to UPPERHOUSE @ ORCHARD BOULEVARD?
The nearest MRT station to UPPERHOUSE @ ORCHARD BOULEVARD is Orchard MRT (NS22, TE14), located approximately 14m (1 min walk) from the development.
What is the tenure and estimated TOP date for UPPERHOUSE @ ORCHARD BOULEVARD?
UPPERHOUSE @ ORCHARD BOULEVARD is a 99-year Leasehold Condo development with an estimated Temporary Occupation Permit (TOP) date of 2028.
Who is the developer of UPPERHOUSE @ ORCHARD BOULEVARD?
UPPERHOUSE @ ORCHARD BOULEVARD is developed by UOL & Singland.
Are there primary schools within 1km of UPPERHOUSE @ ORCHARD BOULEVARD?
There are currently no primary schools within 1km of UPPERHOUSE @ ORCHARD BOULEVARD. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for UPPERHOUSE @ ORCHARD BOULEVARD?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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