LyndenWoods is a 343-unit residential tower pair at 69 & 71 Science Park Drive — the first private residential development within Singapore Science Park 1. Launched in mid-2025 by CapitaLand on a 99-year leasehold wef 28 April 2025, LyndenWoods forms the residential spine of the Geneo integrated hub, the Science Park precinct’s new lifestyle core. The development sits within Postal District 5 in the Queenstown planning area, and is served directly by Kent Ridge MRT (Circle Line) via a sheltered link. Its “Tree of Life” architectural concept — two 24-storey towers with sky terraces on every floor — is designed around the site’s unique greenfield location, flanked by Kent Ridge Park, Dover Forest and HortPark. This page covers the specifications, location advantages, unit mix and our analysis for prospective buyers.
Figure 1: LyndenWoods — first residential address within Singapore Science Park 1, alongside the new Geneo integrated hub.
LyndenWoods is the residential debut of the Singapore Science Park 1 revitalisation masterplan. Science Park 1 has historically been a pure R&D cluster — no homes, no retail centre, nothing after 7pm. The masterplan unveiled by JTC and CapitaLand in 2024 changed that, repositioning Science Park 1 as an integrated live-work-learn precinct anchored by the new Geneo lifestyle hub. LyndenWoods is the first residential address to carry that vision forward.
Attribute
Detail
Project Name
LyndenWoods
Developer
CapitaLand Development
Address
69 & 71 Science Park Drive, Singapore 119317 / 118253
Planning Area
Queenstown
Region / District
RCR — Postal District 5
Tenure
99-year leasehold from 28 April 2025
Site Area
11,556.9 sqm
Residential Units
343
Blocks
2 × 24-storey apartment blocks
Basement
2-storey basement carpark
Carpark Lots
240 lots (incl. 1 family + 35 EV lots) + 3 accessible lots
Architect
ADDP Architects LLP
Landscape Architect
Coen Design International
Expected VP
30 June 2029
Expected Legal Completion
30 June 2032
The Tree of Life Architectural Concept
ADDP’s design organises LyndenWoods into three vertical zones:
Forest Floor: the common-facility podium — pool, clubhouse, fitness, landscape courts.
Canopy Layer: an elevated void that creates an interesting layering of sky terraces at mid-tower height, giving privacy from Science Park 2 on the south.
Forest Tapestry: the residential tower proper, with garden terraces on every floor that read visually as “vertical trees” against the Kent Ridge Park backdrop.
The outcome: every resident gets direct access to a communal sky terrace on their own floor, and every living room has either a North-facing view towards Mediapolis / one-north MRT or a South-facing view towards Kent Ridge Park and the future Greater Southern Waterfront.
Location and Connectivity
LyndenWoods’ location is its strongest card. The site is less than 400m from Kent Ridge MRT (Circle Line) via a sheltered link through Science Park 1, putting Buona Vista (2 stops), one-north (3 stops), Dhoby Ghaut (7 stops) and HarbourFront (8 stops) within a single transfer. When the Cross Island Line Pasir Panjang station opens in 2032, residents will gain a second line — a material upside baked into the 99-year tenure.
Destination
Travel Time
Kent Ridge MRT (CCL)
Sheltered 5-min walk
one-north MRT (CCL)
3 stations (approx. 8 min train)
Buona Vista MRT (EWL + CCL)
2 stations (approx. 5 min train)
Raffles Place / Marina Bay
10 stations (approx. 28 min train)
HarbourFront / VivoCity
8 stations (approx. 22 min train)
Jurong East / Jurong Lake District
Approx. 15 min drive via AYE
Orchard Road
9 stations via Stevens interchange
Changi Airport
Approx. 25 min drive via ECP
Educational Catchment
The West Coast / Kent Ridge area hosts one of the densest educational clusters in Singapore. Within a 2 km radius:
Tertiary: National University of Singapore (main Kent Ridge campus), Singapore Polytechnic, INSEAD, ESSEC, Singapore Institute of Technology at NUS.
Primary: Fairfield Methodist (Primary), Anglo-Chinese School (Primary) — Independent section at Dover, Henry Park Primary, Nan Hua Primary.
Secondary: Queensway Secondary, Fairfield Methodist Secondary, Anglo-Chinese School (Independent), Anglo-Chinese Junior College, United World College (Dover Campus), Singapore Institute of Technology, SP School of Science & Technology.
Pricing Context and Absorption
LyndenWoods is priced in line with comparable RCR 99-year launches — S$2,400–S$2,700 psf indicatively — with a pricing premium over Science Park 1’s previously empty pedigree justified by the Geneo hub, the sky-terrace product, and direct MRT access. Indicative quantums:
Layout
Indicative Quantum
1BR (approx. 517 sqft)
S$1.24M – S$1.40M
2BR (approx. 732 sqft)
S$1.76M – S$1.98M
3BR (approx. 1,023 sqft)
S$2.46M – S$2.76M
4BR / Penthouse (approx. 1,432 sqft)
S$3.44M – S$3.87M
Key takeaway
LyndenWoods is the cleanest pure-play on the Science Park revitalisation thesis — CCR-adjacent access, Kent Ridge MRT sheltered link, and first-mover status in a precinct that is being rebuilt for the next 30 years.
Investment Thesis: Science Park 1 Revitalisation
The bullish case for LyndenWoods rests on three structural tailwinds:
Geneo integrated hub — a 330,000 sqft wellness, F&B and lifestyle complex delivering in 2026–2027. Park residents and staff of the 175 existing Science Park companies will anchor demand for everyday retail and rental stock.
Pasir Panjang Cross Island Line (CRL2, 2032) — an interchange within walking distance unlocks East-West connectivity to Tampines and Pasir Ris.
Greater Southern Waterfront — the 30-km coastal transformation of Pasir Panjang, Keppel, Mount Faber and Marina South. LyndenWoods sits in the northern hinterland; South-facing units should benefit from the waterfront reveal over the 2030s.
Worked Example: 3-Bedroom Owner-Occupier, Singapore Citizen
Line Item
Amount
Purchase Price
S$2,600,000 (3BR 1,023 sqft at S$2,542 psf)
Buyer’s Stamp Duty (BSD)
S$102,600
ABSD (SC, 1st property)
S$0
Legal Fees (est.)
S$3,500
Downpayment (25% — 5% cash + 20% CPF/cash)
S$650,000
Minimum Cash Downpayment (5%)
S$130,000
Total Upfront (BSD + Downpayment)
S$756,100
Loan Quantum (75%)
S$1,950,000
Monthly Mortgage (4.0% p.a., 25-yr)
Approx. S$10,295
Stress-test your TDSR headroom using our TDSR/MSR guide before submitting a cheque at ballot.
Who Should Consider LyndenWoods?
Dual-career professionals working at one-north, NUS, NUH, Fusionopolis or the Science Park itself — walk or one-stop commute.
Academic families drawn by the NUS / ACS / Fairfield catchment.
Patient capital investors willing to sit through the 2026–2032 precinct build-out for a capital-appreciation story tied to Geneo, CRL2 and the Greater Southern Waterfront.
Right-sizers from landed homes in Kent Ridge, Pasir Panjang and Queensway who want CCR-fringe access with parkland on their doorstep.
Frequently Asked Questions
Is LyndenWoods CCR or RCR?
Postal District 5, Queenstown planning area — classified as the Rest of Central Region (RCR) for URA reporting purposes. It sits on the CCR–RCR boundary and benefits from CCR-adjacent amenity with RCR pricing.
What is Science Park 1 like to live in?
Historically, Science Park 1 was an R&D-only cluster with minimal retail. The Geneo hub — delivering 2026–2027 — will add a supermarket, clinic, F&B, fitness and co-working space. LyndenWoods is designed to be the first address to experience this transformation.
How far is Kent Ridge MRT?
Approximately 400 m via a sheltered covered link from the development through Science Park 1. Walking time: 5 minutes.
What is the expected rental yield?
Based on one-north / Science Park rental benchmarks (S$5.00–S$6.50 psf/month), gross yields at launch pricing work out to 2.8%–3.5% for 2- and 3-bedroom layouts — consistent with RCR CCR-fringe peers.
Are there EC (Executive Condo) units?
No. LyndenWoods is a fully private condominium. Refer to our EC vs Private Condo guide for the distinction.
Can foreigners buy LyndenWoods?
Yes. As a private non-landed development, LyndenWoods is not restricted. Foreign buyers pay 60% ABSD; US citizens and citizens of Switzerland, Liechtenstein, Norway, Iceland benefit from FTA rates equivalent to Singapore Citizens under the US-SFTA (see foreign buyer guide).
What are the key risks?
Precinct execution risk (Geneo delivery timing), supply-pipeline risk from neighbouring GLS sites at Dover, and Cross Island Line Phase 2 delivery risk (currently targeted 2032, subject to LTA updates).
Disclaimer: Specifications, prices, and launch timing are indicative and subject to developer and authority confirmation. Verify all figures with the developer’s showflat team before committing. Nothing on this page constitutes financial, tax or legal advice.
Faber Residence is a 399-unit low-rise residential development at 54–70 Faber Walk in District 5, jointly developed by GuocoLand, Hong Leong Holdings and TID on a 277,600 sqft site along Sungei Ulu Pandan. Launched in 2025 on a 99-year leasehold wef 24 February 2025, Faber Residence occupies a quiet West Coast enclave where the Old Jurong Line Nature Trail meets the Ulu Pandan Park Connector — an unusual greenfield pocket in the heart of an otherwise built-up district. The development comprises nine 5-storey blocks arranged in three rows, with a 60.3% landscape ratio that is rare for a condominium of this scale. This page summarises the developer-confirmed specifications, unit mix, location attributes and our analysis of what makes this launch distinctive within the Clementi / West Coast corridor.
Figure 1: Faber Residence — nine 5-storey blocks set along Sungei Ulu Pandan and the Old Jurong Line Nature Trail. Artist’s impression by GuocoLand, Hong Leong Holdings and TID.
Quick Answer
Developer: GuocoLand + Hong Leong Holdings + TID (three-way JV).
Tenure: 99 years wef 24 February 2025.
Units: 399 across 9 low-rise blocks (5-storey).
Unit mix: 2-Bedroom (646 sqft) to 5-Bedroom (1,485 sqft).
Faber Residence is engineered as a low-density, landscape-led residential community — a deliberate counterpoint to the tall towers that dominate most new launches along the AYE corridor. The nine blocks are staggered across three rows so that no tower faces the expressway directly, with primary facades oriented towards Sungei Ulu Pandan to the north and a sequence of eighteen internal courtyards within. The developer brief is unambiguous: tropical modernism with resort-style living, within one of the last greenfield residential sites in the West Coast planning area.
Attribute
Detail
Project Name
Faber Residence
Developer
GuocoLand, Hong Leong Holdings, TID (JV)
Address
54–70 Faber Walk, Singapore 129849–129627
District
5 (Buona Vista / Pasir Panjang / West Coast)
Planning Area
Clementi / West Coast
Site Area
25,795.4 sqm / 277,600 sqft
Tenure
99-year leasehold wef 24 February 2025
Total Units
399 residential units
Blocks
9 blocks, 5 storeys each
Unit Mix
2BR (646 sqft) – 5BR (1,485 sqft)
Construction
Advanced Precast Concrete System (APCS)
Architect
P&T Consultants Pte Ltd
Landscape Architect
Ortus Design Pte Ltd
Interior Designer
Ipli Architects
Main Contractor
China Construction (South Pacific) Development Co
Green Mark Consultant
DP Sustainable Design
Est. TOP
1Q 2029
Est. Vacant Possession
31 December 2030
Carpark
399 lots + 4 accessible + 13 EV lots (B1)
Unit Mix and Layout Strategy
Faber Residence’s unit distribution skews towards the family segment, which is consistent with its low-rise, land-rich positioning. Three-bedroom configurations account for 50% of the total inventory, spanning three size bands — Basic (797–818 sqft), Standard (861 sqft) and Plus (1,033–1,044 sqft). Four- and five-bedroom layouts form another 30%, leaving only a 20% allocation of compact 2-bedroom units (all at 646 sqft). There are no 1-bedroom or shoebox layouts, a deliberate signal that the development is pitched at owner-occupiers rather than rental investors.
Configuration
Type
Size
Units
% of Mix
2-Bedroom (Standard)
B1 / B2 / B3
646 sqft
80 units
20%
3-Bedroom (Basic)
C1–C4
797–818 sqft
93 units
23%
3-Bedroom (Standard)
C5–C8
861 sqft
56 units
14%
3-Bedroom (Plus)
C9–C11
1,033–1,044 sqft
50 units
13%
4-Bedroom (Basic)
D1–D3
1,119 sqft
40 units
10%
4-Bedroom (Standard)
D4–D8
1,206–1,270 sqft
60 units
15%
5-Bedroom
E1
1,485 sqft
20 units
5%
Total
–
–
399
100%
The 5-Bedroom E1 (1,485 sqft) is the showcase layout, with show-unit interior design by Nathan Yong Design. The 4-Bedroom Standard D6 is styled by Peter Tay Studio, and the 3-Bedroom Standard C5 by 2nd Edition — a line-up of Singapore design studios that signals how the developer has positioned the interior spec.
Location and Connectivity
Faber Walk sits off West Coast Road in the Clementi / West Coast planning zone. The site is bordered by the Ayer Rajah Expressway (AYE) to one edge and Sungei Ulu Pandan to another, with the Old Jurong Line Nature Trail running immediately adjacent. This puts the development within walking distance of two nature corridors — the Ulu Pandan Park Connector and the upcoming OJLNT Park Connector — while remaining a 5–6 minute drive to Clementi Mall, West Coast Plaza and the NUS/NUH cluster.
The nearest MRT stations are Clementi (East-West Line) and Haw Par Villa (Circle Line), roughly 1.3 km away each, with Dover and Pasir Panjang also within a short bus ride. Drive times: one-north and Buona Vista in 8–10 minutes; the CBD via AYE in approximately 20 minutes outside peak.
Schools Within 1–2 km
The West Coast catchment covers several of Singapore’s most competitive primary schools — Nan Hua Primary, Clementi Primary, Qifa Primary, Pei Tong Primary are all within 2 km. For the secondary level, Nan Hua High School, National University of Singapore (NUS), Singapore Polytechnic and NUS High School of Math & Science are accessible. See our school proximity guides for admissions logic.
Site Planning and Landscape
What distinguishes Faber Residence at a site-planning level is the treatment of the AYE edge. Support services — bin centre, M&E plant, basement carpark access — are consolidated underground along the expressway alignment so that no living room directly faces traffic. Internally, 18 interconnected courtyards weave through the site: Arrival, Community, Botanical, Lily, Alcove, Wellness, Fitness, Club, Resort, Pool, Leisure, Dining and six Lobby Courtyards.
Recreational anchors include a 50m Lap Pool (415 sqm), a 25m Leisure Pool, a 5.3m × 5.0m Jacuzzi, a 12 × 8m Wading Pool, an indoor gym (57.55 sqm), two Club Dining halls with changing rooms (146.96 sqm, approximately 64 pax), a steam room per changing room, and a basement multi-purpose court. Total landscape area is 15,506 sqm (60.3% of site); of which 7,774 sqm (30.1%) is green cover — well above URA’s 45% LReF benchmark.
Indicative Pricing and Affordability
Pricing for Faber Residence is expected to range between approximately S$2,000–S$2,400 psf on launch — consistent with recent 99-year RCR launches in the Clementi / West Coast corridor. On that basis, indicative quantums work out to:
Faber Residence is positioned as a family-centric, low-rise alternative in a district otherwise dominated by tall towers. If land-rich site density and extensive landscaping matter to you, this is one of the more distinctive 99-year launches in the West Coast corridor in 2025–2026.
Worked Example: Total Upfront Cost (Singapore Citizen, 1st Property)
Let us illustrate the total upfront cash requirement for a Singapore Citizen buying a 3-Bedroom Basic at 797 sqft, at an assumed price of S$1.75M:
Within a 2 km radius, Faber Residence competes with resale stock at Parc Riviera (99-yr, larger density), The Trilinq (99-yr, older) and Whistler Grand (99-yr, mass-market). Its low-rise DNA and 60% landscape ratio are genuine differentiators — closer in spirit to landed living than to the 40-storey norm at nearby sites. On tenure and land size, it is directly comparable to ELTA at Clementi Avenue 1, although ELTA is configured as two high-rise towers.
Who Should Consider Faber Residence?
Upgrader families from nearby HDB estates (West Coast, Clementi, Queenstown) seeking 3- or 4-Bedroom owner-occupation with school proximity.
NUS / NUH / Science Park professionals looking for a 10-minute commute with walk-to-nature amenity.
Multigenerational buyers — the 1,485 sqft 5-Bedroom E1 is a rare layout among 2025 launches.
Downgraders from landed homes who want horizontal, courtyard-driven living without moving to a 40-storey tower.
Frequently Asked Questions
When will Faber Residence launch for sale?
Preview and balloting typically open 6–8 weeks ahead of the official sales launch weekend. Register your interest via the developer’s official channels.
Is Faber Residence freehold?
No. It is 99-year leasehold with tenure commencing 24 February 2025.
How many units are 2-bedroom?
80 units out of 399 (20% of the mix). All 2-bedroom layouts are 646 sqft.
How many carpark lots are there?
399 lots plus 4 handicap-accessible lots, giving a one-lot-per-unit ratio. 13 active EV charging lots are located at Basement 1, with additional provisions as URA mandates EV rollout.
Which interior designers fitted out the show units?
Nathan Yong Design (5BR E1), Peter Tay Studio (4BR D6), and 2nd Edition (3BR C5).
What is the nearest MRT?
Clementi MRT (EWL) and Haw Par Villa MRT (CCL) are both around 1.3 km away. Several feeder bus services connect the development to both stations.
Can foreigners buy at Faber Residence?
Yes — as a private non-landed development, Faber Residence is not restricted under the Residential Property Act. Foreign buyers are, however, subject to 60% ABSD. See our foreign buyer guide.
What grants or schemes are available?
Faber Residence is private condominium housing and does not qualify for HDB grants (CPF Housing Grant, EHG, PHG). Buyers can use their CPF Ordinary Account subject to Valuation Limit and Withdrawal Limit rules. See our CPF for property guide.
What is the expected rental yield?
Based on current West Coast sub-market rentals (S$4.80–S$6.00 psf/month for comparable condos), gross yields on launch prices should fall in the 2.6%–3.2% range for 2- and 3-bedroom layouts — below the SG average of 3.5%, but offset by the low-density product premium.
Disclaimer: Information on this page is compiled from developer factsheets, official URA filings and industry briefings current at the time of writing. Specifications, prices, and launch timing are indicative only and subject to revision by the developer or the relevant authorities. Always verify with the developer’s showflat sales team and a qualified property agent before making a purchase decision. Nothing on this page constitutes financial, tax or legal advice.
Quick Answer: The GLS tender for Kallang Close closed on 7 April 2026. A joint venture between Frasers Property and Mitsubishi Estate submitted the winning bid of S$610.75 million (S$1,415 psf ppr), the highest psf ppr for a city-fringe residential GLS site in recent years. The site can yield approximately 470 homes and will be the first private residential development in the Kallang Close industrial enclave in 12 years.
Horizontal bar chart comparing the four bids for the Kallang Close GLS site, with Frasers Property and Mitsubishi Estate’s winning bid of S$1,415 psf ppr.
The government land sale (GLS) tender for the Kallang Close residential site closed on 7 April 2026 with four bids — and a result that underscores sustained developer confidence in city-fringe locations, even amid a broader market that posted its lowest transaction volume since Q2 2020.
The winning consortium, a joint venture between Frasers Property Singapore and Mitsubishi Estate, submitted a bid of S$610.75 million (S$1,415 per square foot per plot ratio) — just S$4.35 million, or 0.7%, above second-placed City Developments Ltd. The paper-thin margin between first and second illustrates how keenly both bidders valued the site, and gives a clear signal of where institutional capital believes city-fringe launch prices can go.
Site Factsheet
Detail
Information
Address
Kallang Close, Singapore
District
D08 — Kallang / Whampoa
Site Area
Approximately 11,456 sq m (123,320 sq ft)
Plot Ratio
3.5
Maximum GFA
Approximately 40,107 sq m (431,611 sq ft)
Estimated Units
~470 private residential homes
Tenure
99-year leasehold (from date of award, Apr 2026)
Retail Component
Capped at 115 sq m GFA
Childcare Centre
Minimum 500 sq m GFA (mandatory)
Winning Bid
S$610.75 million (S$1,415 psf ppr)
Joint Venture
Frasers Property Singapore × Mitsubishi Estate
Tender Closed
7 April 2026
The Four Bids: Near-Record Competition
Rank
Bidder
Total Bid
S$ psf ppr
1st (Winner)
Frasers Property + Mitsubishi Estate
S$610.75M
S$1,415
2nd
City Developments Ltd (CDL)
S$606.40M
S$1,405
3rd
Hong Leong Holdings + TID JV
~S$561.5M
S$1,301
4th
Wing Tai Holdings + Metro Holdings
~S$536.4M
S$1,242
The 0.7% gap between the top two bids is one of the narrowest in recent Singapore GLS tender history. CDL — which co-developed Norwood Grand in Woodlands with Frasers Property — was effectively beaten by its own partner on a different site. The spread between first and fourth bidders was 13.9%, indicating that all four consortia saw real value in the Kallang Close waterfront location, but had genuinely different views on achievable launch pricing and margins.
Why Kallang Close Commands a Premium
Bar chart comparing winning GLS bids for comparable city-fringe residential sites from 2021 to April 2026.
The site’s premium psf ppr reflects several structural advantages that are difficult to replicate in the GLS pipeline:
Kallang River waterfront frontage. The site sits adjacent to the Kallang River, and the consortium has committed to delivering a publicly accessible riverfront promenade. Waterfront residential sites are rare in Singapore’s land-scarce market; comparable waterfront addresses — Robertson Quay, Marina Bay, Harbourfront — consistently command significant price premiums.
First private homes in the precinct in 12 years. Kallang Close has been predominantly industrial. The last private residential development in the immediate vicinity launched over a decade ago. Buyers arriving at this project will be entering a precinct undergoing transformation, which historically has been a strong driver of early-adopter price appreciation.
Dual MRT accessibility. Kallang MRT (East-West Line) and Bendemeer MRT (Downtown Line) are both within walking distance, giving future residents cross-island connectivity without transfers.
Proximity to the city and Kallang planning transformation. The Kallang Area Master Plan envisions a sports and lifestyle precinct around the Singapore Sports Hub, Kallang Alive, and the future redevelopment of the National Stadium precinct. The broader area is also benefiting from the Geylang-to-Kallang urban renewal corridor.
Retail and childcare anchors. The mandatory childcare centre (minimum 500 sq m) and capped retail (115 sq m) will add day-to-day amenity value for residents without creating oversupply of commercial space.
What Will Launch Pricing Look Like?
At a land cost of S$1,415 psf ppr, industry analysts have modelled potential launch prices in the S$2,800–3,100 psf range, depending on:
Construction cost trajectory. Building costs in Singapore rose significantly in 2022–2024 and have moderated but remain elevated. A 99-year leasehold development on a 3.5 plot-ratio site with waterfront features and a childcare component will carry above-average construction costs.
Positioning relative to comparable launches. Recent city-fringe new launches — Robertson Opus (D09, ~S$3,150–3,360 psf), UPPERHOUSE (D10, ~S$3,350 psf) — provide a ceiling benchmark. Kallang Close, while waterfront, is in D08 which has historically priced at a modest discount to D09/D10.
Launch timing. The project is unlikely to launch before late 2027 or 2028, given the need for site clearing, design, and construction commencement. The market trajectory over the next 12–18 months will influence the eventual strategy.
A rough breakeven analysis, assuming a 20–22% developer margin over total project cost (land + construction + marketing), suggests a launch price of approximately S$2,900–3,100 psf is required for the project to pencil. Some analysts have modelled upside to S$3,300 psf if the waterfront premium commands a strong early take-up rate.
The Frasers × Mitsubishi Partnership
This is the first JV between Frasers Property Singapore and Mitsubishi Estate, Japan’s largest real estate company by market capitalisation. Frasers Property brings deep Singapore-market execution capability — it has developed One Canberra, Riverfront Residences, and North Park Residences, among others. Mitsubishi Estate brings global real estate expertise and balance sheet scale.
The partnership follows a trend of Japanese developers deepening their Singapore exposure: Sekisui House co-developed THE ORIE in Toa Payoh, MCL Land (a Jardine Matheson subsidiary with deep ties to the Japanese market) developed ELTA in Clementi alongside CSC Land. Japanese investors view Singapore freehold and 99-year leasehold assets as strategic long-term holdings with stable SGD returns.
What This Means for the Broader Market
The Kallang Close result has several read-throughs for Singapore property market observers:
Developer confidence in RCR/city-fringe pricing remains high. Despite Q1 2026 transaction volumes falling 39.7% QoQ, four major consortia competed vigorously for a single site. Developers are bidding for land they believe they can sell at S$2,900+ psf — a vote of confidence in demand fundamentals.
CDL’s near-miss is notable. CDL bid aggressively at S$1,405 psf ppr — its second near-miss in recent GLS tenders. The developer appears determined to rebuild its Singapore residential pipeline following a period of relative inactivity.
The GLS programme is working as a supply valve. The 1H 2026 GLS programme placed 9 sites on the Confirmed List. Kallang Close is the first to be awarded. The forthcoming sites at River Valley Green, Holland Plain, and Peck Hay Road will further test developer appetite in the CCR and RCR.
Waterfront as a permanent premium. Both the Frasers–Mitsubishi bid and CDL’s second-place bid exceeded S$1,400 psf ppr for a site with river frontage. This reinforces that waterfront views in Singapore command a structural premium that survives cooling measures and interest-rate cycles.
Timeline and What to Watch
Date / Period
Milestone
7 April 2026
GLS tender closed; Frasers × Mitsubishi named provisional winner
Q2/Q3 2026
URA formally awards site; conveyance and commencement of site works
Late 2026 – 2027
Architectural design, planning approval, showflat construction
2027 – 2028 (est.)
Showflat preview; public launch (subject to market conditions)
2030 – 2031 (est.)
Expected temporary occupation permit (TOP) based on 99-yr leasehold timeline
Frequently Asked Questions
Who won the Kallang Close GLS tender?
A joint venture between Frasers Property Singapore and Mitsubishi Estate, with a bid of S$610.75 million (S$1,415 psf ppr). The tender closed on 7 April 2026.
How many units will the Kallang Close development have?
Approximately 470 private residential homes, based on the site’s GFA of approximately 431,611 sq ft at a plot ratio of 3.5.
What is the expected launch price for the Kallang Close condo?
Industry analysts estimate a launch price in the range of S$2,900–3,100 psf, reflecting the land cost, construction expenses, waterfront premium, and comparable city-fringe launches. The project is unlikely to launch before late 2027 or 2028.
Is the Kallang Close site freehold or leasehold?
99-year leasehold, from the date of site award in April 2026.
Which MRT stations are near Kallang Close?
Kallang MRT Station (East-West Line) and Bendemeer MRT Station (Downtown Line) are both within walking distance of the Kallang Close site.
Why is this site significant?
It will be the first private residential development in the predominantly industrial Kallang Close precinct in approximately 12 years. The site has Kallang River waterfront frontage and sits within the broader Kallang Area Master Plan transformation zone, including the Kallang Alive sports and leisure precinct.
When will the Kallang Close condo be completed?
Based on typical construction timelines for a 99-year leasehold project of this scale, the estimated target for a Temporary Occupation Permit (TOP) is approximately 2030–2031. The official construction schedule will be confirmed after the site is formally awarded and planning approval obtained.
Interested in the Kallang Close launch? Register for early updates.
This article is for general informational purposes only and does not constitute financial or investment advice. Property prices are projections based on analyst estimates at the time of writing; actual launch prices will depend on market conditions at the time of launch. All figures cited are based on publicly available GLS tender results and URA data as at 20 April 2026. No marketing agency is named in connection with this development.
Springleaf Residence is a 941-unit leasehold condominium at Upper Thomson Road, District 26 — jointly developed by GuocoLand and Hong Leong Holdings, launched on 15–16 August 2025 and selling 870 of 941 units (92%) over the first two days at an average of S$2,175 psf. The second best-selling project by unit count in the whole of 2025 after ParkTown Residences, Springleaf Residence was the defining OCR launch of the year: five 25-storey residential towers plus a 4-storey gazetted conserved building, set beside Springleaf Forest on the Thomson-East Coast Line. It sits less than a 2-minute walk from Springleaf MRT (TEL), and its design is anchored around a radical commitment to biodiversity preservation, native plant species and community engagement with the adjacent nature park. This page captures the developer-confirmed specifications, pricing, layout options, and our analysis of what positions Springleaf Residence as a landmark OCR development for 2025–2026.
Figure 1: Springleaf Residence — five 25-storey towers beside Springleaf Forest at Upper Thomson Road. Artist’s impression by GuocoLand and Hong Leong Holdings.
Why Springleaf Residence matters for the 2026 OCR market
Upper Thomson Road has undergone a remarkable transformation since the Thomson-East Coast Line (TEL) opened its Central region stations in 2021–2022. The stretch between Springleaf MRT and Upper Thomson Road MRT is now a established F&B corridor — the ‘Upper Thomson Village’ strip of hawker centres, family restaurants and independent cafes has attracted a younger demographic who prize walkable neighbourhood living over the CCR’s flash. GuocoLand’s Springleaf GLS site acquisition was its most consequential Singapore OCR bet in a decade, paying a land price that implied a breakeven in the S$2,000+ psf range.
The launch outcome — 870 units sold (92%) at an average of S$2,175 psf in 48 hours — was one of the most decisive validations of OCR demand in recent Singapore property history. For context: Parktown Residences (Tampines North, 1,193 units, February 2025) sold 1,041 units (87%) at launch; Springleaf sold a marginally higher percentage. Both projects benefited from pent-up OCR demand following a period of limited supply in the north and upper-central corridor, and from the TEL’s progressive commissioning making these neighbourhoods genuinely connected to the city core. The unique selling point that moved Springleaf beyond ‘good transport node’ into ‘destination in its own right’ was the conserved building and the forest interface.
Quick facts — Springleaf Residence at a glance
Project Name
Springleaf Residence
Developer
GuocoLand (Singapore) Pte. Ltd. & Hong Leong Holdings Limited (JV)
759 lots (753 + 8 EV + 6 accessible) at Basement 1 and 2
Architect
ADDP Architects LLP
Landscape Architect
Ortus Design Pte. Ltd.
Main Contractor
China Construction (South Pacific) Development Co Pte Ltd
Conservation Consultant
Studio Lapis Conservation Pte Ltd
Interior Design (amenities)
Multiversity Architects and Planners Studio Pte Ltd
Expected TOP
2H 2029
Expected Notice of VP
31 December 2031
Unit mix — 2-bedroom to 5-bedroom (+ conserved building units)
Springleaf Residence’s unit mix is designed for genuine families and upgraders rather than the investor-heavy compact formats common in CCR launches. There are no studio or 1-bedroom units in the residential towers. The smallest unit in the tower blocks is a 2-bedroom (from approximately 54 sqm), and the range extends to spacious 5-bedroom units at 135 sqm (1,453 sqft). The 32 units in the gazetted conserved building are a unique product — adapted from a former school classroom block, with a 4-storey heritage building character, 3.4m floor-to-floor heights at Level 1, and URA Conservation Board-approved interior designs.
Unit Type
Type Codes
Size (sqm)
Size (sqft)
Approx. Units
Kitchen Notes
2 Bedroom
B1, B2 (and variants)
54–60
581–646
~180
Induction hob, SMEG appliances
3 Bedroom
C1–C8, CC1, CC2 (and variants)
76–94
818–1,012
~310
Gas hob (C3+), double-door fridge
4 Bedroom
D1, D2
114
1,227
~220
Gas hob, flexible bedroom layout option
5 Bedroom
E1, E2
135
1,453
~90
Gas hob, flexible bedroom adjacent to L&D
Conserved Building
AC1, BC1 etc.
Various
Various
32
Electric hob, Daikin multi-split (VRV)
Total
941
Figure 4: Floor plan — 2-Bedroom unit (Type B2, 60 sqm / 646 sqft) with herringbone vinyl floors, open pantry, DB with shoe cabinet and robot-vacuum space, and ceiling fan.
Pricing — S$2,175 psf average; 92% sold at August 2025 launch
Springleaf Residence was priced as a premium OCR product — above typical Woodlands and Sembawang benchmarks (S$1,600–1,900 psf) but below the CCR/RCR boundary. At an average of S$2,175 psf, the development commanded a premium justified by the TEL connectivity, the forest interface, and the uniqueness of the conserved building. The launch sell-through rate of 92% in 48 hours — with 870 of 941 units sold — suggests pricing was calibrated at or slightly below the maximum the market would absorb, consistent with GuocoLand’s disciplined launch strategy.
Unit Type
Price From
PSF From
Target Buyer
2 Bedroom (from 581 sqft)
from S$860,000
from S$1,480 psf (1BR equiv.) / ~S$1,480 psf
Investors, young couples
2 Bedroom (646 sqft B2)
from ~S$1.08M
from ~S$1,670 psf
Young couples, singles
3 Bedroom (818–1,012 sqft)
from S$1.62M
from ~S$1,601 psf
Young families, HDB upgraders
4 Bedroom (1,227 sqft)
from S$2.45M
from ~S$1,996 psf
Larger families
5 Bedroom (1,453 sqft)
from ~S$3.00M
from ~S$2,064 psf
Multi-gen households
Note: Prices based on August 2025 launch data from publicly available media sources. Balance units if any may differ. Average launch PSF was S$2,175 psf. Verify current availability directly.
10 highlights of Springleaf Residence
92% sold at launch (870/941 units) — second best-selling project by unit count in Singapore in 2025, behind only Parktown Residences. Exceptional market validation for an OCR launch.
Less than 2-minute walk to Springleaf MRT (TEL) — sheltered walkway access; the Thomson-East Coast Line connects to Caldecott, Bishan (NS interchange), Newton (NS/DT interchange) and the CBD.
Forest interface — adjacent to Springleaf Nature Park — a genuine nature buffer, not a marketing concept. Environmental Impact Assessment conducted; 2-metre solid forest-boundary wall and no fruit-bearing trees to manage macaque risk.
Gazetted conserved building — 32 units in the former school building adapted for residential use, with URA Conservation Board oversight. A one-of-a-kind heritage residential product in Singapore.
More than 50% native Southeast Asian plant species — GuocoLand’s biodiversity commitment goes beyond typical developer greenery; native plants attract local fauna and reduce irrigation needs.
Sky Terraces on Levels 9 and 16/20 of every block — each sky terrace contains a Sky Lounge, Gourmet Lounge, Lookout Cocoon, Work Corner and Chill Out Terrace; over 10 sky amenity facilities per tower.
ECA House clubhouse + Springleaf Club (in conserved building) — two distinct community spaces: ECA House with Celebrity Kitchen and multi-function rooms; Springleaf Club with Gym, Co-working studio and Craft (Makerspace) room.
SMEG appliances across all tower units — Italian SMEG kitchen appliances, Franke sink and tap, ROCA sanitary ware, Daikin fan-coil units (towers) and Daikin VRV (conserved building).
Smart home integration — smart lighting, smart aircon, smart HFAD, smart motion sensor, facilities booking, visitor community pass (VCP) and other smart community features standard.
Solar panels on all roof levels — roof-mounted solar panels offset part of the common facilities’ electricity consumption, contributing to lower maintenance fees over time.
Connectivity — Springleaf MRT and Upper Thomson Road
Figure 6: Location — Springleaf Residence is less than a 2-minute walk from Springleaf MRT (TEL), with Upper Thomson Road F&B directly accessible and the Central Expressway (CTE) nearby.
Springleaf MRT (Thomson-East Coast Line, TEL) is the development’s anchor transport link, at approximately 110 metres (less than 2 minutes’ walk) from the side gate. The TEL connects Springleaf northward to Woodlands (5 stops), South to Caldecott (Botanic Gardens / CCL interchange, 3 stops), Bishan (North-South Line interchange, 5 stops), and eventually to the CBD (Orchard, approximately 11 stops). By car, the Central Expressway (CTE) provides direct access to the CBD (approximately 20 minutes in off-peak conditions).
Destination
Distance / Time
Springleaf MRT (Thomson-East Coast Line)
<2-minute walk (110m, sheltered)
Upper Thomson MRT (TEL)
~3 stops north
Bishan MRT (NS/CC interchange)
~5 stops south
Newton MRT (NS/DT interchange)
~7 stops south
Orchard MRT (NS Line)
~9 stops south
Upper Thomson Road F&B strip
5-minute walk
Thomson Nature Park
Directly adjacent
Mandai Wildlife Reserve
10-minute drive
Woodlands Checkpoint (JB)
20-minute drive
CBD / Raffles Place
20-minute drive (CTE)
Lifestyle — Upper Thomson Village, nature parks and family living
Figure 2: Aerial view — Springleaf Residence nestled beside Springleaf Forest, with Upper Thomson Road and the MRT station visible in the distance.
Upper Thomson Road has quietly evolved into one of Singapore’s most liveable neighbourhood corridors. The ‘Upper Thomson Village’ F&B strip — within a 10-minute walk — includes local hawker stalwarts, specialty coffee, Japanese dining, and independent restaurants that attract a cross-demographic crowd. Thomson Nature Park, adjacent to the development, is a gazetted nature reserve with Bishan-AMK Park connector paths and trail access to MacRitchie Reservoir. Mandai Wildlife Reserve (Singapore Zoo, River Wonders, Night Safari, Bird Paradise) is a 10-minute drive. For families, the proximity to the Lower Seletar Reservoir and the future Springleaf New Town master-planned precinct (which includes new HDB towns, schools and community infrastructure) makes the investment thesis compelling over a 10-year horizon.
Facilities — sky terraces, ECA House and forest-integrated grounds
Figure 3: Facilities overview — sky terrace amenity levels on each tower plus the ECA House clubhouse and Springleaf Club in the conserved school building.
The Springleaf Residence facilities design is structured around three tiers. At the ground level: a main pool (size TBC), outdoor gym, tennis courts, and community spaces. At sky terrace levels (Level 9 and Level 16 for Blocks 811/813/817/819; Level 13 and Level 20 for Block 815), each floor has a Sky Lounge, Gourmet Lounge, Lookout Cocoon, Work Corner and Chill Out Terrace — a total of 10 sky amenity spaces per tower, and 50 sky amenity spaces across the five towers. The ECA House (clubhouse) features a Celebrity Kitchen and three multi-function rooms (capacity: 10–8 pax each, combinable). The Springleaf Club in the conserved building hosts the development’s Gym (4.6m × 12m), a Study/Co-working room (L2, capacity 20), and a Craft/Makerspace (L3, capacity 13–15). BBQ pits are provided on every sky terrace. Steam room at Level 1 changing room.
Biodiversity and the conserved building — what makes this development unique
Figure 5: Biodiversity design — a 2-metre solid forest-boundary wall, native plant species (50%+ of landscape), ecological corridors and bird-strike glass treatments reflect GuocoLand’s environmental commitment.
Springleaf Residence is the most environmentally differentiated residential development in Singapore’s OCR market in recent years. GuocoLand commissioned a comprehensive Environmental Impact Assessment (EIA) — a first for a Singapore private residential development — to assess impact on the adjacent Springleaf Forest. Specific biodiversity measures include: a 2-metre-high solid wall along the forest-facing boundary (to manage macaque and monitor lizard access); slanted ledges at Level 1; avoidance of large canopy trees and fruit-bearing trees near building blocks; more than 50% native Southeast Asian plant species; and imprinted bird-strike patterns on external glass from Levels 1–11. Educational and interpretive trails within the development connect residents to the forest ecosystem. Guocoland also obtained a S$847 million green financing facility (reported May 2025) for the development — one of the largest in Singapore residential history.
The gazetted conserved building — a 4-storey former school classroom block — adds an irreplaceable heritage character to the site. Studio Lapis Conservation Pte Ltd managed the conservation brief; the interiors have been adapted into 32 residential units (types AC1, BC1 and others) with materials and finishes approved by URA Conservation Board. The conserved building uses Daikin VRV (multi-split) air-conditioning rather than fan-coil units, Johnson Suisse sanitary ware for WCs, and Schmied fittings. Residents of the conserved building units also access the Springleaf Club within the building itself.
Developer — GuocoLand (Singapore) and Hong Leong Holdings
GuocoLand (Singapore) Pte. Ltd. is the Singapore real estate arm of Hong Kong-listed GuocoLand Limited, itself a subsidiary of Malaysian conglomerate Guoco Group (Quek Leng Chan). GuocoLand’s flagship Singapore developments include Midtown Modern (D07, Bugis), Lentor Mansion (D26, with Intrepid Investments), and the integrated Martin Modern (D09). The Springleaf Residence partnership with Hong Leong Holdings — the unlisted residential arm of the Hong Leong Group (Kwek Leng Beng) — mirrors the two groups’ long history of co-development on large-scale Singapore GLS sites. Their combined track record spans thousands of OCR units with a reputation for timely delivery and quality construction. Springleaf Residence’s main contractor, China Construction (South Pacific) Development Co Pte Ltd, was also the contractor for Lentor Mansion.
Sustainability — solar panels, green financing and APCS construction
Springleaf Residence uses APCS (Advanced Precast Concrete System) construction — a variant of the precast building system that reduces on-site labour, construction waste and noise pollution. Solar panels are installed on the roof of all five towers to offset common facilities electricity consumption. GuocoLand secured a S$847 million green loan facility specifically for this development, reflecting institutional recognition of its biodiversity and environmental credentials. Low-VOC materials and paints are used throughout, and more than 50% of plant species are native Southeast Asian species. The development targets a BCA Green Mark certification, though the specific category was not disclosed in the factsheet at time of publication.
Timeline — key dates at a glance
GLS Land Award
2024 (Upper Thomson Road GLS tender)
Land Tenure Commencement
15 July 2024
Green Financing Secured
~May 2025 (S$847M facility, GuocoLand)
VVIP Preview
~13 August 2025
Public Launch
15–16 August 2025 (870/941 units sold at avg S$2,175 psf)
Expected TOP (Vacant Possession)
2H 2029
Expected Notice of VP
31 December 2031
Frequently asked questions — Springleaf Residence
What is the average price per square foot at Springleaf Residence?
The average transacted price at the August 2025 launch was S$2,175 psf. Indicative pricing starts from approximately S$860,000 for the smallest 2-bedroom units (around 388–420 sqft, compact 2BR variants), from S$1.08M for standard 2-bedrooms (646 sqft), from S$1.62M for 3-bedroom units and from S$2.45M for 4-bedroom units. The psf range across different unit types and floors runs approximately S$1,480–S$2,400 psf, with higher floors and forest-facing stacks commanding premiums.
How far is Springleaf Residence from the MRT?
Springleaf MRT (Thomson-East Coast Line, TEL) is approximately 110 metres from the development’s side gate — less than a 2-minute sheltered walk. This is one of the closest MRT connections of any new-launch condo in the OCR corridor. The TEL provides direct connections to Caldecott (CCL interchange), Bishan (NS interchange), Newton (NS/DT interchange), Stevens (DT interchange) and onward to the CBD.
What are the unique biodiversity features of Springleaf Residence?
Springleaf Residence underwent a full Environmental Impact Assessment (EIA) — a first for a Singapore private residential development. Features include: a 2-metre solid wall along the forest boundary to manage wildlife access; more than 50% native Southeast Asian plant species in landscaping; ecological corridors and wildlife connectivity design; bird-strike protective glass patterns on Levels 1–11; no fruit-bearing trees or large canopy trees near building blocks; and an S$847 million green financing facility for the development. The developer’s approach was informed by a Biodiversity Specialist (Camphora Pte Ltd) alongside the standard landscape architect (Ortus Design).
What is the gazetted conserved building?
The conserved building is a 4-storey former school classroom block on the Springleaf Residence site, gazetted by URA for conservation. Studio Lapis Conservation Pte Ltd managed the conservation brief, and the building’s interiors have been adapted into 32 residential units. These units have unique characteristics: 3.4m floor-to-floor heights (vs 3.15m in the towers), Daikin VRV multi-split air-conditioning, Johnson Suisse sanitary ware, and pre-selected URA Conservation-approved window and blind designs for purchasers. The ground floor of the conserved building houses the Springleaf Club community facility.
What are the smart home features at Springleaf Residence?
All units come with smart lighting control, smart aircon control, smart Home Fire Alarm Device (HFAD), smart motion sensor, and connections to the smart community platform (which includes facilities booking, visitor community pass (VCP), and other services). The development uses digital locksets for all unit main doors. Daikin Fan Coil Units (FCU) serve the tower units; the conserved building uses Daikin VRV systems. EV charging is available at 8 lots in Basement 1.
Is Springleaf Residence suitable for families?
Yes — Springleaf Residence is one of Singapore’s best-positioned OCR developments for families. The unit mix starts at 2-bedroom and goes up to 5-bedroom, with flexible layouts available in 4BR and 5BR units. Thomson Nature Park and Springleaf Forest are adjacent; Bishan-Ang Mo Kio Park is accessible via connector paths. Schools nearby include Ai Tong School, Raffles Institution (Secondary) and a range of primary schools within driving distance. The development’s biodiversity and nature-park character makes it a genuinely distinctive environment for children to grow up in.
What kitchen appliances are provided?
SMEG Italian kitchen appliances are standard across all units, with Franke sinks and taps. All units receive a built-in oven and washer-cum-dryer. Units with induction hobs (Types C1, C2, AC1, BC1, B1, B2) also get an integrated fridge. Units with gas hobs (Types C3–C8, D, E, CC1, CC2) get a double-door fridge. Gas pipe provision is available for all 3BR+ (C3 and above) units. 2BR units in the towers use electric storage tank water heaters; 3BR+ use gas heaters.
What floor-to-ceiling heights can residents expect?
Tower blocks have floor-to-floor heights of 3,500mm at Level 1 and 3,150mm from Level 2 to Level 25. Effective ceiling heights (below slab/ceiling board) in living and dining areas are approximately 2.7–2.9m depending on unit type and floor. The conserved building has floor-to-floor heights of 3,400mm at Levels 1–4 (with the Level 4 roof pitch averaging approximately 3,000mm). Specific ceiling heights by room and unit type are detailed in Annex A of the factsheet.
Are there any wildlife risks from the adjacent forest?
The development has specifically engineered against wildlife incursion from the adjacent Springleaf Forest. A 2-metre solid boundary wall runs the full length of the forest-facing perimeter. Slanted ledges at Level 1 prevent animals from scaling the structure. There are no fruit-bearing trees on the ground floor to reduce wildlife attraction. Bird-strike protective glass patterns are provided on selected units at Levels 1–11. GuocoLand is transparent that some wildlife encounters are possible, and has implemented measures proportionate to the risk. Residents can also access Thomson Nature Park trails — but there is no direct gate from the development into the forest.
What is the maintenance fee estimate?
The factsheet quotes a maintenance fee rate of S$2.31 per share value per month, split between the Main MC (S$0.79) and Sub MC (S$1.52). Based on a typical 2-bedroom unit share value (around 5–6 shares), the estimated monthly maintenance fee is approximately S$388; for a 3-bedroom, approximately S$545. These are estimates and will be set formally by the Management Corporation at its first AGM after TOP.
What is the expected completion date?
The expected TOP (Vacant Possession) is in the second half of 2029 (stated as 2H 2029 in the factsheet). The Notice of Vacant Possession is expected by 31 December 2031. Buyers on progressive payment should note that the final 15% becomes payable on VP; the main construction milestones (foundation, structural, roofing, partition, completion) trigger earlier payment instalments under the standard Singapore housing developer rules schedule.
	B2B73; Enquire about Springleaf Residence For balance units, floor selection, and pricing, send us a WhatsApp enquiry: WhatsApp us about Springleaf Residence
Disclaimer: This article is for general informational purposes only and does not constitute financial, legal, or property advice. All facts, unit mix data, and pricing information are based on developer-released materials and publicly available media sources (EdgeProp, The Edge Singapore, 99.co) as at April 2026 and may have changed. Prices, availability, and project details are subject to change without notice. Always verify current details directly with the developer or your appointed estate agent. LovelyHomes.com.sg is not the developer of Springleaf Residence and is not authorised to sell units on behalf of the developer. Consult a licensed property agent and independent financial adviser before making any purchase decision.
The Robertson Opus is a 348-unit mixed residential-retail development at 7–15 Unity Street, District 9 — a joint venture by Frasers Property and Sekisui House (Japan) on the site of the former Robertson Walk, launched in July 2025 at an average of S$3,360 psf. With a 999-year leasehold tenure from 1 July 1841 — effectively perpetual freehold in all but name — and a Singapore River address that places Robertson Quay, Clarke Quay and Fort Canning MRT within a short riverside stroll, The Robertson Opus is the first 999-year residential launch in this neighbourhood in nearly two decades. It sold 143 units (41%) on opening weekend, validating the price and the product. This page covers the developer-confirmed specifications, pricing, connectivity and our analysis of what makes this one of the most distinctive new launches in CCR D09.
Figure 1: The Robertson Opus — five residential blocks above a curated retail podium at Unity Street, Robertson Quay. Artist’s impression by Frasers Property and Sekisui House.
Why The Robertson Opus matters for the 2026 D09 Singapore River market
Robertson Quay has been one of Singapore’s most sought-after residential-lifestyle addresses since the River Valley/Robertson Walk precinct came into its own in the early 2000s. The stretch from Merchant Road to Kim Seng Road offers quayside dining, riverside cycling paths, Fort Canning Park on the hill above, and a ten-minute drive to both the CBD and the Orchard Road shopping belt. Yet private residential supply in this corridor has been genuinely scarce for the past decade: the last major new-launch in the immediate catchment was Riviere (2019, Frasers Property), which fully sold out and has performed well on the secondary market.
The Robertson Opus occupies the redeveloped Robertson Walk site — a 9,102 sqm plot that previously housed a popular riverside food-and-beverage cluster. By retaining the ‘Robertson Walk’ branding for its 26 commercial units and integrating it into the base of five residential towers, Frasers Property has preserved the precinct identity while adding 348 premium homes above. The 999-year tenure is the development’s most compelling differentiator: a 999-year lease from 1 July 1841 means buyers inherit a tenure that effectively never decays within any economically relevant investment horizon — unlike the 99-year leasehold condominiums that dominate most GLS launches. In Singapore’s property investment discourse, 999-year land is treated equivalently to freehold for CPF withdrawal and bank loan purposes.
Quick facts — The Robertson Opus at a glance
Project Name
The Robertson Opus
Developer
Riverside Property Pte. Ltd. — JV of Frasers Property Limited & Sekisui House Limited (Japan)
Unit mix — 20 layout variants from Suite to 4-Bedroom Premium
The Robertson Opus offers three finish collections — Legacy (entry), Premier (mid), and Luxury (top) — mapped across its 348 units. The Legacy Collection targets investors and young professionals with compact 40-sqm Suites and 46-sqm 1-Bedrooms; the Luxury and Premier Collections serve owner-occupiers with 3-Bedroom Premium (107 sqm) and 4-Bedroom Premium (approximately 143 sqm) units featuring marble bathrooms, Haiku ceiling fans, and upgraded sanitary fittings. The mix is weighted toward the 2-bedroom segment (34% of the total) that dominates Singapore River rental demand.
Bedroom Type
Unit Code(s)
Size (sqm)
Size (sqft)
Units
% of Mix
Est. Maintenance
Suite
S1, S1a
40
431
40
11%
~S$388/mth
1 Bedroom
A1
46
495
40
11%
~S$388/mth
2 Bedroom
B1–B6
64–67
689–721
118
34%
~S$467/mth
2 Bedroom + Study
B7-S
69
743
32
9%
~S$467/mth
3 Bedroom + Flexi
C1-S–C5-S
86–97
926–1,044
45
13%
~S$545/mth
3 Bedroom DuoFlex
C6, C7
92–95
990–1,023
37
11%
~S$545/mth
3 Bedroom Premium
C1-P, C2-P
107
1,152
27
8%
~S$545/mth
4 Bedroom Premium
D1-P
~143
~1,539
9
3%
—
Total
348
100%
Figure 4: Floor plan — The Robertson Opus offers clean, efficient layouts with 3.225m ceiling heights for Suites and 1BRs, and 2.875m for larger types. 45m lap pool on-site.
Pricing — from S$3,150 psf, average S$3,360 psf at launch
The Robertson Opus opened for sale on 19–20 July 2025, moving 143 of 348 units (41%) over two days at an average of S$3,360 psf — a strong opening for the first new-launch in the Robertson Quay sub-market in six years. Frasers Property set the opening price at S$3,150 psf, positioning the development below the ultra-luxury CCR tier (Newport Residences, 21 Anderson) while commanding a premium over the RCR market.
Unit Type
Size (sqft)
Price From
PSF From
Suite
431 sqft
from S$1.37M
from S$3,179 psf
1 Bedroom
495 sqft
from S$1.58M
from S$3,192 psf
2 Bedroom
689–743 sqft
from S$2.17M
from S$2,920 psf
3 Bedroom + Flexi
926–1,044 sqft
from S$3.10M
from S$2,969 psf
3 Bedroom Premium
1,152 sqft
from S$3.80M
from S$3,299 psf
4 Bedroom Premium
~1,539 sqft
from S$5.09M
from S$3,307 psf
Note: Prices based on July 2025 launch data. Balance units may differ. Verify current availability and pricing directly.
10 highlights of The Robertson Opus
999-year leasehold tenure from 1841 — effectively perpetual ownership with none of the lease-decay concerns that affect 99-year properties after Year 30+.
Former Robertson Walk site — a beloved riverside precinct reinvented; the 26 Robertson Walk commercial units at the base preserve the neighbourhood dining and retail character.
Five residential towers — five blocks rather than a single monolithic tower, enabling cross-ventilation, lower density per floor, and river-facing orientations across more units.
45m lap pool on-site (45m × 5.6m, 1.2m deep) — a generous length for a 348-unit development; plus a 4.5m × 9m Wellness Pool (0.85m deep).
Haiku ceiling fans standard — Haiku by Big Ass Fans, pre-installed, an uncommon premium feature across a new-launch development of this scale.
Three finish collections (Legacy, Premier, Luxury) — clear product differentiation enabling entry-level investor units and upgraded owner-occupier units within the same development.
Sekisui House Japanese design DNA — Japan’s largest homebuilder brings its ‘Gohon no ki’ green landscaping philosophy and quality-control methodology from its Tokyo projects.
Walking distance to Fort Canning MRT (Downtown Line) — approximately 7 minutes, giving direct access to the CBD, Bugis, Promenade and Expo without transfer.
Robertson Quay F&B and Singapore River lifestyle — the curated riverside dining precinct (Quayside Isle, Kinki, The White Rabbit’s sister establishments) is a stroll from the lobby.
Dual-key and DuoFlex layout options — 3-Bedroom DuoFlex (C6, C7) and 3-Bedroom + Flexi (C1-S–C5-S) units with flexible rooms that can be partitioned or opened to the living area.
Connectivity — Fort Canning MRT and Singapore River access
Figure 6: Location map — The Robertson Opus at Unity Street, with Fort Canning MRT (DTL) ~7 minutes’ walk, Clarke Quay MRT (NEL) ~10 minutes, and the CBD accessible by car in 8 minutes.
Unity Street places The Robertson Opus at the heart of the Singapore River precinct, flanked by Robertson Quay to the north and Kim Seng Road to the west. Fort Canning MRT (Downtown Line) is approximately a 7-minute walk via the riverside path; Clarke Quay MRT (North-East Line) is roughly 10 minutes. The Downtown Line connects directly to Bugis, Promenade, Bayfront (Marina Bay Sands) and the Buona Vista interchange in one direction, and to Rochor, Little India and Newton in the other — making UPPERHOUSE well positioned for CBD and Orchard workers alike.
Destination
Distance / Time
Fort Canning MRT (Downtown Line)
~7-minute walk
Clarke Quay MRT (North-East Line)
~10-minute walk
Robertson Quay F&B strip
3-minute walk
Central Business District (Raffles Place)
8-minute drive
Orchard Road shopping belt
8-minute drive
Marina Bay / Marina Bay Sands
10-minute drive
River Valley Primary School
5-minute drive
Anglo-Chinese School (Junior)
8-minute drive
Great World City (shopping)
5-minute drive
Lifestyle — Singapore River, Fort Canning Park, Robertson Quay
Figure 2: Aerial view — The Robertson Opus occupies the former Robertson Walk site between the Singapore River and Fort Canning Park hill.
The Robertson Quay precinct has evolved over two decades from a converted warehouse district into one of Singapore’s most liveable inner-city enclaves. The quayside strip offers diverse F&B options — from casual al fresco dining to refined establishments — within a 5-minute stroll of the development. Fort Canning Park, a 18-hectare hilltop park with heritage significance (Stamford Raffles’ residence, WWII Battlebox) and popular concert venues, rises behind the development. Clarke Quay’s entertainment cluster and the Riverside Point shopping centre are within easy walking distance along the Singapore River path. For residents who work in the CBD, the proximity — 8 minutes by car, 20 minutes by foot — makes this precinct one of the few in Singapore where walking to work is genuinely feasible.
Figure 3: The Robertson Opus exterior — five residential towers above the Robertson Walk commercial podium, with riverside promenade access at street level.
Floor plans and facilities
The Robertson Opus offers a 45m lap pool (45m × 5.6m, 1.2m deep) and Wellness Pool (9m × 4.5m, 0.85m deep) as the primary aquatic amenities. The Opus Lounge (function room, 81 sqm) and Opus Gym (55 sqm) are the principal social and fitness spaces. Notably, there is no children’s playground — reflecting the development’s positioning towards young professionals and investors rather than young families. All units come with Haiku ceiling fans pre-installed. Letterboxes are located at Basement 2. Conventional (non-pneumatic) waste disposal system.
Figure 5: Interior — the Luxury Collection units feature marble bathrooms, Haiku ceiling fans and premium sanitary fittings throughout.
Developer — Frasers Property Limited & Sekisui House
Frasers Property Limited is a Singapore-listed multinational property developer with assets under management across Singapore, Australia, the United Kingdom and Southeast Asia. Its Singapore new-launch track record includes Riviere (D09, 2019), Parc Greenwich (D28, 2021), Sky Eden at Bedok (D16, 2022) and the award-winning Rivercove Residences EC. Sekisui House is Japan’s largest homebuilder, with over one million homes constructed since 1960 and a growing international residential portfolio. The Robertson Opus is the two developers’ second Singapore collaboration, following THE ORIE (D12, Toa Payoh, with CDL). Sekisui House brings its ‘Gohon no ki’ (Five Trees) landscaping philosophy — a signature approach to integrating native species into residential developments — to the Robertson Walk site.
Sustainability — Sekisui House design philosophy and green integration
The Robertson Opus site includes a riverside promenade connection and landscaping designed to integrate with the Singapore River greenway. Sekisui House’s influence is felt in the vertical greenery, native species selection and the Wellness Pool’s design. The development targets good energy performance through its building form and facade design, though a specific BCA Green Mark target has not been publicly disclosed at the time of this article. Conventional waste disposal is used (letterboxes at B2). LED lighting provisions are standard in wardrobes, kitchen and vanity cabinets.
Timeline — key dates at a glance
Site History
Former Robertson Walk (food-and-beverage and retail complex)
Building Plan Approval
A1833-00004-2023-BP01
Land Tenure Commencement
1 July 1841 (999-year leasehold)
Launch Date
19–20 July 2025 (143/348 units sold, avg S$3,360 psf)
Expected Vacant Possession (VP)
30 June 2030
Expected Legal Completion
30 June 2033
Frequently asked questions — The Robertson Opus
What is the difference between 999-year leasehold and freehold in Singapore?
For practical purposes, a 999-year lease is treated identically to freehold by Singapore banks and the CPF Board for financing and CPF withdrawal purposes. The key legal distinction is that 999-year land technically reverts to the State after 999 years — but given that Singapore’s land titles act would make this period far beyond any investor’s horizon, 999-year and freehold land trade at equivalent PSF prices and are accorded the same premium over 99-year leasehold properties. The Robertson Opus’s tenure from 1 July 1841 means it will remain a ‘999-year’ property well into the 28th century.
How many units were sold at The Robertson Opus launch?
Frasers Property and Sekisui House sold 143 of the 348 residential units (approximately 41%) over the opening weekend of 19–20 July 2025, at an average price of S$3,360 psf. This made The Robertson Opus one of the strongest D09 CCR launches of 2025, validating both the address premium and the 999-year tenure appeal.
What is the starting price for a unit at The Robertson Opus?
Entry-level Suite units (40 sqm / 431 sqft) start from approximately S$1.37 million (from S$3,179 psf). One-bedroom units (46 sqm / 495 sqft) start from approximately S$1.58 million. Two-bedroom units (64–67 sqm, 689–743 sqft) start from S$2.17 million. These are launch prices; balance unit pricing should be verified directly.
Is The Robertson Opus walking distance to an MRT station?
Fort Canning MRT (Downtown Line) is approximately 7 minutes on foot, following the riverside path from Unity Street to the station entrance at Fort Canning. Clarke Quay MRT (North-East Line) is approximately 10 minutes. Both stations provide central access to the CBD, Orchard Road and the rest of the MRT network. Residents can reach Raffles Place (CBD) in approximately 5 minutes on the Downtown Line.
Are there commercial units at The Robertson Opus?
Yes. The Robertson Opus includes 26 shop units at the basement and 1st level, retaining the Robertson Walk commercial identity. These commercial units are separately sold and managed, with dedicated commercial parking (34 + 1 accessible lots). The F&B and retail activation at the base of the development will maintain the precinct’s existing dining and lifestyle offer.
What are the main facilities at The Robertson Opus?
The key facilities are a 45m lap pool (45m × 5.6m, 1.2m depth), Wellness Pool (9m × 4.5m, 0.85m depth), Opus Lounge function room (81 sqm), and Opus Gym (55 sqm). Haiku ceiling fans are pre-installed in all units. There is no children’s playground, reflecting the development’s target market of young professionals, investors and couple households.
What are the finish collections available and how do they differ?
The Robertson Opus offers three collections. The Legacy Collection (Suites, 1BR, selected 2BRs) uses tile living floors with tile skirting, standard bathroom fittings (Johnson Suisse / Schmied for WCs in Legacy units), and conventional kitchen appliances. The Premier Collection (most 2BRs) steps up to engineered timber bedroom floors. The Luxury Collection (3BR Premium and 4BR Premium) adds marble to bathrooms, Haiku fans, and upgraded Boffi or equivalent kitchen and sanitary fitting specifications. All collections receive Daikin air-conditioning.
Is The Robertson Opus suitable for rental investment?
The Robertson Quay / Singapore River precinct is one of Singapore’s strongest rental sub-markets for expatriate professionals, particularly those in finance and law working in the CBD. Monthly rents for comparable 700-sqft River Valley condominiums typically range from S$4,500–S$6,500. At a purchase price of ~S$2.17M for a 689-sqft 2BR, the gross yield at S$5,500/month is approximately 3.0%–3.2%. The 999-year tenure supports capital values better than 99-year equivalents, making this a hold-for-capital-appreciation play as much as a rental play.
What is the expected vacant possession date?
The expected date of Notice of Vacant Possession is 30 June 2030, with legal completion on 30 June 2033. The progressive payment schedule follows the standard Singapore Housing Developers Rules schedule tied to construction milestones.
Who are the developers of The Robertson Opus?
Frasers Property Limited (Singapore-listed, Charoen Pokphand Group-linked) and Sekisui House Limited (Japan-listed, Japan’s largest homebuilder). The JV entity is Riverside Property Pte. Ltd. Together, they previously co-developed THE ORIE in Toa Payoh (District 12) with CDL, confirming the depth of their Singapore residential partnership.
Is the development suitable for owner-occupation by families?
The Robertson Opus is primarily positioned for couples, young professionals and investors rather than larger multi-generational families. There is no children’s playground on-site. However, the 3-Bedroom + Flexi and 3-Bedroom DuoFlex unit types (86–97 sqm) offer flexible room configurations that can accommodate a small family. River Valley Primary School is approximately 5 minutes away by car, and several international schools are within a 15-minute drive.
	B2B73; Enquire about The Robertson Opus For balance units, floor selection, and pricing, send us a WhatsApp enquiry: WhatsApp us about The Robertson Opus
Disclaimer: This article is for general informational purposes only and does not constitute financial, legal, or property advice. All facts, unit mix data, and pricing information are based on developer-released materials and publicly available URA/media sources as at April 2026 and may have changed. Prices, availability, and project details are subject to change without notice. Always verify current details with the developer or your appointed estate agent. LovelyHomes.com.sg is not the developer of The Robertson Opus and is not authorised to sell units on behalf of the developer. Consult a licensed property agent and independent financial adviser before making any purchase decision.
UPPERHOUSE at Orchard Boulevard (傲杰嘉苑) is a 301-unit luxury condominium at 22 Orchard Boulevard, District 10 — jointly developed by UOL Group Limited and Singapore Land Group Limited, launched in July 2025 at an average of S$3,350 psf. A single 35-storey tower on a 7,031 sqm site, it sits a one-minute walk from Orchard Boulevard MRT (Circle Line) and within arm’s reach of Singapore Botanic Gardens, the Tanglin Club and the Orchard Road shopping belt. UOL’s flagship ‘Masterpiece Collection’ — the same lineage as Meyer House and Watten House — UPPERHOUSE targets affluent owner-occupiers who want the prestige of an Orchard address without the transience of a shoebox. This page captures the developer-confirmed facts, launch performance data, and our own analysis of why District 10 remains Singapore’s most resilient residential market in 2026.
Figure 1: UPPERHOUSE at Orchard Boulevard — 35-storey luxury condo rising above the prime Orchard Boulevard enclave. Artist’s impression by UOL Group and Singapore Land Group.
Why UPPERHOUSE matters for the 2026 District 10 market
The Orchard Boulevard corridor is the tightest pipeline in Singapore’s Core Central Region. Between 2015 and 2024, fewer than five new-launch private condominiums broke ground within a ten-minute walk of Orchard Boulevard MRT — the notable exceptions being the ultra-luxury 19 Nassim (2020) and Boulevard 88 (2019). Land supply here is structurally constrained: Good Class Bungalow Areas (GCBAs) hem the estate on three sides, the Singapore Botanic Gardens blocks the western perimeter, and Orchard Road’s commercial zoning limits residential conversion. Against this backdrop, UOL’s S$428 million GLS bid — S$1,617 per square foot per plot ratio (psf ppr) — secured the last meaningful Orchard Boulevard residential parcel for a decade.
The ‘Masterpiece Collection’ positioning is deliberate. UOL’s previous chapter was Watten House at Bukit Timah (2023, average S$3,230 psf); before that, Meyer House (2019). UPPERHOUSE is the third instalment — each project elevated slightly in PSF and address prestige. At an average launch price of S$3,350 psf, UPPERHOUSE sits above Watten House but below the ultra-luxury segment (Newport Residences, Nassim Hill Residences), occupying a ‘collectible luxury’ niche that targets returning global Singaporeans, high-net-worth investors seeking yield on 1-bed+Study units, and established families looking for a forever-home within one estate of everything.
Quick facts — UPPERHOUSE at a glance
Project Name
UPPERHOUSE at Orchard Boulevard (傲杰嘉苑)
Developer
United Venture Development (No. 7) Pte. Ltd. — JV of UOL Group Limited & Singapore Land Group Limited
Address
22 Orchard Boulevard, Singapore 249628
Region & District
CCR — District 10 (Tanglin / Orchard)
Tenure
99-year leasehold commencing 20 May 2024
Site Area
7,031.4 sqm / 75,689 sqft
Plot Ratio
3.5 (permissible GFA: 24,610 sqm)
Total Units
301 residential units (1 block, 35 storeys) + 6 commercial units at 1st storey
PPVC (Prefabricated Prefinished Volumetric Construction) with Cast-in-situ
Expected Vacant Possession (VP)
30 June 2029
Expected Legal Completion
30 June 2032
Unit mix — five layout types across 301 units
UPPERHOUSE’s unit mix is deliberately compact in breadth but rich in quality. There are no studio or micro units — the smallest footprint is 44 sqm (474 sqft), a 1-Bedroom + Study that still manages to include a study nook, silver-marble living floor, Caccaro wardrobe and a full suite of V-ZUG kitchen appliances. At the top end, the 31 four-Bedroom Suite units at 191 sqm (2,056 sqft) come with private lift access, private carpark lots, double-height living rooms (6.35m), Ernestomeda Italian kitchen cabinetry and Rimadesio wardrobes — a trophy-apartment specification rare outside the S$5M+ segment.
Bedroom Type
Unit Code
Size (sqm)
Size (sqft)
No. of Units
Est. Monthly Maintenance
1-Bedroom + Study
AS1
44
474
67
S$425 (5 shares @ S$85/share)
2-Bedroom Premium
BP1 / BP2
65
700
102
S$510 (6 shares)
2-Bedroom Premium + Study
BPS1 / BPS2
71
764
67
S$510 (6 shares)
3-Bedroom Premium
CP1
94
1,012
34
S$510 (6 shares)
4-Bedroom Suite (Private Lift + Carpark)
DP1 / DP2
191
2,056
31
S$680 (8 shares)
Total
301
Figure 4: Sample 1-Bedroom + Study floor plan (AS1, 44 sqm / 474 sqft) — the smallest unit still features silverite marble living floor and Caccaro wardrobe.
Pricing — S$3,350 psf average with S$2,950–S$3,890 psf range
UPPERHOUSE launched on 19 July 2025, moving 162 of 301 units (53.8%) on the first day at an average of S$3,350 psf — the strongest single-day take-up in the District 10 / Orchard corridor since Boulevard 88 in 2019. The most absorbed type was the 2-Bedroom Premium + Study (764 sqft): 60 out of 67 units sold on Day 1, at S$2.338M–S$2.72M (S$3,060–S$3,560 psf). The 4-Bedroom Suites were priced from approximately S$6.2M (around S$3,020 psf), representing strong absolute value for 2,056 sqft of Orchard District floor space.
Unit Type
Size (sqft)
Indicative Price From
Indicative PSF
1-Bedroom + Study
474
~S$1.40M
~S$2,950 psf
2-Bedroom Premium
700
~S$2.10M
~S$3,000 psf
2-Bedroom Premium + Study
764
S$2.338M–S$2.72M
S$3,060–S$3,560 psf
3-Bedroom Premium
1,012
~S$3.25M
~S$3,210 psf
4-Bedroom Suite
2,056
~S$6.20M
~S$3,020 psf
Note: Prices based on July 2025 launch data. Residual balance units may differ. Always verify current pricing directly with the developer or your appointed agent.
10 highlights of UPPERHOUSE at Orchard Boulevard
UOL Masterpiece Collection pedigree — the third release after Meyer House (2019) and Watten House (2023), each benchmarking a new quality standard for Singapore luxury residential.
1-minute walk to Orchard Boulevard MRT (Circle Line, Stage 6) — one of the fastest MRT-to-doorstep connections on any Orchard-area launch in recent years.
Steps from Singapore Botanic Gardens (UNESCO World Heritage Site, 82 hectares) — the only major new-launch condo that can legitimately claim Botanic Gardens urban-park adjacency.
50m lap pool, 5 lanes (7.5m × 50m) — genuinely competition-length for a 301-unit development; rare at this scale in the CCR.
The Botanical Villa wellness pavilion (320 sqm) — private spa sanctuary with hydropool (~28 sqm), indoor spa pool (~9 sqm, hot water), and curated nature-garden setting.
Full V-ZUG Swiss kitchen appliances across all unit types — combi steam ovens and integrated appliances standard from the 1-bed+Study.
4-Bedroom Suite private lift access — 31 units with private residential lifts from Basement 3 to the 35th storey, plus an assigned private carpark lot.
Double-height living room for 4BR Suites (6.35m ceiling) — a genuinely architectural moment that distinguishes these units from conventional high-floor condominiums.
PPVC construction with Italian and Turkish finishes — Silverite marble (Turkey), Caccaro/Rimadesio/Ernestomeda Italian cabinetry, engineered timber flooring, smart home management system throughout.
GCBA views from upper floors — the tower rises above neighbouring buildings; floors above roughly the 10th have unobstructed views across low-rise greenery to Marina Bay.
Connectivity — Orchard at your door, CBD in minutes
Figure 6: Location — UPPERHOUSE fronts Orchard Boulevard with Orchard Boulevard MRT (CCL) at 1-minute walk; the Botanic Gardens entrance gate is a 3-minute stroll.
UPPERHOUSE sits at the southern end of Orchard Boulevard, equidistant between Napier Road and Tanglin Road. Orchard Boulevard MRT (Circle Line, opened 2021) places residents one stop from Holland Village and two stops from Buona Vista — and gives direct CCL access to Bishan, Serangoon, Marina Bay, Harbourfront and Dhoby Ghaut (interchange to North-South and North-East Lines) without changing trains.
Destination
Distance / Time
Orchard Boulevard MRT (Circle Line)
1-minute walk
Singapore Botanic Gardens (UNESCO)
3-minute walk
Tanglin Mall
3-minute walk
ION Orchard / Ngee Ann City
6-minute drive
Great World Shopping Centre
4-minute drive
Dempsey Hill / Holland Village
6–8-minute drive
Central Business District
10-minute drive / 3 MRT stops
River Valley Primary School
6-minute drive
Anglo-Chinese School (Junior)
11-minute drive
NUS Bukit Timah Campus
9-minute drive
Lifestyle — Orchard, Tanglin and Botanic Gardens on your doorstep
The UPPERHOUSE catchment is arguably Singapore’s most complete urban lifestyle precinct. North along Orchard Boulevard leads to ION Orchard, 313@Somerset, Ngee Ann City, Tang Plaza and Paragon — international luxury brands, Michelin-starred dining and art galleries within a fifteen-minute walk. South along Tanglin Road opens Dempsey Hill’s weekend farmers’ market, Botanic Gardens bistros and the quiet lanes of the Tanglin Club and American Club. The Singapore Botanic Gardens — Singapore’s only UNESCO World Heritage Site — is three minutes on foot, a 82-hectare counter-balance to the urban energy of Orchard Road. For families, a strong belt of schools including Singapore Chinese Girls’ School, River Valley Primary and the ACS campuses is within comfortable daily-commute distance.
Figure 2: Rising above the GCBA belt, UPPERHOUSE commands sweeping views across botanical landscape and glittering cityscape. Artist’s impression.
Floor plans — curated finishes by bedroom tier
Figure 5: 4-Bedroom Suite floor plan (DP1/DP2, 191 sqm / 2,056 sqft) with private lift lobby, gourmet kitchen bar, Asian kitchen and double-height 6.35m living room.
UPPERHOUSE’s layout strategy is tiered: units from 1-Bed+Study to 3-Bedroom Premium share the same quality of marble, cabinetry and appliances in proportionate scale. The 4-Bedroom Suites step up to a separate specification tier — Ernestomeda (Italy) gourmet kitchen bar with Rosso Levanto marble island, Rimadesio walk-in wardrobe system, concealed ducted air-conditioning, and a dedicated Asian kitchen. Ceiling heights are 2.94m throughout, rising to 3.05m in 4BR dining/bedrooms and 6.35m double-height in the 4BR living room. Balconies are provided across all unit types with laminated glass railings at 1,050mm height.
Facilities — The Botanical Villa and 50m lap pool
Figure 3: Site plan — the 7,031 sqm landscaped deck features a 50m lap pool, leisure/bubble/play pools, Botanical Villa wellness pavilion, Gourmet Pavilion and The Gym.
Given UPPERHOUSE’s single-tower design on a 7,031 sqm footprint, the facility design is concentrated and curated rather than sprawling. The centrepiece is The Botanical Villa — a 320-sqm enclosed wellness sanctuary with a hydropool (28 sqm), indoor spa pool (9 sqm, heated), and two changing rooms. The main pool is a genuine 50m lap pool (7.5m × 50m, 5 lanes), complemented by a 113-sqm leisure pool, 84-sqm bubble pool (spa beds, bubble jets) and a 37-sqm play pool. Further amenities: Gourmet Pavilion (electric BBQ), Function Room (52 sqm, integrated appliances), Resident’s Lounge (33 sqm), and The Gym (45 sqm). Smart community control panels are provided at lift lobbies, and 76 bicycle lots are available at Basements 1 and 2.
Developer — UOL Group Limited & Singapore Land Group
United Overseas Land (UOL) Group Limited is one of Singapore’s largest publicly listed property developers, with a portfolio spanning residential, commercial and hospitality assets. Its celebrated Singapore residential launches include Watten House (2023), Amber 45 (2018), and Principal Garden (2015). Singapore Land Group (SingLand) is UOL’s listed subsidiary with extensive commercial holdings along Orchard Road and in the CBD. The two entities have co-developed numerous residential projects under the ‘United Venture Development’ JV structure. Both are ultimately controlled by the Wee family. Their track record on premium residential delivery is strong: Watten House reached TOP in 2025 with strong secondary-market demand and minimal buyer complaints, demonstrating consistent delivery quality.
Sustainability — PPVC construction and smart home integration
UPPERHOUSE uses PPVC (Prefabricated Prefinished Volumetric Construction) combined with conventional cast-in-situ elements — a hybrid that reduces on-site waste, shortens construction time, and produces more consistent quality for finishing. Smart home management system (covering access control, facilities booking and unit-level climate control) is standard across all 301 units. EV charging is provided at 5 residential lots. A Pneumatic Waste Conveyance System (PWCS) handles refuse disposal.
Timeline — key dates at a glance
GLS Site Awarded
2023
Land Tenure Commencement
20 May 2024
Developer’s Licence
C1528 (UEN: 202322557C)
VVIP Preview & Launch
July 2025 (sold 162/301 units on Day 1 at avg S$3,350 psf)
Expected Vacant Possession (VP)
30 June 2029
Expected Legal Completion
30 June 2032
Frequently asked questions — UPPERHOUSE at Orchard Boulevard
What is the tenure of UPPERHOUSE at Orchard Boulevard?
UPPERHOUSE is a 99-year leasehold development with the leasehold commencing on 20 May 2024. By the time a buyer takes vacant possession in mid-2029, approximately 5 years of the 99-year term will have elapsed. While a 99-year tenure in District 10 is less prestigious than a freehold or 999-year site, the scarcity of the Orchard Boulevard address historically supports strong price resilience — Orchard Road corridor 99-year condominiums consistently command psf premiums over equivalent tenure properties in other districts.
How far is UPPERHOUSE from Orchard Road shops and MRT?
Orchard Boulevard MRT (Circle Line, Stage 6) is a 1-minute walk from the lobby. Tanglin Mall is approximately 3 minutes on foot. The main Orchard Road retail belt — ION Orchard, Ngee Ann City, Paragon, 313@Somerset — is a 6-minute drive or a 15-minute walk north along Orchard Road. The Singapore Botanic Gardens main entrance is a 3-minute walk south.
What is the average price per square foot at UPPERHOUSE?
At the July 2025 launch, the average transacted price was S$3,350 psf, with a range of approximately S$2,950–S$3,890 psf across all unit types. The most popular unit — 2-Bedroom Premium + Study (764 sqft) — transacted at S$2.338M–S$2.72M (S$3,060–S$3,560 psf). Current availability and pricing should be confirmed directly; residual units may carry a premium depending on floor and orientation.
Are there any studio or micro units?
No. The smallest unit at UPPERHOUSE is the 1-Bedroom + Study (AS1) at 44 sqm / 474 sqft. UOL has deliberately avoided the micro-unit format to attract owner-occupiers and long-term holders rather than short-term rental investors — consistent with the Masterpiece Collection branding.
What are the schools near UPPERHOUSE?
Within driveable distance: River Valley Primary School (6-minute drive), Singapore Chinese Girls’ School (6-minute drive), Anglo-Chinese School (Junior) (11-minute drive), Anglo-Chinese School (Barker Road) (11-minute drive), and NUS Bukit Timah Campus (9-minute drive). UPPERHOUSE does not sit within the 1km primary school priority phase for most of these schools but is within comfortable upper-priority zone for River Valley Primary.
Does UPPERHOUSE have a private lift for all units?
Only the 31 four-Bedroom Suite units (DP1 and DP2) have private residential lifts running from Basement 3 to the 35th storey. All other units use the four common residential lifts. The private lift for 4BR units operates as a single-door, single-compartment lift — and comes paired with a private carpark lot.
What kitchen appliances are provided?
All units receive a full suite of V-ZUG (Swiss) kitchen appliances. The 1-Bed+Study and 2-Bedroom types get a 2-zone induction hob, hood, combi steam oven, integrated fridge-freezer, and washer-cum-dryer. 3-Bedroom Premium units step up to a 3-burner gas hob. The 4-Bedroom Suite (DP1/DP2) receives a 5-burner gas hob, conventional oven, steam oven, vacuum drawer, wine cooler, integrated dishwasher, and separate full-size fridge and freezer — a complete cook’s kitchen.
Is UPPERHOUSE suitable for rental investment?
The Orchard Boulevard corridor commands consistently strong rental demand from expatriate tenants in finance, law and technology. Monthly rents for comparable 700 sqft condominiums in the area range from approximately S$5,000–S$7,500 (based on 2025 URA caveats). At a purchase price of ~S$2.1M for a 700-sqft 2BR Premium, the gross rental yield at S$6,000/month is approximately 3.4% — below OCR yields (3.5%–4.5%) but Orchard Boulevard tenants tend to sign longer leases and provide more stable occupancy: the classic CCR yield-for-capital-growth trade-off.
When is the expected vacant possession (TOP) date?
The expected date of Notice of Vacant Possession is 30 June 2029, with legal completion on 30 June 2032. Buyers on a progressive payment scheme will make payments tied to construction milestones, with the final 15% payable on VP. Given the PPVC construction method, the 2029 VP date is considered achievable under normal construction conditions.
What is the maintenance fee for UPPERHOUSE units?
Based on the factsheet, the estimated maintenance fund rate is S$85 per share per month. Share values are: 5 shares (1BR+Study, S$425/month), 6 shares (2BR, 2BR+Study, 3BR Premium, S$510/month), and 8 shares (4BR Suite, S$680/month). These are estimates and the actual maintenance fee will be set by the Management Corporation at its first Annual General Meeting after TOP. Single-tier MCST management applies.
Is UPPERHOUSE eligible for CPF usage and bank loan?
Yes. As a 99-year leasehold private residential development, UPPERHOUSE is eligible for CPF Ordinary Account usage (subject to valuation limits and age-of-buyer / remaining-lease calculations under CPF Board rules). Bank loans up to 75% LTV (or 55% for second property) are available subject to TDSR limits. For the 2BR Premium at ~S$2.1M with 75% LTV, the loan quantum is S$1.575M; at approximately 3.2% p.a. (2026 prevailing rate) over 25 years, the monthly instalment is approximately S$7,600 — within TDSR limits for a combined household income of around S$17,000+/month.
	B2B73; Enquire about UPPERHOUSE at Orchard Boulevard For balance units, floor selection, and pricing, send us a WhatsApp enquiry: WhatsApp us about UPPERHOUSE
Disclaimer: This article is for general informational purposes only and does not constitute financial, legal, or property advice. All facts, unit mix data, and pricing information are based on developer-released materials and publicly available URA/media sources as at April 2026 and may have changed. Prices, availability, and project details are subject to change without notice. Always verify current details directly with the developer or your appointed estate agent. LovelyHomes.com.sg is not the developer of UPPERHOUSE at Orchard Boulevard and is not authorised to sell units on the developer’s behalf. Consult a licensed property agent and an independent financial adviser before making any purchase decision.
