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.
ELTA, Clementi Avenue 1 — twin 39-storey towers by MCL Land × CSC Land Group (artist’s impression).
ELTA is a 501-unit, two-tower 39-storey 99-year leasehold private residential launch on Clementi Avenue 1 developed by HC Land (Clementi) Pte Ltd — a joint venture of MCL Land (Jardine Matheson Group) and CSC Land Group (China State Construction Engineering Corporation). It is the first private launch on a fresh Government Land Sales site in Clementi in nearly a decade and sits one MRT stop from Clementi interchange (East-West Line, future Cross Island Line at Clementi by 2032), directly across from the National University of Singapore (NUS) and within five minutes’ drive of National University Hospital (NUH) and one-north.
Why ELTA matters in Singapore’s 2026 launch market
Clementi has, for two decades, been one of the Outside Central Region (OCR) sub-markets where new private supply is scarcest. The last meaningful launch on this side of Clementi Avenue 1 was Clavon (2020) and The Trilinq (2013); both are now resale benchmarks rather than new-sale options. ELTA returns fresh inventory to a town anchored by Clementi Mall, three primary schools (Nan Hua, Clementi, Pei Tong), a Junior College, NUS High School, and the country’s largest tertiary education and biomedical employment cluster — NUS, NUH, BIOPOLIS, FUSIONOPOLIS and one-north. Pricing-wise, ELTA’s psf range slots into the $$2,300–$$2,650 indicative band that has been re-anchoring OCR launches following the URA Q1 2026 flash estimate (private prices +0.3% QoQ, with new-sale demand concentrating in transit-anchored sites).
ELTA quick facts
Project name
ELTA (逸泰)
Address
Clementi Avenue 1, Singapore (District 05)
Developer
HC Land (Clementi) Pte Ltd — JV of MCL Land Limited and CSC Land Group (Singapore) Pte Ltd
Tenure
99-year leasehold from 13 February 2024
Site area
13,451.10 sqm (≈ 144,786 sq ft)
Plot ratio
3.5
Total units
501 residential units across 2 towers
Storeys
2 × 39-storey blocks
Unit mix
1-Bedroom + Study to 5-Bedroom Premium
Architect
P&T Consultants Pte Ltd
Main contractor
China Construction Realty Co Pte Ltd
Estimated TOP / VP
31 March 2029
Legal completion
31 March 2032
Indicative pricing
From ~S$$1.13m (1-Bed+S) to ~S$$3.5m+ (5-Bed Premium); ~S$$2,300–$$2,650 psf
ELTA unit mix and sizes
ELTA’s 501 units span eight unit types from compact 1-Bedroom + Study layouts ideal for NUS rental investors, through to 5-Bedroom Premium spreads designed for multi-generational families relocating to be near the schools. The mix below is consolidated from the official fact sheet.
Type
Bed / Layout
Sizes (sq ft)
Indicative units
A1, A2
1-Bedroom + Study
484 – 506
~70
B1, B2
2-Bedroom
624 – 678
~110
BP
2-Bedroom Premium
700 – 753
~50
C1, C2
3-Bedroom
872 – 947
~140
CP
3-Bedroom Premium
1,012 – 1,055
~50
D1, D2
4-Bedroom
1,206 – 1,281
~50
DP
4-Bedroom Premium
1,335 – 1,389
~20
E
5-Bedroom Premium
1,679 – 1,733
~10
Total
501
Unit mix consolidated from the developer fact sheet. Final unit counts to be confirmed at launch.
Official ELTA unit mix page from the developer fact sheet.
ELTA pricing guide
Indicative quantum and psf bands at preview, subject to final pricing released at booking day:
Type
From (S$$)
Indicative psf
1-Bed + Study (484 sf)
~1.13m
~$$2,330
2-Bedroom (624 sf)
~1.46m
~$$2,340
2-Bed Premium (700 sf)
~1.68m
~$$2,400
3-Bedroom (872 sf)
~2.05m
~$$2,350
3-Bed Premium (1,012 sf)
~2.45m
~$$2,420
4-Bedroom (1,206 sf)
~2.95m
~$$2,450
4-Bed Premium (1,335 sf)
~3.35m
~$$2,510
5-Bed Premium (1,679 sf)
~4.30m
~$$2,560
Indicative ranges only — for final pricing at launch, enquire via the WhatsApp link below.
5 things that make ELTA stand out
Education super-zone. Within 1km: Nan Hua Primary, Clementi Primary, Pei Tong Primary; within 2km: NUS High, ACS (Independent), Anglo-Chinese JC; across the road: NUS main campus.
One-stop transit pivot. ELTA sits one EW-line station from Clementi Interchange and is in the catchment of the future Cross Island Line at Clementi (target 2032), giving direct connectivity to Jurong Lake District and the East Coast.
Twin 39-storey tower height. Higher than the typical OCR launch (most cap at 21–25 storeys), giving the upper third unblocked west-bound views over Clementi Forest and the Pandan Reservoir transformation.
NUS / NUH / one-north tenant pool. Approximately 38,000 students, 12,000 NUH staff and 50,000+ knowledge-economy workers within a 3km radius — the densest stable rental catchment in the OCR.
Developer pedigree. MCL Land (Copen Grand, Lentor Modern, Tembusu Grand, Piccadilly Grand) plus CSC Land Group (Riverfront Residences, Twin Vew, Affinity at Serangoon) — a JV that has consistently delivered on time and on quality.
Connectivity, MRT and drive times
Destination
Mode
Time
Clementi MRT Interchange
1 EW stop / 6 min walk
3 min
NUS Kent Ridge Campus
Drive / shuttle
4 min
National University Hospital
Drive
5 min
one-north / Biopolis / Fusionopolis
Drive
7 min
Jurong Lake District / IMM
Drive (AYE)
10 min
Holland Village MRT
Drive
10 min
Orchard Road / CBD
Drive (AYE)
15 min
Changi Airport
Drive (PIE/ECP)
25 min
ELTA site plan — twin towers oriented to maximise north-south views, 50m lap pool spine and clubhouse forecourt.
Lifestyle and amenities around Clementi Avenue 1
Clementi Mall (one MRT stop) sits on top of the interchange and bus terminal, anchored by FairPrice Xtra, BHG, Kopitiam and Shaw Theatres. The Clementi 321 hawker centre, Sunset Way enclave and West Coast Plaza round out everyday F&B and groceries within five minutes’ drive. For nature, ELTA fronts the Sungei Pandan Park Connector linking through to West Coast Park, Pandan Reservoir Loop and the upcoming Pandan-Jurong Lake transformation. The famously biodiverse Clementi Forest sits 800m to the north and is being progressively integrated into the Rail Corridor green spine.
ELTA schematic — vertical distribution of facilities and unit floors across the twin 39-storey towers.
Inside ELTA — image gallery
About the developer — MCL Land × CSC Land Group
MCL Land is a member of the Jardine Matheson Group’s Hongkong Land family. Singapore track record includes Tembusu Grand, Piccadilly Grand, Lentor Modern, Copen Grand EC, Leedon Green and Margaret Ville. CSC Land Group (Singapore) Pte Ltd is the wholly-owned Singapore arm of China State Construction Engineering Corporation (CSCEC), with completed Singapore residential projects including Riverfront Residences, Twin Vew and Affinity at Serangoon. The combined JV — branded HC Land (Clementi) Pte Ltd for this site — won the Clementi Avenue 1 GLS tender in February 2024 and is delivering ELTA as the partnership’s first Clementi-precinct collaboration.
Sustainability — BCA Green Mark and PPVC
ELTA is targeting BCA Green Mark Platinum (Super Low Energy) certification — the highest tier — through a combination of high-performance facade glazing, energy-recovery air-conditioning, photovoltaic panels on the rooftop plant rooms, regenerative lifts, and EV-ready basement parking. Construction will use Prefabricated Prefinished Volumetric Construction (PPVC) for the residential modules above the podium, reducing on-site labour, dust and noise impact on the surrounding Clementi residential streets.
Project timeline
February 2024
GLS site at Clementi Avenue 1 awarded to MCL Land × CSC Land JV
2024–2025
Design development, planning approval, foundation works
HC Land (Clementi) Pte Ltd, a 50/50 joint venture of MCL Land Limited (Jardine Matheson / Hongkong Land) and CSC Land Group (Singapore) Pte Ltd (China State Construction).
2. What is the tenure?
99-year leasehold from 13 February 2024.
3. How many units and how tall is the development?
501 units across two 39-storey towers.
4. When is the estimated TOP?
Vacant Possession is targeted for 31 March 2029, with legal completion by 31 March 2032.
5. What’s the indicative pricing?
Indicative psf bands of S$$2,300–$$2,650 across the unit mix, with quantum from ~S$$1.13m for a 1-Bed+S to ~S$$4.3m+ for a 5-Bed Premium. Final prices will be released at booking.
6. Which schools are within 1km / 2km?
Within 1km: Nan Hua Primary, Clementi Primary, Pei Tong Primary. Within 2km: NUS High, Anglo-Chinese JC, ACS (Independent). Tertiary: NUS Kent Ridge campus across the road.
7. How far is Clementi MRT?
One stop on the East-West Line — about 6 minutes’ walk to the platform via the covered link, or one stop from the future Cross Island Line interchange (target 2032).
8. Who is the architect and main contractor?
Architect: P&T Consultants Pte Ltd. Main contractor: China Construction Realty Co Pte Ltd.
9. Is ELTA Green Mark certified?
Targeting BCA Green Mark Platinum (Super Low Energy), with PPVC modular construction, EV-ready parking and rooftop PV.
10. Can foreigners buy at ELTA?
Yes — ELTA is a private (non-landed) condominium, so it is open to Singapore Citizens, Permanent Residents and foreigners (subject to ABSD: 60% for foreigners, 30% for SC second property, 65% for entities, as at April 2026).
11. How do I register interest or get the floor-plan PDF?
Use the WhatsApp enquiry button below, or read our internal launch comparison guides linked in the “Related” section.
All information in this article is provided for general information only and is not a substitute for the developer’s official sales documents. Pricing, unit mix, floor plans, schedule, finishes and specifications are subject to change without notice. Renderings are artist’s impressions. Please refer to the official Sales Brochure, Option to Purchase and Sale & Purchase Agreement for the definitive position. LovelyHomes is not the developer and is not the appointed marketing agent for this project; this article is editorial in nature.
Promenade Peak is Allgreen Properties’ 596-unit, single-tower, 63-storey condominium on a 9,286-square-metre parcel at 1 Zion Promenade (Bukit Merah Planning Area, District 03). Bounded by the Singapore River to one side and the Redhill/Tiong Bahru heritage quarter on the other, the tower is the tallest of the Zion Road GLS cluster and will top out at Singapore’s 240-metre Strategic Height District control — matching the highest residential silhouettes in the CCR. Delivered by the Allgreen-Woh Hup-DCA Architects team using PPVC construction, with target vacant possession 6 February 2031. This page is the developer-confirmed fact set, our own CCR-market commentary, and the download of the full fact sheet.
Figure 1: Promenade Peak — a single 63-storey tower at the peak of the Zion Road GLS cluster. Artist’s impression.
Why Promenade Peak is a different shape of CCR launch
Most CCR new launches in the last three years have been medium-rise, multi-block, 200-to-400-unit boutique developments with average psf in the S$2,700–3,200 band. Promenade Peak breaks the mould in three ways. First, scale — 596 units in a single 63-storey block is a higher unit count and taller silhouette than any recent CCR launch, approaching the density of a large RCR condo inside District 03. Second, tenure clock — the 99-year lease was freshly started on 4 November 2024, giving buyers the full 99-year runway rather than the usual 97-year residual typical of launches 18 months after GLS award. Third, positioning — Zion Road is rapidly becoming Singapore’s next riverfront premium enclave, anchored by the GLS parcels at River Green, Zyon Grand and Promenade Peak itself, all within walking distance of Havelock and Great World MRT stations.
The tower’s vertical programme is also deliberately stacked to separate lifestyle tiers. Levels 1 to 21 house the Promenade Collection (AS, B, BS, C types), Levels 22 to 42 the same collection with higher ceilings, Levels 43 upwards the Promenade Suites (CP, DP, EP private-lift types), and the roof level hosts Sky Peak, Sky Observatory, Sky Vista and the twin infinity/champagne pools. Two half-level Sky Garden interludes (L22 and L43) double as private-lift transfer floors — a ramp-up to the upper suites that keeps travel times short.
Quick facts
Project Name
Promenade Peak
Developer
Valerian Residential Pte. Ltd. — a subsidiary of Allgreen Properties Limited
Address
1 Zion Promenade, Singapore 169564
District
District 03 (Bukit Merah / Tiong Bahru planning area) — CCR
Unit mix — 15 layout variants across two collections
The unit mix is deliberately wide: efficient 527 sq ft 1-bedroom+Study entry units for singles and couples, through to 1,884 sq ft 5-bedroom Premium penthouses with full private-lift access. The Promenade Collection (AS, B, BS, C types) makes up the first 21 levels of the tower; the Promenade Suites (CP, DP, EP) occupy the upper floors with higher ceilings, private lifts and the lifestyle-bar layout upgrade. Maintenance fund estimates scale from $325 (AS1) to $520 (EP1) per month at approximately S$65 per share value.
Bedroom Type
Code
Size (sqft)
Size (sqm)
Units
Share Value
1 BR + Study
AS1 / AS2
527
49
80
5
2 BR
B1 / B2
657
61
80
6
2 BR
B3
667
62
40
6
2 BR
B4
689
64
40
6
2 BR
B5
678
63
40
6
2 BR + Study
BS1
764
71
40
6
2 BR + Study
BS2
786
73
40
6
2 BR + Study
BS3
797
74
40
6
3 BR
C1
1,076
100
40
6
3 BR
C2
1,033
96
40
6
3 BR Premium (Private Lift)
CP1
1,195
111
19
7
3 BR Premium (Private Lift)
CP2
1,163
108
19
7
4 BR Premium (Private Lift)
DP1 / DP2
1,421
132
38
7
4 BR Premium (Private Lift)
DP3
1,582
147
19
7
5 BR Premium (Private Lift)
EP1
1,884
175
19
8
Total
594 + 2 PH
Pricing — CCR positioning in a 2026 market
Developer pricing has not been finalised for public release at the time of writing. For District 03 CCR benchmarking, nearby launches in 2024-2025 — The Continuum, Grand Dunman (adjacent RCR) and further afield Klimt Cairnhill — have cleared in the S$2,700–3,300 psf band, with premium CCR launches such as Boulevard 88, 19 Nassim and 32 Gilstead pushing into the S$3,800–4,500 psf range. Given Promenade Peak’s single-tower, 240-metre height, fresh 99-year lease and the full premium provisions (Miele, Laufen, Gessi, Ernestomeda), expect base pricing to land in the upper CCR mainstream band — indicatively in the S$2,950–3,250 psf range for lower-floor 1-bed+Study units and upwards for private-lift suites.
Indicative quantum at a mid-band S$3,000 psf: a 527 sq ft 1 BR + Study = S$1.58M; a 1,033 sq ft 3 BR (C2) = S$3.10M; a 1,884 sq ft 5 BR Premium with private lift (EP1) = S$5.65M. Upper-floor and sky-garden premiums typically add S$150–300 psf in CCR stacks of this scale.
10 highlights of Promenade Peak
A single 63-storey tower at the 240 SHD height limit — the most commanding silhouette in the Zion Road GLS cluster, with unobstructed city-skyline and Singapore River views for upper-floor units.
Brand-new 99-year tenure started 4 November 2024 — buyers get the full lease runway, not a partially-consumed lease.
Allgreen Properties (Kuok group) as developer — a long-standing Singapore developer with a track record in CCR residential.
PPVC construction — factory-prefabricated modular blocks assembled on site, delivering tighter tolerances and faster completion.
Miele (Germany) full kitchen suite across all units, with Liebherr wine chillers in premium types. Sanitaryware by Laufen (Switzerland); fittings by Gessi (Italy).
Ernestomeda (Italy) lifestyle-bar cabinetry in Promenade Suites — a rare provision in Singapore new launches.
Three-level leisure stack — L1 landscape deck with 50 m lap pool, spa cove and hydrospa bay; L43 revitalising pools; roof-level Sky Peak Infinity Pool (3.5 m × 20 m) and Sky Champagne Pool.
Smart-home provisions — smart door lock, smart doorbell with camera, smart lighting modules, smart smoke detector, smart mailbox and Google Home voice control integration.
Mitsubishi air-conditioning throughout, with dedicated AC control via the smart-home gateway.
Walking distance to Havelock MRT (Thomson–East Coast Line) and Great World MRT, with direct access to the CBD, Orchard, Napier and beyond the CBD south to Gardens by the Bay.
Figure 2: Facade articulation — the tower’s vertical stripes reference the site’s namesake “Promenade” and the rhythm of the neighbouring Zion Road conservation shophouses.
Connectivity — Thomson–East Coast Line and the river corridor
Promenade Peak’s site sits within walking distance of Havelock MRT (TE16) on the Thomson–East Coast Line and Great World MRT (TE15) a short walk further east. The TEL connects directly to Orchard, Caldecott, Stevens, Mount Pleasant (when the future northern alignment opens), and southward to Marina Bay, Gardens by the Bay and East Coast. Outram Park MRT interchange (NEL, EWL and TEL) is two stops east — opening the entire island rail network. Drivers reach the Ayer Rajah Expressway and Central Expressway in minutes; Marina Coastal Expressway provides the fastest CBD access for morning commute.
Pedestrians and cyclists benefit from the riverfront Park Connector Network — continuous from Kim Seng all the way east to Marina Bay, and north to Kampong Glam via the Singapore River corridor. Robertson Quay, Clarke Quay and Boat Quay are all accessible by a 20-to-30-minute walk or a ten-minute e-scooter ride.
Lifestyle — the Zion Road and Tiong Bahru enclave
Zion Road sits at the convergence of three of Singapore’s most beloved lifestyle districts: Great World (shopping, groceries, casual dining), Tiong Bahru (conservation shophouses, cafés, bookshops, heritage hawker) and River Valley (fine dining, long-stay serviced residences, international private schools). Great World City is a seven-minute walk away. Valley Point, Zion Riverside Food Centre (the night-owl’s hawker) and the upmarket Dempsey Hill and Holland Village clusters are all within a ten-minute drive.
For families, primary schools within 1–2 km include River Valley Primary, Zhangde Primary, Alexandra Primary, CHIJ (Kellock) and ISS International. Secondary options include Outram Secondary and CHIJ St. Theresa’s Convent. For runners and cyclists, Fort Canning, Pearl’s Hill City Park and the Rail Corridor are accessible along PCN routes.
Figure 3: Mid-tower sky terrace and the Wellness Peak — a dedicated 600 sqm wellness zone threaded through the tower.
Floor plans — showflat selection
The developer showflat features three layouts: a 2-Bedroom + Study BS1 (764 sqft / 71 sqm), a 3-Bedroom C2 (1,033 sqft / 96 sqm) and a 4-Bedroom Premium DP3 (1,582 sqft / 147 sqm). Common strengths include generous balconies (2.92–3.07 m ceilings), wet-dry kitchen separation from the C-type upwards, and full private-lift access from CP1 onwards. Ceiling heights escalate by tier: 2.78 m for Collection types, 2.96 m for C-types, 3.06 m for DP1/DP2/DP3/EP1 and 3.06 m with 2.96 m family rooms for penthouses.
Promenade Peak’s facilities are programmed into three distinct amenity decks, connected by a dedicated recreational lift circulation:
Landscape Deck (L1 / E-Deck): 50 m lap pool (10 m wide, 5 lanes), 9 m × 6.5 m play pool, 6.5 m × 14.8 m family pool, 12.5 m × 13.5 m spa cove with 4 spa beds and hydrospa bay, ~100 sqm gymnasium, five separate clubhouses (Club Promenade 1/2/3, Club Canopy, Club Enclave), ~600 sqm Wellness Peak, dining pavilions and BBQ pavilions.
Mid-Tower Sky Level (L22 & L43): Sky-garden transfer floors with revitalising pools (2 × 2 m spa seats, 0.9 m depth) and private-lift transfer lobbies.
Roof (above L63): Sky Peak Infinity Pool (3.5 m × 20 m at 1.2 m depth), Sky Champagne Pool, Sky Lounge, Club Sky Peak and Sky Observatory (combined ~85 sqm).
Figure 6: Roof-level Sky Peak Infinity Pool and Sky Lounge — 240 metres above Zion Road.Figure 7: Landscape deck — 50 m lap pool, family pool, spa cove and hydrospa bay.
Site plan and schematic
Figure 8: Diagrammatic chart — showing tower orientation on the Zion Promenade parcel.
Developer — Allgreen Properties
Allgreen Properties Limited is part of the Kuok group — one of Asia’s most established family conglomerates — and was previously SGX-listed before privatisation in 2011. Its Singapore residential track record spans Royalgreen (Bukit Timah), Fourth Avenue Residences (Bukit Timah), Regent Grove (Woodgrove), Suites at Orchard, Viva and The Chevron (Park View). Allgreen’s delivery pattern has historically favoured thoughtful, design-led schemes with moderate density — Promenade Peak is an unusual single-tower, high-density outing that reflects both the 240 SHD zoning and the scale of Zion Road’s redevelopment arc.
Sustainability and build quality
Construction uses PPVC (Prefabricated Prefinished Volumetric Construction) — an advanced modular build method in which entire bathroom and room volumes are assembled in a controlled factory environment and shipped to site for stacking. PPVC delivers tighter finish tolerances than conventional wet trades and significantly reduces site noise and dust. The development uses a pneumatic waste disposal system (PWDS) — refuse is vacuum-transported through pipework to a central sealed collection bin, removing the traditional bin-centre odour and pest risk. The site is BCA Barrier Free Access compliant throughout, with 4 accessible carpark lots and fully accessible common areas.
Project timeline
4 November 2024 — 99-year lease commences. GLS parcel awarded to Valerian Residential (Allgreen).
2025 — Design finalised with DCA Architects; factsheet and FAQ released to agent network.
Late Q3–Q4 2026 — Estimated foundation-stage payment milestone.
2027–2029 — PPVC factory production and on-site stacking.
The developer is Valerian Residential Pte. Ltd., a wholly-owned subsidiary of Allgreen Properties Limited. Allgreen is part of the Kuok group and one of Singapore’s most established residential developers, with projects including Royalgreen, Fourth Avenue Residences and Regent Grove.
2. Where exactly is the site?
The site is at 1 Zion Promenade, Singapore 169564, within the Bukit Merah Planning Area and District 03 CCR. Havelock MRT (TE16, Thomson–East Coast Line) is the nearest station; Great World MRT (TE15) is also within walking distance.
3. What is the tenure and lease start date?
Tenure is 99 years commencing 4 November 2024. Because the lease clock starts from the GLS award rather than completion, buyers getting keys in 2030/31 will still have a ~93-year residual lease — slightly better than the norm for GLS launches 18+ months post-award.
4. How many units are there?
596 units in a single 63-storey block, across 15 layout variants from 527 sqft 1-Bedroom + Study (AS1/AS2) to 1,884 sqft 5-Bedroom Premium (EP1) with private lift. The unit mix is balanced toward 2-Bedroom and 2-Bedroom + Study types — a common 2024-era new-launch mix targeting both investors and upgraders.
5. When will Promenade Peak be completed?
Expected TOP is H1 2030, with the Latest Vacant Possession Date 6 February 2031 and Legal Completion 6 February 2034. PPVC build methodology typically delivers to programme more reliably than conventional methods.
6. What appliances are provided?
Miele (Germany) full kitchen suite across all units — induction or gas hobs (varying by type), 60 or 90 cm hoods, combi-steam oven, combi-microwave oven (from DP3 upwards), integrated or freestanding fridge, washer-dryer or separate washer+dryer, dishwasher (from DP1 upwards), and Liebherr (Germany) wine chillers in CP through PH types.
7. What smart-home provisions are included?
Smart home gateway (1 no), smart doorbell with camera and chime, smart digital lockset on main door (and rear door for private-lift units), smart lighting control modules for Foyer, Living and Master Bedroom, smart smoke detector, air-conditioning control for all AC units, smart mailbox and smart voice control via Google Home.
8. Are there private lifts? Which units?
Yes — all CP1, CP2, DP1, DP2, DP3, EP1 and penthouse units have a dedicated private lift serving Basement 3 to Level 1 and Level 22, Level 43 to Roof (via the upper transfer floor). Access cards are required at private-lift lobbies and inside the lift car.
9. How does the carpark allocation work?
Carpark is on a first-come-first-served basis with no allocation per unit — 481 lots across three basements for 596 units. In a shortage, balloting is carried out. This is a lower ratio than the typical 1:1 and reflects the site’s walking-distance MRT access and the CCR’s lower driver-to-unit ratio.
10. Is Promenade Peak a good investment?
Three structural positives: the site is in a rapidly re-rating District 03 river corridor; the fresh 99-year lease leaves a full buying runway; and the combination of single-tower scale and 240 m height is rare. Risks: single-block developments have concentration risk (stack views matter more), and carpark balloting may deter driver-heavy buyer segments. For pure yield investors, the 1-BR + Study units at 527 sqft are likely to see the deepest rental pool from the TEL workforce.
11. How do I register for preview and balloting?
Register through the developer’s official preview registration. Initial allocation is typically by ballot among VVIP-registered buyers, followed by public preview. We will update this page with launch date, final price list and first-weekend take-up figures as soon as those are published.
All information on this page is sourced from developer-issued fact sheets, public GLS tender records and URA / HDB publications as at 19 April 2026. Floor areas are subject to final survey. Pricing, launch schedule and unit mix may change at the developer’s discretion. Buyers should verify all material facts directly with the developer before committing. LovelyHomes is not an appointed marketing agent and receives no commission from purchasers; this page is editorial coverage.
THE ORIE is the first major residential launch in Toa Payoh since 2016 — a 777-unit, twin-tower condominium on a 15,743-square-metre site along Lorong 1 Toa Payoh, five minutes’ walk from Braddell MRT. Jointly developed by three heavyweight names (CDL, Frasers Property and Japan’s Sekisui House) and designed by ADDP Architects, it is targeting BCA Green Mark Platinum Super Low Energy certification and a 31 May 2030 vacant possession. This page captures the developer-confirmed facts — unit mix, floor plates, facilities, connectivity, tenure and timeline — and adds our own commentary on why RCR District 12 is moving again.
Figure 1: THE ORIE — twin 40-storey towers on Lorong 1 Toa Payoh. Artist’s impression released by the developer.
Why THE ORIE matters for the 2026 Toa Payoh market
Toa Payoh — Singapore’s second satellite town, master-planned by HDB in 1966 — has been a stable but quiet private-residential market. The last new-launch private condominium in the estate of note was Gem Residences in 2016. In the ten years since, most Toa Payoh transactions have been in HDB resale. THE ORIE changes that: 777 private units on a GLS parcel awarded to the CDL-Frasers-Sekisui House consortium in 2023, on a site that sits between Toa Payoh Town Centre and the Braddell MRT station.
The inspiration for the name is Japanese — “ORI” (fold, as in origami) plus “IE” (home) — reflecting Sekisui House’s Japanese design language. The tagline, “where anticipation meets aspirations”, is aimed at HDB upgraders in the estate and investors eyeing a rare RCR launch with genuine MRT walking distance. For young families already living in Toa Payoh or Bishan, THE ORIE is the nearest new-private option with a larger unit mix (1-bed+Study through 5-bed with private lift) — a pattern that typically compresses absorption against boutique launches.
Quick facts — THE ORIE at a glance
Project Name
THE ORIE
Developer
Transcend Residential (Toa Payoh) Pte. Ltd. — a JV of CDL, Frasers Property and Sekisui House
Targeting BCA Green Mark Platinum — Super Low Energy (SLE)
Unit mix — 11 layout variants across 1-bed+Study to 5-bed private lift
The Orie’s unit mix is skewed 60 per cent toward 1-bed+Study and 2-bed formats (investor and young-couple demand) and 40 per cent toward 3-bed through 5-bed layouts (upgraders and multi-generational households). Efficient floor plates and a deliberate 517-sq-ft smallest unit help keep absolute quantum within CPF-loan-serviceable ranges for HDB upgraders — a nod to the strong BTO MOP population around Toa Payoh and Bishan.
Unit Type
Code
Size (sqft)
Size (sqm)
Units
1 BR + Study
A1S
517
48
78
2 BR (1 Bath)
B1
592
55
78
2 BR (2 Bath)
B2
646
60
77
2 BR Premium
B3
678
63
77
2 BR Premium + Study
B4S
700
65
78
3 BR
C1
850
79
78
3 BR Premium
C2 & C2A
1,023–1,044
95–97
78
3 BR Dual Key
C3DK
1,130
105
39
4 BR
D1 & D2
1,216
113
79
4 BR Premium + Study
D3S
1,367
127
39
5 BR (Private Lift)
E1
1,453
135
77
Total
777
Pricing — positioning against RCR District 12 benchmarks
The developer has not published final pricing at the time of writing. For RCR-12 benchmarking, nearby 99-year launches and sub-sales have transacted in the S$2,400–2,700 psf band through 2025 — Gem Residences (now 10 years from TOP) trades around S$2,000 psf, while newer TOPs like Jadescape (2023) averaged closer to S$2,500 psf in 2025 resale. A new launch by a three-developer JV with Japanese design credentials, BCA Platinum target and genuine MRT walking distance is likely to price at the upper end of the band. Indicative quantum: a 517 sq ft 1-bed+Study at S$2,500 psf = ~S$1.29M; a 1,216 sq ft 4-bed at the same psf = ~S$3.04M. Final launch pricing will be confirmed at the VVIP preview.
10 highlights of THE ORIE
Two 40-storey towers — the tallest residential silhouette in central Toa Payoh, with panoramic views across Bishan-AMK Park, MacRitchie catchment and the city skyline.
A three-developer joint venture — CDL, Frasers Property and Sekisui House — pooling Singapore’s two largest listed developers with Japan’s largest home-builder by volume.
First luxurious residential launch in Toa Payoh since 2016 — a structural gap that means latent HDB-upgrader demand in the estate is largely untapped by recent new-launch supply.
Efficient floor plates with branded provisions — De Dietrich kitchen appliances, Samsung white goods, Hansgrohe fittings and Duravit sanitaryware across all unit types.
Targeting BCA Green Mark Platinum Super Low Energy (SLE) certification with 100% landscape replacement area — Singapore’s highest mandatory green-building standard.
Five-minute walk to Braddell MRT (NS18) — one stop to Bishan MRT interchange (NSL/CCL), four to Orchard and eight to Raffles Place.
Junction 8 Shopping Mall, TPY HDB Hub and the upcoming Toa Payoh Integrated Development all within a kilometre — a rare density of retail, transport and civic amenities.
Close proximity to popular schools — Pei Chun Public School (within 1 km), Raffles Girls’ Secondary (Marymount), and SJI International.
Access to the PIE and CTE as well as the upcoming North-South Corridor, cutting drive times to CBD, Orchard and the north.
A 43-metre pool as the landscape centrepiece, flanked by Club Orie and themed gardens — masterplanned by Tinderbox and interior-designed by 2nd Edition.
Figure 2: North-facing view from THE ORIE — the 40-storey height opens up sightlines over the central catchment and MacRitchie beyond.
Connectivity — MRT, expressways and North-South Corridor
THE ORIE’s most durable advantage is location inside an already-mature transport matrix rather than relying on a future infrastructure bet. Residents reach Braddell MRT (North-South Line) on foot in about five minutes. One stop south takes you to Bishan MRT — the interchange for the Circle Line, from which Serangoon, Nicoll Highway, HarbourFront and Kent Ridge are all within a single ride. Orchard is four stops away, Raffles Place eight.
For drivers, the Central Expressway entrance is a two-minute drive and the Pan-Island Expressway is reachable via Braddell Road. The North-South Corridor — the S$7.5 billion road-and-cycling project projected to open progressively from 2027 — will further compress journey times to Novena, Newton and the CBD via an expressway-standard cycling and dedicated-bus corridor that passes through Toa Payoh.
Lifestyle and amenities
Within a one-kilometre radius: Junction 8, HDB Hub, Toa Payoh Public Library, Toa Payoh Central wet market and the revamped Toa Payoh Stadium and Sports Hall. The upcoming Toa Payoh Integrated Development — combining a new polyclinic, a senior-care centre, a bus interchange and community facilities — will sit just north of HDB Hub with completion expected later in the decade. Residents are also minutes from Bishan-AMK Park, one of Singapore’s largest parks, with its restored Kallang River corridor.
Dining spans heritage-hawker staples (Toa Payoh Lorong 8 Hawker, Kim Keat Palm Market) and newer cafés along Lorong 5 and 7. For green runs, the Kallang Park Connector links the site to the Bishan-AMK corridor, which in turn connects north to Lower Peirce and south to Kallang Basin — a continuous 20-kilometre cycling loop.
Floor plans — showflat selection
The showflat features three representative layouts: a 2-Bedroom Premium + Study (65 sqm / 699 sqft), a 4-Bedroom Premium (113 sqm / 1,220 sqft) and a 5-Bedroom with private lift (135 sqm / 1,453 sqft). Common strengths across layouts include a clear living-dining rectangle (no awkward structural offsets), private-lift lobbies in the E1 5-bedders, and wet/dry kitchen separation in all 4-bed and larger types — rare at this price band.
Figure 3: Showflat floor plans — 2 BR Premium + Study, 4 BR Premium, and 5 BR with private lift.
Facilities and site plan
The site is a triangular parcel bounded by Lorong 1 Toa Payoh on two sides. Two 40-storey blocks — Block 10 to the north and Block 12 to the south — anchor the parcel, with the landscape deck and communal facilities threaded between them. The 43-metre lap pool is the visual centrepiece; Club Orie (the main function and residents’ lounge) sits on the eastern edge closest to Braddell MRT. Tennis, gym, barbecue pavilions, water gardens, a children’s play zone and a dedicated wellness terrace round out the facilities list.
Figure 4: Site plan — Block 10 (north) and Block 12 (south), 43 m pool, Club Orie, and the five-minute pedestrian route to Braddell MRT.
Developer — CDL, Frasers Property and Sekisui House
City Developments Limited (CDL) is Singapore’s largest listed developer by units launched. Its track record in 99-year RCR/OCR launches includes Piccadilly Grand, Newport Residences and Norwood Grand. Frasers Property — part of the TCC group — is behind Sky Eden, Seaside Residences and the Rivière serviced-residence portfolio. Sekisui House is Japan’s largest residential builder by volume, bringing its proprietary earthquake-resilient structural systems and its “SHAWOOD” detailing philosophy to its Singapore partners. This is the third tri-party JV between these three firms, following earlier Singapore collaborations.
Sustainability — targeting BCA Green Mark Platinum SLE
THE ORIE is being designed to achieve BCA’s Green Mark Platinum Super Low Energy rating — the highest performance band, requiring at least 60 per cent energy efficiency improvement over the 2005 baseline plus renewable offsets. In practice, this translates into higher-efficacy chiller plants, lighting controls, EV-ready parking, and 100 per cent landscape replacement across the site — meaning the post-construction green cover meets or exceeds the natural vegetation that existed before works began. Residents can expect lower shared-services utility bills and, over the building’s life, a materially smaller operating carbon footprint than a code-compliant condo of comparable scale.
Project timeline
2023 — Lorong 1 Toa Payoh GLS parcel tender awarded to CDL-Frasers-Sekisui House consortium.
THE ORIE is developed by Transcend Residential (Toa Payoh) Pte. Ltd., a special-purpose vehicle jointly held by City Developments Limited (CDL), Frasers Property and Japan’s Sekisui House. The three partners together form one of the most experienced consortia ever assembled for a Singapore GLS site — Sekisui House bringing Japanese residential engineering, CDL and Frasers bringing local delivery scale.
2. Where exactly is the site?
The site is at 10 and 12 Lorong 1 Toa Payoh, Singapore 319974 / 319975 — a triangular parcel fronting Lorong 1 Toa Payoh on two edges, roughly midway between Braddell MRT and Toa Payoh Town Centre. The nearest MRT walk is to Braddell (North-South Line), approximately 400 metres and five minutes on foot.
3. What is the tenure and land area?
The tenure is 99 years leasehold — standard for a new GLS parcel. The land area is 15,743 sqm (169,458 sq ft), supporting two 40-storey blocks and 777 units at a comfortable — not over-dense — plot ratio.
4. How many units are there and what is the unit mix?
The development offers 777 units across 11 layout variants, from a 517-sq-ft 1-Bedroom + Study (A1S) through to a 1,453-sq-ft 5-Bedroom with private lift (E1). Approximately 60 per cent of the total are 1-bedroom and 2-bedroom formats; the remaining 40 per cent are 3-, 4- and 5-bedroom layouts. A 3-Bedroom Dual Key (C3DK) and a 4-Bedroom Premium + Study (D3S) are available for multi-generational or rental-optimised buyers.
5. When will THE ORIE be completed?
The Expected Date of Vacant Possession is 31 May 2030, with Legal Completion following three years later. This is a standard 5-year build programme for a twin-40-storey development by Woh Hup as main contractor.
6. Is the project near good schools?
Yes. Pei Chun Public School is within 1 km (a priority-allocation distance for Primary 1 registration). Within a 2-km reach: First Toa Payoh Primary, CHIJ (Toa Payoh), Kheng Cheng School, Marymount Convent, Raffles Girls’ Secondary (Marymount site), Catholic Junior College and SJI International.
7. How is the MRT connectivity?
Braddell MRT (NS18) is a five-minute walk. One stop south is Bishan MRT interchange (North-South Line + Circle Line) — which opens direct access to Serangoon, Nicoll Highway, HarbourFront and Kent Ridge. Orchard Road is four stops, Raffles Place is eight. Toa Payoh MRT — the next station south — is one stop.
8. What about expressways and the upcoming North-South Corridor?
The Central Expressway (CTE) entrance is a two-minute drive; PIE is reachable via Braddell Road. The North-South Corridor (NSC), the first expressway in Singapore with dedicated bus lanes and continuous cycling paths, will pass through the Toa Payoh/Novena spine with stages opening progressively from 2027 — cutting peak-hour drive times to the CBD.
9. What kitchen and bathroom brands are supplied?
Premium provisions across unit types include De Dietrich kitchen appliances, Samsung white goods (fridge, washer/dryer), Hansgrohe sanitary fittings and Duravit sanitaryware. The material palette is organised into two tiers — “Sleek Urban Tones” (Types 1-2-3 BR) and “Radiant Warmth” (Types 4-5 BR) — applied across living, dining, bedroom and bathroom finishes.
10. Is THE ORIE a good investment?
Three durable drivers make THE ORIE investment-interesting: (a) a rare large new-launch in a mature RCR estate with deep HDB-upgrader demand; (b) genuine MRT walking distance plus two interchange lines inside one stop; and (c) a developer consortium with capital-stack depth to weather slow absorption. The main risks to model are launch pricing (RCR new-launch psf has risen sharply since 2022) and the broader private-market outlook post-cooling measures. Like all Singapore private residential, expected holding period should be measured in years, not months, and rental yields should be modelled at the 3.0–3.5 per cent gross band.
11. How do I register for preview and balloting?
Register your interest through the developer’s official preview registration process. As a new launch, initial allocation is typically handled by ballot among VVIP-registered buyers, followed by a public preview. Keep an eye on this page — we will update it with the launch date, final price list, price-per-square-foot ranges and first-weekend take-up figures as soon as they are published.
All information on this page is sourced from developer-issued fact sheets, public GLS tender records and URA / HDB publications as at 19 April 2026. Floor areas are subject to final survey. Pricing, launch schedule, and final unit mix may change at the developer’s discretion. Buyers should verify all material facts directly with the developer before committing. LovelyHomes is not an appointed marketing agent and receives no commission from purchasers; this page is editorial coverage.
Norwood Grand is the first private residential new launch in Woodlands since 2012, positioned as the region’s most affordable entry point. Developed by City Developments Limited (CDL), it combines premium 99-year leasehold ownership, walkability to Woodlands South MRT, and proximity to the Woodlands Regional Centre’s future economic growth.
Located on Woodlands Drive 17, Norwood Grand benefits from three catalysts: the Thomson-East Coast Line’s Woodlands South station (less than 3 minutes’ walk away), the Woodlands Health Campus (300 metres away), and the imminent Rapid Transit System (RTS) Link to Johor Bahru scheduled for 2027. The project unlocks upside from regional development and cross-border connectivity.
Pillar 01
Connectivity & Convenience
Walking distance to Woodlands South MRT (TEL), gateway to Woodlands Regional Centre, and future RTS Link. North-South Corridor connects to the CBD.
Pillar 02
Premium Credentials
CDL developer pedigree (Canninghill Piers, Piccadilly Grand, The Tapestry). ADDP Architects, Woh Hup main contractor with BCA Quality Star Champion status.
Pillar 03
Growth Trajectory
Woodlands Regional Centre is primed as Singapore’s largest future economic hub (100+ ha of developable land). RTS Link to Johor Bahru (2027) opens cross-border demand.
Project At-a-Glance
Location
Woodlands Drive 17, District 25
Tenure
99 years
Total Units
348
Unit Types
1–4 Bed + Study / Penthouse
Estimated TOP
2026–27
Nearest MRT
Woodlands South (3 mins walk)
Developer
City Developments Limited (CDL)
Architect
ADDP Architects
Main Contractor
Woh Hup
Green Certification
Green Mark Platinum (pending)
Facilities
30+ on-site amenities
Carpark Ratio
1 : 2.5 units
Landscape
Sky gardens, community spaces
Unit Mix and Sizes
Type
Size (sqft)
Units
% of Total
1 Bed + Study
495
31
9%
2 Bed (2 bath)
624
77
38%
2 Bed + Ensuite Study
667
11
2 Bed + Study
710
43
3 Bed Deluxe
872–883
33
25%
3 Bed + Study
904
22
3 Bed Premium + Study
1,044
33
4 Bed Deluxe + Study
1,173
22
28%
4 Bed Premium + Study
1,313–1,335
76
Total
348
100%
Note: Unit sizes are approximate and subject to final survey. All units feature natural light on two or more sides and generous balconies. Select 3-bed and 4-bed units offer premium sea views towards the North Coast.
Indicative Pricing
1 Bed
~S$800k–950k
2 Bed
~S$1.05M–1.35M
3 Bed
~S$1.45M–1.75M
4 Bed
~S$1.9M–2.45M
5 Bed + Penthouse
~S$2.5M+
Average PSF
~S$1,800–2,000
Average price per square foot across the project ranges from approximately S$1,800–2,000 psf, positioning Norwood Grand as one of the most competitively priced new launches in the north. Prices are indicative only and subject to the developer’s published price list and payment terms.
Why Buyers Are Watching
1
First private launch in Woodlands in 12+ years — pent-up demand for premium ownership in the North region, limited supply of new premium residential stock at this price point.
2
RTS Link to Johor Bahru opens in 2027 — game-changing connectivity catalyst; cross-border shopping, dining, and employment will drive long-term value appreciation.
3
Woodlands Regional Centre transformation — 100+ hectares of planned development including Grade A offices, retail, and the integrated Woodlands North Coast waterfront precinct.
4
Walking distance to Woodlands South MRT — Thomson-East Coast Line connectivity to the CBD and upcoming Integrated Transport Hub near Woodlands Central.
5
Woodlands Health Campus proximity — 7.7 hectare integrated healthcare facility 300 m away, with the Healing Forest Garden and community amenities.
6
Premium developer credentials — City Developments Limited track record includes Canninghill Piers, Piccadilly Grand, Irwell Hill Residences, Whistler Grand, and The Tapestry. Woh Hup main contractor is a BCA Quality Star Champion.
7
Competitive entry pricing — 1-beds from ~S$800k, 2-beds from ~S$1.05M. Excellent value proposition for first-time buyers and investor yield-seekers.
8
Lifestyle and green amenities — on-site sky gardens, community spaces, and proximity to Admiralty Park, Round Island Route, and the Northern Explorer Loop park connector.
Location and Connectivity
Transport
Woodlands South MRT
Less than 3 mins walk. Direct access to Thomson-East Coast Line. Interchange at Woodlands (NSL/TEL) connects to CBD, Changi Airport, and the North Coast.
Lifestyle
Parks & Nature
Admiralty Park, Woodlands Waterfront, Round Island Route, Northern Explorer Loop park connector. Close to Woodlands Health Campus Healing Forest Garden.
Retail
Shopping & Dining
Causeway Point, Woodlands Civic Centre, and future retail at Woodlands Regional Centre. Easy access to Johor Bahru shopping post-RTS Link (2027).
Schools
Education Institutions
Republic Polytechnic (14,000 students), Singapore American School (relocating to Champions Way 2028), Yishun Innova Junior College nearby.
Elevation chart · unit distribution by tower and level
Facilities (30+)
Sky Gardens Community Hall Gymnasium Swimming Pool Children’s Play Residents’ Library Barbecue Pavilion Pet Run Wellness Area Yoga Studio Function Rooms Concierge Lounge Lounge & Cafe Multipurpose Hall Viewing Gallery
Gallery
Developer and Consultant Team
City Developments Limited
City Developments Limited (CDL) is one of Singapore’s largest property developers, founded in 1963 and listed on the Singapore Exchange. CDL’s track record spans premium residential landmarks including Canninghill Piers, Piccadilly Grand, Irwell Hill Residences, Whistler Grand, Sengkang Grand Residences, and The Tapestry. The company is renowned for sustainable development practices and has won numerous Green Mark Platinum certifications.
Developer
City Developments Limited (CDL)
Architect
ADDP Architects
Landscape Architect
[Consultant Name]
Civil & Structural Engineer
[Consultant Name]
Mechanical & Electrical Engineer
[Consultant Name]
Quantity Surveyor
[Consultant Name]
Main Contractor
Woh Hup (BCA Quality Star Champion)
Sustainability and Specifications
Norwood Grand is designed with sustainability at its core, leveraging CDL’s award-winning green development practices and ADDP Architects’ ISO 14001 environmental certification.
Green Mark Platinum (pending) — energy-efficient HVAC, LED lighting throughout, smart metering.
How close is Norwood Grand to Woodlands South MRT?
Norwood Grand is less than 3 minutes’ walk from Woodlands South MRT station on the Thomson-East Coast Line (TEL). From there, you have direct connections to the CBD, Changi Airport, and the Woodlands interchange hub.
What is the RTS Link and when does it open?
The Rapid Transit System (RTS) Link is a new rail connection between Singapore and Johor Bahru, scheduled to open in 2027. It will terminate near Woodlands Regional Centre, minutes from Norwood Grand. This will dramatically improve cross-border shopping, dining, and employment opportunities.
Are there schools nearby?
Yes. Republic Polytechnic (14,000 students) is at Woodlands Avenue 9. Singapore American School is relocating to Champions Way from 2028. Yishun Innova JC is nearby. Primary and secondary options include Woodlands Crescent, Innova, Ring, Yishun, and Sembawang.
What is the tenure and is the land freehold?
Norwood Grand is a 99-year leasehold property. The 99-year tenure is standard for new private residential launches in Singapore and is recognised as effectively equivalent to freehold for property investment and financing purposes.
What are the unit sizes and pricing?
Units range from 1-bedroom (495 sqft, from ~S$800k) to 5-bedroom and penthouses (1,300+ sqft, from ~S$2.5M). The average price per square foot is approximately S$1,800–2,000 psf across the project. Prices are indicative only.
What is the developer’s track record?
City Developments Limited (CDL) is Singapore’s leading residential developer, founded in 1963 and listed on the Singapore Exchange. Notable projects include Canninghill Piers, Piccadilly Grand, Irwell Hill Residences, Whistler Grand, Sengkang Grand Residences, and The Tapestry.
What facilities and amenities are on-site?
Norwood Grand offers 30+ amenities including sky gardens, community halls, gymnasium, swimming pool, children’s play areas, residents’ library, barbecue pavilions, pet run, yoga studio, and wellness areas.
Is there allocated car parking?
Yes. The project provides car parking at a ratio of approximately 1 space per 2.5 units, in a multi-level underground carpark with EV charging stations.
What is the Estimated Time of Completion (TOP)?
The estimated TOP is 2026–27, depending on construction progress. Buyers should refer to the developer’s published sales brochure for more detailed timeline information.
Can I rent out my unit after purchase?
Yes. Norwood Grand units are eligible for rental, subject to the developer’s rental guidelines. The proximity to Woodlands South MRT and future RTS Link makes the project attractive for buy-to-let investors seeking strong rental yield potential.
Ready to see Norwood Grand in person?
Interested in Norwood Grand? Download the factsheet, review the floor plans, and reach out to our team via WhatsApp for pricing, availability, and viewing bookings.
Understand Singapore’s property classification and investment zones.
Disclaimer: All information, prices, unit sizes, facilities, timelines, and specifications are indicative only and subject to change without notice. LovelyHomes is not the developer and does not represent City Developments Limited or any government agency. Prices listed are not official developer pricing and are intended as a reference guide only; buyers should refer to the developer’s official sales brochure and price list. The information on this page was last verified on 19 April 2026 from publicly available brochures and sources. This page is intended for information purposes and does not constitute an offer or solicitation to buy or sell property. Please conduct independent due diligence, engage a property lawyer, and consult the developer directly before making any purchase decision. For the most current information, visit the official project showflat or contact the developer directly via WhatsApp at wa.me/6582222556.
