UPPERHOUSE at Orchard Boulevard Review 2026: UOL & SingLand’s Boutique D10 Luxury
UPPERHOUSE at Orchard Boulevard (傲杰嘉苑) is a 301-unit luxury residential development at 22 Orchard Boulevard, District 10 — one of the most coveted postcodes in Singapore’s Core Central Region. Developed by United Venture Development (No. 7) Pte. Ltd., a joint venture between UOL Group Limited and Singapore Land Group Limited, UPPERHOUSE occupies a prime Orchard Boulevard address just minutes from Orchard Road’s retail spine and steps from the Botanic Gardens UNESCO World Heritage Site. With just 301 boutique units across 35 storeys, a Swiss V-ZUG kitchen appliance suite, and bespoke Italian finishes from Caccaro, Rimadesio, and Ernestomeda, UPPERHOUSE is positioned as a curated, low-density ultra-premium residence for discerning owner-occupiers and investors.
Quick Answer — UPPERHOUSE at a Glance
- Address: 22 Orchard Boulevard, Singapore 249628 — District 10
- Developer: UOL Group + Singapore Land Group joint venture
- Total units: 301 across a single 35-storey tower
- Tenure: 99-year leasehold from 20 May 2024
- Expected NOVP: 30 June 2029; Legal Completion by 30 June 2032
- Unit sizes: 1BR+Study from 44 sqm / 474 sqft; 4BR Suite at 191 sqm / 2,056 sqft
- Appliances: Full V-ZUG Switzerland kitchen suite throughout
- Unique selling point: Boutique D10 address on Orchard Boulevard with UOL-SingLand track record and Swiss + Italian specification throughout
Location — The Prestige of Orchard Boulevard
Orchard Boulevard is one of the most prestigious residential addresses in Singapore, running parallel to Orchard Road and flanked by Good Class Bungalow areas, embassy residences, and a succession of high-end condominiums. UPPERHOUSE at number 22 sits within easy walking distance of Orchard MRT (North-South & Thomson-East Coast Lines), giving residents direct rail access to the CBD, Marina Bay, Shenton Way, and Changi Airport. The Botanic Gardens (UNESCO World Heritage Site) is minutes away on foot, adding an unrivalled green amenity to the Orchard Boulevard address.
Everyday conveniences include Ion Orchard, Paragon, Wheelock Place, and Tanglin Mall within a short walk or one-stop cab ride. Premium international schools — Chatsworth International School, ISS International School, and INSEAD’s Singapore campus — are all nearby, making UPPERHOUSE particularly appealing to expatriate professionals and the international ultra-high-net-worth community that favours the Tanglin and Orchard Boulevard corridor. The Canadian International School and Anglo-Chinese School (Independent) are also in the wider vicinity.
By car, Orchard Boulevard provides direct access to the Central Expressway (CTE) and the Ayer Rajah Expressway (AYE) onramps, enabling fast airport and island-wide commutes. For those working in the financial district, Raffles Place and Marina Bay are approximately 15 minutes by car or 20 minutes by MRT.
Development Overview & Design Philosophy
UPPERHOUSE is a single 35-storey residential block on a 7,031.4-sqm site with a gross plot ratio of 3.5 and total permissible gross floor area of 24,610 sqm. The project description — “Proposed Residential Flat Housing with Commercial at 1st Storey” — means the ground floor will feature commercial space, consistent with the Orchard Road sub-zone’s character as a retail and lifestyle destination. Three levels of basement carparking provide 241 residential lots (including 5 EV-charging points and 31 private carpark lots), 3 commercial lots, and 3 accessible lots.
The design team — ADDP Architects LLP for architecture, Ecoplan Asia for landscape, and Massone Ong Pte. Ltd. for interiors — has pursued a consistent philosophy of restrained luxury: a landscaped deck podium, generous common areas, and an ultra-low unit density (301 units on a 35-storey tower is genuinely boutique by Singapore standards, implying an average of fewer than nine units per floor).
Unit Mix, Finishes & Appliances
UPPERHOUSE offers five distinct product tiers, from a 1-Bedroom + Study entry point at 44 sqm (474 sqft) to a 4-Bedroom Suite with Private Lift at 191 sqm (2,056 sqft) — the latter available in just 31 units, ensuring exclusivity at the top of the range. The two-pronged collection — Signature (1BR+Study, 2BR Premium, 2BR Premium+Study, 3BR Premium) and Bespoke (4BR Suite) — reflects distinct specification tiers.
Signature units feature Silverite Marble from Turkey (honed finish, 750 × 750 mm) in living, dining, and study areas; stone look-alike tiles in kitchens; engineered timber flooring in bedrooms; Caccaro Italy wardrobe systems; and Silverite Marble bathroom finishes. The kitchen includes V-ZUG induction hobs (1BR–2BR) or gas hobs (3BR) and a Combi Steam Oven.
Bespoke 4-Bedroom Suites are a category apart: 1,200 × 1,200 mm large-format Silverite Marble in the private lift lobby; Ernestomeda Italy kitchen cabinetry and worktops in Rosso Levanto marble from Turkey (20 mm, leather finish); Rimadesio Italy enclosable walk-in wardrobe (3,488 mm length) in the master bedroom; Hermes Grey marble master bathroom; five-burner gas hob; standalone oven and steam oven; vacuum drawer; undercounter wine cooler; and an integrated dishwasher. The V-ZUG kitchen appliance package throughout is a consistent hallmark of the development’s Swiss-precision positioning.
Developer Profile — UOL Group & Singapore Land Group
UOL Group Limited is one of Singapore’s most established property developers, with a portfolio spanning residential, commercial, hospitality, and investment properties across Singapore and internationally. Singapore Land Group (SingLand) is a subsidiary of UOL and focuses primarily on commercial and residential properties in Singapore. The UOL-SingLand joint venture has a strong track record of delivering high-specification residential projects — including Clavon, Avenue South Residence, and Pinetree Hill — and brings considerable GLS execution experience to UPPERHOUSE.
Investment Considerations & Market Context
District 10 (Core Central Region) recorded a 0.4% q-o-q price increase in Q1 2026 per URA flash estimates — modest but in positive territory, reflecting the CCR’s characteristic stability under the weight of elevated ABSD rates for foreign buyers. The CCR remains primarily driven by Singapore Citizens, Permanent Residents, and FTA-eligible nationals (including US citizens and Swiss nationals, both of whom are treated as Singapore Citizens for ABSD purposes). The foreign buyer tariff of 60% ABSD continues to suppress transaction volumes among international buyers, meaning CCR price support rests largely on domestic demand.
UPPERHOUSE’s investment case is built on address scarcity (GLS sites on Orchard Boulevard are rare), developer pedigree, boutique unit count, and the long-term appreciation profile of freehold-equivalent D10 leasehold addresses adjacent to the Orchard Road rejuvenation corridor. Rental demand from expatriate corporate tenants in the Tanglin-Orchard cluster historically remains resilient through economic cycles, making the development attractive to buy-to-let investors with a long investment horizon.
Buyer Eligibility & ABSD Implications
UPPERHOUSE is a private residential development accessible to Singapore Citizens, PRs, and foreigners. Given the Core Central Region positioning and premium pricing, buyers should factor ABSD carefully. Worked example: A Singapore Citizen buying UPPERHOUSE as a second property at an indicative price of S$3.5 million pays 20% ABSD — S$700,000 — on top of BSD of approximately S$138,600, for a total stamp duty of S$838,600. An FTA national (for example, a US citizen buying as their first Singapore property) pays 0% ABSD and only BSD of approximately S$138,600. See our full ABSD Singapore guide for all remission scenarios.
Summary Table
| Attribute | Detail |
|---|---|
| Project Name | UPPERHOUSE at Orchard Boulevard |
| Developer | UOL Group + Singapore Land Group (JV) |
| Tenure | 99 years from 20 May 2024 |
| Total Units | 301 across 1 tower of 35 storeys |
| Expected NOVP | 30 June 2029 |
| Nearest MRT | Orchard (NSL / TEL) — short walk |
| Entry Unit | 1BR+Study 44 sqm / 474 sqft |
| Flagship Unit | 4BR Suite 191 sqm / 2,056 sqft (Private Lift) |
| Appliances | V-ZUG Switzerland throughout; Ernestomeda / Caccaro / Rimadesio Italy |
Frequently Asked Questions
Who are the developers behind UPPERHOUSE?
UPPERHOUSE is developed by United Venture Development (No. 7) Pte. Ltd., a joint venture between UOL Group Limited and Singapore Land Group Limited — two of Singapore’s most established listed property companies with a combined development track record spanning decades.
What MRT stations are nearby?
Orchard MRT (served by both the North-South Line and Thomson-East Coast Line) is the primary station, within walking distance from Orchard Boulevard. Napier (TEL) and Stevens (DTL/TEL) are also accessible nearby. The TEL gives residents a single-seat connection to Marina Bay and eventually Changi Airport Terminal 5.
Can foreigners purchase UPPERHOUSE?
Yes. As a strata residential development (non-landed), UPPERHOUSE is purchasable by foreigners without additional approval. However, foreigners are subject to a 60% ABSD on the purchase price. Nationals of the USA, Switzerland, Iceland, Liechtenstein, and Norway are treated as Singapore Citizens for ABSD purposes under Free Trade Agreement provisions and pay 0% ABSD on their first property.
What is the maintenance fee?
Estimated maintenance fees based on S$85/share value/month range from approximately S$425 per month (1BR+Study, share value 5) to S$680 per month (4BR Suite, share value 8). These are indicative estimates; confirm final figures with the developer.
Is UPPERHOUSE a good investment for rental yield?
District 10 properties, especially on Orchard Boulevard, attract strong expatriate rental demand from corporate tenants affiliated with the numerous embassies, MNCs, and private banks in the Tanglin-Orchard corridor. While absolute rental yields in the CCR are typically lower than the OCR (on a percentage basis), capital value appreciation over 5–10 year holding periods has historically been strong in D10 boutique projects. Always consult a licensed financial adviser for personalised investment analysis.
What is the carparking provision?
There are 241 residential carpark lots across 3 basement levels, inclusive of 5 EV-charging points and 31 private carpark lots. Three accessible carpark lots and 3 commercial carpark lots are also provided, along with 1 motorcycle lot.
Related Guides
- ABSD Singapore 2026: Complete Guide
- Freehold vs Leasehold Singapore
- One Marina Gardens — District 1 New Launch Review
- 10 Evelyn — Novena New Launch Review
- Grand Dunman Review
- Progressive Payment Scheme Guide
Disclaimer: All information is sourced from the developer’s factsheet (accurate as at 17 June 2025) and public records. Prices, specifications, unit mix, and timelines are indicative and subject to change. This article does not constitute financial, legal, or investment advice. Always verify current ABSD rates at iras.gov.sg and consult a licensed conveyancing solicitor or property agent before committing to any transaction.
