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UPPERHOUSE at Orchard Boulevard Review 2026: UOL & SingLand’s Boutique D10 Luxury

UPPERHOUSE at Orchard Boulevard Review 2026: UOL & SingLand’s Boutique D10 Luxury

by | Apr 24, 2026 | Condo Reviews, Property Reviews & Analysis, Tenant Guide

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
UPPERHOUSE at Orchard Boulevard — Key Facts
District 10 · Orchard Boulevard · Accurate as at 17 June 2025

Developer United Venture Development (No. 7) Pte. Ltd.
(Joint Venture: UOL Group + Singapore Land Group)
Address 22 Orchard Boulevard, Singapore 249628
District D10 — Tanglin, Holland, Bukit Timah
Chinese Name 傲杰嘉苑
Tenure 99 years w.e.f. 20 May 2024
Total Units 301 (1 block, 35 storeys)
Site Area 7,031.4 sqm | Gross Plot Ratio: 3.5
Expected NOVP 30 June 2029
Expected Legal Completion 30 June 2032
Architect ADDP Architects LLP
Interior Design Massone Ong Pte. Ltd.
Appliances Full suite of V-ZUG (Switzerland)
Source: Developer factsheet (United Venture Development) — 17 June 2025
LovelyHomes
lovelyhomes.com.sg

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.

UPPERHOUSE — Unit Mix & Share Value

Type Unit Code Area (sqm) Area (sqft) Units Maint. Fund (est.)
1-Bedroom + Study AS1 44 474 67 S$425/mth
2-Bedroom Premium BP1/BP2 65 700 102 S$510/mth
2-Bedroom Premium + Study BPS1/BPS2 71 764 67 S$510/mth
3-Bedroom Premium CP1 94 1,012 34 S$510/mth
4-Bedroom Suite (Private Lift) DP1/DP2 191 2,056 31 S$680/mth
Total — — — 301 —
Source: Developer factsheet — 17 June 2025
LovelyHomes
lovelyhomes.com.sg

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.

ABSD Quick-Reference — By Buyer Profile
Applicable to Options to Purchase signed on/after 27 April 2023

Buyer Profile ABSD Rate ABSD on S$2.5m Note
SC — 1st property 0% S$0 No ABSD payable
SC — 2nd property 20% S$500,000 Remission possible if selling 1st within 6 mths
SPR — 1st property 5% S$125,000
SPR — 2nd property 30% S$750,000
Foreigner (any) 60% S$1,500,000 FTA nationals (US, Swiss, etc.) treated as SC
Entity / Company 65% S$1,625,000 Non-individual buyers
Key Takeaway
Singapore Citizens buying their first residential property pay 0% ABSD. For subsequent properties or foreign buyers, ABSD is substantial — factor it into your total acquisition budget before signing any OTP.

Source: IRAS — iras.gov.sg/taxes/stamp-duty — 24 April 2026
LovelyHomes
lovelyhomes.com.sg

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

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.


Tenant’s Guide to Renting in Singapore (2026): LOI, Deposits, Stamp Duty

Tenant’s Guide to Renting in Singapore (2026): LOI, Deposits, Stamp Duty

by | Apr 19, 2026 | Renting Guides, Tenant Guide

QUICK ANSWER

Renting a home in Singapore usually takes 3–4 weeks. Budget roughly 3–4 months’ rent in cash upfront (first month + 1–2 months’ security + stamp duty + any agent fee), sign a tenancy agreement within 14 days of the LOI, and stamp it within 14 days of signing. At exit, expect your security deposit back within 14–30 days of a clean handover.

Whether you’re a local family bridging between homes, a PR upgrader, or an expatriate signing your first Singapore lease, the rental process runs on the same five-step rails. The rules are not complicated, but the upfront money moves fast and the deposit mechanics catch people out at exit. This tenant guide walks you through the full journey, the contract clauses that matter, and how to get every dollar of your security deposit back.

If you’re letting out a property instead, read our companion landlord’s guide to HDB and condo rentals.

Singapore rental journey infographic
The five-step rental journey and upfront cash needed to move in

Step 1: Letter of Intent (LOI) + good-faith deposit

Once you’ve viewed a property and agreed to rent it, you (or your agent) sends the landlord a Letter of Intent. The LOI sets out the rent, tenancy length, lock-in period, diplomatic clause (for foreigners on work pass), inclusions (aircon servicing, white goods, furniture), and any special requests (painting, pest treatment, replacing faulty items).

You pay a good-faith deposit equal to one month’s rent when the LOI is signed. This is converted to the first month’s rent when the TA is signed. If the landlord backs out, you get it refunded; if you back out, you forfeit it.

Step 2: Tenancy Agreement (TA)

Within 14 days of the LOI, the landlord’s lawyer or agent drafts the Tenancy Agreement. Read it carefully before signing. The clauses that matter most:

  • Security deposit: Market norm is 1 month per year of lease, capped at 2 months. Refuse anything higher.
  • Diplomatic clause: Lets a foreign tenant break the lease if their work pass is revoked or they’re transferred overseas, usually after a 12-month minimum stay and with 2 months’ notice.
  • Minor repair threshold: Repairs below S$150–200 are usually the tenant’s responsibility; above that, it’s the landlord’s. Make sure this threshold is explicit.
  • Lock-in period: The period during which neither party can terminate. Usually the full lease term for fixed leases, or 12 months of a 24-month lease.
  • Subletting: Almost always prohibited without written consent. Don’t list the unit on Airbnb.

Step 3: Stamp duty (within 14 days)

The tenancy agreement must be stamped with IRAS within 14 days of signing in Singapore (30 days if signed overseas). The duty is 0.4% of the average annual rent for leases up to 4 years. For most Singapore TAs, the tenant pays — check the TA. File via the IRAS e-Stamping portal. The full formula with worked examples is in our rental stamp duty guide.

Step 4: Handover and inventory check

On move-in day, do a joint inspection with the landlord or agent. This is the single most important step for protecting your deposit at exit:

  1. Photograph every existing scratch, stain, chip, and mark in every room.
  2. Note the condition of all appliances — test the aircon, oven, hob, washing machine, dryer, fridge.
  3. Take meter readings for electricity, water, and gas.
  4. Sign the inventory list — don’t leave any item unticked.
  5. Keep digital copies of everything, dated.

Step 5: Exit and deposit return

Give 30 days’ written notice before lease expiry (check your TA — sometimes 60 days). Do a joint handover check on your last day. If the landlord flags damage beyond fair wear-and-tear, negotiate from your move-in photos. The deposit must be returned within 14–30 days of the final handover per standard Singapore TAs.

Your upfront money — how much cash do you actually need?

Item Amount Timing
Good-faith deposit (becomes 1st month rent) 1 month rent At LOI
Security deposit 1–2 months rent At TA signing
Stamp duty (tenant pays per TA) 0.4% of AAR Within 14 days of TA
Agent fee (if you engaged your own agent) 0.5–1 month + GST At TA signing

A S$3,800/month condo with a 2-year lease typically needs roughly S$12,500–S$13,500 in cash at the start — be ready before you start viewing.

Getting your deposit back in full

Three rules of thumb:

  1. Professionally clean before handover. S$250–S$450 for a 3-bedder is standard — deducted from deposit if you skip it.
  2. Serve aircon units. Under most TAs, the tenant must service aircon at least once every 3 months and produce receipts at handover.
  3. Minor wall-fill and touch-up paint. Hole from a TV mount or picture hook? Patch it before inspection.

Frequently asked questions

Can the landlord refuse to return my deposit?

Only for documented breaches (unpaid rent, damage beyond wear-and-tear, unpaid utilities). They must itemise deductions in writing. Disputes above S$20,000 go to the Small Claims Tribunals or civil court; the stamped TA is your main evidence.

What counts as fair wear-and-tear?

Minor scuff marks, slight carpet flattening, faded paint from sunlight, light furniture indents on floors. What’s not fair: burn marks, broken fittings, unapproved modifications, pet damage (unless pets were allowed in the TA).

Do I need a property agent as a tenant?

Not mandatory, but agents help with contract negotiation, market rent benchmarking, and dispute handling. If both parties have their own agents, each pays their own. Using the landlord’s agent (“co-broke”) is free for you but they represent the landlord.

Disclaimer

This guide is for general information only. Singapore’s rental rules, HDB policies, and IRAS stamp duty rates change periodically. Always verify against the HDB, URA and IRAS websites before signing a lease or filing with IRAS. LovelyHomes is not a licensed property agent or tax adviser. For personalised advice, please engage a registered CEA agent or a qualified tax professional.


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