UPPERHOUSE
UPPERHOUSE 傲杰嘉苑
Why UPPERHOUSE
UPPERHOUSE at Orchard Boulevard (傲杰嘉苑) sets a new standard for boutique luxury living within Singapore’s most coveted district. Developed by the UOL Group and Singapore Land Group — two of Singapore’s most respected property names — this 35-storey residential tower at 22 Orchard Boulevard occupies a prime address with sweeping views across the Orchard Road corridor and the verdant Nassim Hill precinct.
With just 301 residences across five bedroom configurations, from the 474 sq ft 1-Bedroom + Study to the 2,056 sq ft 4-Bedroom Suite with private lift and carpark lot, every unit reflects the painstaking material curation for which ADDP Architects and interior designer Massone Ong are known. Italian and European finishes throughout — Ernestomeda kitchens, Rimadesio and Caccaro wardrobes, Turkish marble flooring — signal a product standard comparable to freehold boutique offerings at similar price points.
Singapore’s Most Coveted Postcode
22 Orchard Boulevard sits within the ultra-prime D10 corridor, steps from the Botanic Gardens UNESCO World Heritage Site and within walking distance of Orchard MRT and Newton MRT.
UOL & SingLand — A 60-Year Legacy
The JV between UOL Group and Singapore Land Group brings decades of premium residential development expertise, including The Tre Ver, Avenue South Residence, and 8 Saint Thomas.
Boutique Scale in a Land-Scarce District
With only 301 units on a 7,031 sq m site, UPPERHOUSE is one of the smallest new launches in D10 in recent years — offering genuine scarcity premium in Singapore’s most resilient sub-market.
Project 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 |
| District | 10 (CCR) |
| Tenure | 99 Years commencing 20 May 2024 |
| Site Area | 7,031.4 sq m |
| Gross Plot Ratio | 3.5 |
| Permissible GFA | 24,610 sq m |
| Configuration | 1 Block of 35 Storeys + Commercial at 1st Storey |
| Total Units | 301 residential units |
| Est. TOP (NOVP) | 30 June 2029 |
| Est. Legal Completion | 30 June 2032 |
| Architect | ADDP Architects LLP |
| Landscape | Ecoplan Asia Pte. Ltd. |
| Interior Design | Massone Ong Pte. Ltd. |
| Main Contractor | United Tec Construction Pte. Ltd. |
Unit Mix and Sizes
| Bedroom Type | Unit Type | Size (sqft) | Size (sqm) | Units | % of Total |
|---|---|---|---|---|---|
| 1-Bedroom + Study | AS1 | 474 | 44 | 67 | 22.3% |
| 2-Bedroom Premium | BP1 / BP2 | 700 | 65 | 102 | 33.9% |
| 2-Bedroom Premium + Study | BPS1 / BPS2 | 764 | 71 | 67 | 22.3% |
| 3-Bedroom Premium | CP1 | 1,012 | 94 | 34 | 11.3% |
| 4-Bedroom Suite (with Private Lift) | DP1 / DP2 | 2,056 | 191 | 31 | 10.3% |
| Total | — | 474 – 2,056 | 44 – 191 | 301 | 100% |
| Maintenance fees estimated at S$85 per share value per month. 1BR+S: S$425/mo; 2BR/2BR+S/3BR: S$510/mo; 4BR Suite: S$680/mo. The 4BR Suite includes a dedicated private carpark lot. | |||||
Indicative Pricing
All prices are indicative and subject to change without notice. Final prices are set by the developer at the time of sale. Figures are before ABSD, BSD, and legal fees. See our ABSD 2026 guide and BSD guide for stamp duty calculations.
Why Buyers Are Watching
- 1Only 301 units in the entire development. UPPERHOUSE is one of the most boutique new launches D10 has seen — ensuring a tight, manageable community and genuine rarity of supply in Singapore’s most resilient CCR sub-market.
- 2Dual MRT access within 800 m. Orchard MRT (North-South Line) and Newton MRT (North-South / Downtown Line interchange) are both within a ten-minute walk, placing residents on direct routes to Raffles Place, Marina Bay, and Changi Airport.
- 3Developer track record is among Singapore’s strongest. UOL Group and Singapore Land Group together have delivered more than 50 premium residential projects including Meyer House, The Tre Ver, and Avenue South Residence.
- 4Italian and premium European finishes throughout. Kitchens by Ernestomeda (Italy), wardrobes by Rimadesio and Caccaro (Italy), marble flooring from Turkey, and Poliform walk-in wardrobes in the 4-Bedroom Suite.
- 54-Bedroom Suite includes a dedicated carpark lot. An increasingly rare inclusion in CCR launches — all 31 units of DP1/DP2 type include a private lift and an allocated basement carpark lot.
- 6Direct proximity to international schools belt. EtonHouse International School (~0.9 km), ISS International School (~1.2 km), and others within 1–2 km.
- 735-storey roofline captures city and greenery views. Upper floors face the Nassim Hill / Botanic Gardens green corridor on one side and the Orchard Road skyline on the other.
- 8Smart home system across all 301 units. Including smart community control at lobby level, video intercom, and EV charging provisions in the basement carpark.
Location and Connectivity
Schools Nearby
| Pre-school | Learning Vision @ Orchard · Pat’s Schoolhouse Claymore |
|---|---|
| Primary (within 1 km) | Anglo-Chinese School (Primary) ⭐ · St Joseph’s Institution Junior |
| Primary (within 2 km) | Singapore Chinese Girls’ Primary · St Margaret’s Primary |
| Secondary | Anglo-Chinese School (Barker Road) · Singapore Chinese Girls’ School · St Joseph’s Institution |
| Tertiary / JC | Raffles Girls’ Primary · Raffles Institution (Bishan) · RI (JC) |
| International | EtonHouse International School (Orchard) ~0.9 km · ISS International School ~1.2 km · Finnish School in Singapore ~1.5 km |
Lifestyle and Amenities
Wellness and Recreation
Infinity pool with city views, sky terrace gardens, fully equipped gymnasium, yoga lawn, and function rooms for resident events — all within a boutique 301-unit community.
Dining and Retail
Commercial podium at the 1st Storey will house curated F&B and retail tenants. Orchard Road’s full retail corridor — from ION to Takashimaya — is within a five-minute walk.
Greenery and Connectivity
The Singapore Botanic Gardens UNESCO World Heritage Site is under 1 km away. The Orchard Road streetscape and the MacRitchie Treetop Walk are accessible via Stevens MRT.
Site Plan
Floor Plans (Selected)
A representative plan from each bedroom type. Download the full PDF below for all stack-by-stack layouts including 1BR+S, 2BR Premium, 2BR+S, 3BR Premium, and 4BR Suite with private lift.
Elevation and Stack Chart
Facilities (30+)
Gallery
Developer and Consultant Team
United Venture Development (No. 7) Pte. Ltd. — a UOL Group and Singapore Land Group joint venture
United Venture Development (No. 7) Pte. Ltd. (the developer) is a special-purpose vehicle jointly owned by UOL Group Limited and Singapore Land Group Limited (SingLand) — two SGX-listed companies with a combined residential portfolio exceeding 10,000 units across Singapore. Past landmark projects include The Tre Ver, 8 Saint Thomas, Avenue South Residence, Parc Esta, and Meyer House.
| Architect | ADDP Architects LLP |
| Landscape Architect | Ecoplan Asia Pte. Ltd. |
| Project Interior Design | Massone Ong Pte. Ltd. |
| Main Contractor | United Tec Construction Pte. Ltd. |
| Quantity Surveyor | ThreeSixty Cost Management Pte. Ltd. |
| Conveyancing Solicitors | Dentons Rodyk & Davidson LLP |
| Project Account Bank | CIMB Bank Berhad (Account No. 2001052392) |
Sustainability and Specifications
- BCA Green Mark Compliance: Designed to meet BCA Green Mark standards with energy-efficient building envelope, LED lighting throughout common areas, and water-efficient fixtures in all units.
- Smart Home Management System: Every unit is equipped with a smart home management system for access control, lighting, air-conditioning, and security management.
- EV Charging Infrastructure: Five EV charging points installed in the basement carpark, with ducting provisions for future expansion.
- Premium Materials: Silverite Marble (Turkey) in living and dining areas, engineered timber flooring in bedrooms, Ernestomeda kitchen systems (Italy), and Caccaro/Rimadesio wardrobe systems (Italy).
- Acoustic Performance: Motorised acoustic blinds in master bedrooms and selected living areas — noise-attenuating and thermally efficient in Singapore’s equatorial climate.
- Pneumatic Waste System: Automated waste collection via pneumatic chutes reduces lorry traffic and improves hygiene across the development.
Project Timeline
Project Factsheet
A shareable 2-page PDF snapshot — bring it to viewings, share with family.
Download the Full Sales Pack
UPPERHOUSE Factsheet
2-page LovelyHomes project factsheet — share with family, bring to viewings.
Full Floor Plans
All stack-by-stack floor plans — AS1, BP1/BP2, BPS1/BPS2, CP1, DP1/DP2.
Location Map
High-resolution location overview — Orchard MRT, Newton MRT, schools, amenities.
Frequently Asked Questions
Where is UPPERHOUSE located?
Who is the developer of UPPERHOUSE?
What is the tenure of UPPERHOUSE?
What bedroom types are available and how many units are there?
What is the indicative price range?
When is the expected TOP for UPPERHOUSE?
Is UPPERHOUSE subject to ABSD?
Can foreigners buy UPPERHOUSE?
What are the maintenance fees?
Are there commercial units at UPPERHOUSE?
How does UPPERHOUSE compare to other recent D10 launches?
Ready to see UPPERHOUSE in person?
Register your interest today and our editorial team will connect you with a licensed property consultant for a complimentary project briefing and showflat tour.
Related Buying Guides
ABSD Singapore 2026
Complete guide to Additional Buyer’s Stamp Duty rates, worked examples, and remission scenarios.
Buyer’s Stamp Duty 2026
BSD rates, calculation methodology, and how BSD interacts with ABSD for Singapore property purchases.
Freehold vs 99-Year Leasehold
The real price of time — Bala’s Table, lease decay, and whether the freehold premium is worth paying in D10.
TDSR and Borrowing Limits
How much can you actually borrow in Singapore? TDSR, MSR, and LTV rules explained with worked examples.
CPF for Property Purchase
Using CPF OA savings for private condos — withdrawal limits, accrued interest, and what buyers often miss.
New Launch vs Resale Condo
Progressive payment advantages, ABSD timing, and which option suits your investment horizon in 2026.
DISCLAIMER: All information on this page is compiled from publicly available sources and developer-issued marketing materials for informational purposes only. Prices, unit mix, specifications, and timelines are indicative and subject to change without notice. This page does not constitute an offer or solicitation to buy or sell any property. Buyers should conduct their own due diligence and seek advice from a licensed property agent and legal counsel before making any purchase decision. LovelyHomes.com.sg is an independent editorial platform and does not represent any developer, marketing agent, or agency. Agency Licence: L3010858B.
