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.

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

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.

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.

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

1. 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.
2. 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.
3. 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.
4. 50m lap pool, 5 lanes (7.5m × 50m) — genuinely competition-length for a 301-unit development; rare at this scale in the CCR.
5. 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.
6. Full V-ZUG Swiss kitchen appliances across all unit types — combi steam ovens and integrated appliances standard from the 1-bed+Study.
7. 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.
8. Double-height living room for 4BR Suites (6.35m ceiling) — a genuinely architectural moment that distinguishes these units from conventional high-floor condominiums.
9. PPVC construction with Italian and Turkish finishes — Silverite marble (Turkey), Caccaro/Rimadesio/Ernestomeda Italian cabinetry, engineered timber flooring, smart home management system throughout.
10. 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

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.

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.

Floor plans — curated finishes by bedroom tier

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

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

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.

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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.