UPPERHOUSE 傲杰嘉苑
UOL & Singapore Land Group’s boutique 35-storey luxury tower at 22 Orchard Boulevard — 301 residences defining the new benchmark for D10 living.
Why UPPERHOUSE
UPPERHOUSE at Orchard Boulevard 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 freehold-adjacent 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. Orchard Boulevard itself is one of Singapore’s most discreet prime addresses — shielded from the retail bustle yet minutes to the ION/Scotts Road node, multiple MRT lines, and the international schools belt.
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 |
| Total Units | 301 residential units |
| Configuration | 1 Block of 35 Storeys with commercial at 1st Storey |
| 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. |
| Carpark | 241 residential lots (incl. 5 EV, 31 private); 3 commercial lots |
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 (Private Lift) | DP1 / DP2 | 2,056 | 191 | 31 | 10.3% |
| * Maintenance fees estimated at S$85 per share value per month. 1BR+S: $425/mo; 2BR/2BR+S: $510/mo; 3BR: $510/mo; 4BR Suite: $680/mo. | |||||
Indicative Pricing
All prices are indicative and subject to change. Final prices are determined by the developer at the time of sale. Figures are before ABSD, BSD, and legal fees. Buyers should obtain independent legal and financial advice. See ABSD 2026 guide and BSD guide for stamp duty calculations.
Why Buyers Are Watching
- Only 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.
- Dual 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.
- Developer 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 — each of which has shown strong secondary-market performance.
- 99-year leasehold at an Orchard Boulevard address commands a premium. The land parcel’s GLS history and location on Orchard Boulevard — one of Singapore’s most internationally recognised street addresses — give the project a long-term price floor that typical 99-year projects outside CCR do not enjoy.
- Italian and premium European finishes throughout. Kitchens by Ernestomeda (Italy), wardrobes by Rimadesio and Caccaro, marble flooring from Turkey across living areas, and Poliform walk-in wardrobes in the 4-Bedroom Suite — comparable to freehold boutique offerings at similar price points.
- Direct proximity to international schools belt. EtonHouse, ISS International School, and several other international schools are within 1–2 km, making UPPERHOUSE a natural fit for expatriate families with Singapore-based assignments.
- 35-storey roofline captures city and greenery views simultaneously. Upper floors face the Nassim Hill / Botanic Gardens green corridor on one side and the Orchard Road skyline on the other — a dual-view profile rarely achievable in new D10 launches.
- 4-Bedroom Suite includes a dedicated carpark lot. An increasingly rare inclusion in CCR launches, the private lift and allocated basement carpark lot for all 31 units of the DP1/DP2 type substantially enhances the owner-occupier value proposition.
Location and Connectivity
MRT Lines
Orchard MRT (NSL) ~650 m · Newton MRT (NSL/DTL interchange) ~800 m · Stevens MRT (DTL/TEL) ~1.0 km
Expressways
CTE on-ramp ~1.2 km · PIE ~2.5 km · Orchard Road arterial provides dual-carriage CBD access within 5 minutes
Walkable (10 min)
ION Orchard · Scotts Square · Wheelock Place · Botanic Gardens (UNESCO) · Cold Storage Newton · Newton Hawker Centre
Drive Times
Raffles Place ~10 min · Changi Airport ~22 min · CBD via ECP ~14 min · JB Checkpoint ~40 min
Schools Nearby
| Level | School | Approx. Distance |
|---|---|---|
| Primary | Anglo-Chinese School (Primary) | ~1.3 km |
| Primary | St. Joseph’s Institution Junior | ~1.5 km |
| Secondary | Anglo-Chinese School (Barker Road) | ~1.4 km |
| Secondary | Singapore Chinese Girls’ School | ~1.8 km |
| Tertiary | Raffles Girls’ Primary School | ~1.6 km |
| International | EtonHouse International School (Orchard) | ~0.9 km |
| International | ISS International School | ~1.2 km |
| International | 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 managed 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, making weekend nature escapes effortless.
Site Plan
Floor Plans (Selected)
One representative plan per bedroom type is shown below. The full set of floor plans is available in the downloadable sales pack.
Elevation and Stack Chart
Facilities (30+)
Gallery
Developer and Consultant Team
United Venture Development (No. 7) Pte. Ltd.
A joint venture between UOL Group Limited and Singapore Land Group Limited (SingLand) — two SGX-listed property developers 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 Nassim Hill Realty developments.
| Architect | ADDP Architects LLP |
| Landscape Architect | Ecoplan Asia Pte. Ltd. |
| 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 Certification: The development is 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 System: Every unit is equipped with a smart home management system for access control, lighting, air-conditioning, and security management from a centralised app.
- EV Charging Infrastructure: Five EV charging points installed in the basement carpark, with ducting provisions for future expansion as Singapore moves towards a 2030 EV target.
- High-Quality Materials: Silverite Marble (Turkey) in living and dining areas, engineered timber flooring in bedrooms, Ernestomeda kitchen systems (Italy), and Caccaro/Rimadesio wardrobe systems (Italy) across all unit types.
- Thermal Comfort: Motorised acoustic blinds in all master bedrooms and selected living areas — both noise-attenuating and thermal performance-enhancing 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
-
2024Land AwardGLS site awarded; 99-year leasehold commencing 20 May 2024; developer licence granted
-
Jun 2025Official LaunchPreview and sales launch at showflat. Average indicative pricing ~S$3,350 psf across all unit types
-
2026–2027Construction PhasePiling, superstructure, and façade work under United Tec Construction Pte. Ltd.
-
30 Jun 2029Estimated Vacant Possession (TOP)Expected date of Notice of Vacant Possession. Subject to BCA inspection and developer notification
-
30 Jun 2032Legal CompletionFinal transfer of title and strata certificate. Purchasers take full legal ownership of their units
Project Factsheet
Download the Full Sales Pack
Project Factsheet
Official developer factsheet with unit mix, site details, consultant team, and finishes schedule.
Floor Plans
Complete floor plans for all unit types — AS1, BP1, BP2, BPS1, BPS2, CP1, DP1, DP2.
Location Map
1:5,000 and 1:2,000 location maps showing UPPERHOUSE’s position relative to MRT, schools, and amenities.
Frequently Asked Questions
Who is the developer of UPPERHOUSE at Orchard Boulevard?
What is the tenure of UPPERHOUSE?
How many units are there and what bedroom types are available?
When is the expected TOP for UPPERHOUSE?
What is the price range for UPPERHOUSE?
Is UPPERHOUSE subject to ABSD?
What MRT stations are near UPPERHOUSE?
Can foreigners buy UPPERHOUSE?
What financing is available for UPPERHOUSE?
Are there commercial units at UPPERHOUSE?
What are the maintenance fees?
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
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Freehold vs 99-Year Leasehold
The real price of time — Bala’s Table, lease decay, and whether the premium is worth paying in D10.
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.
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