UpperHouse at Orchard Boulevard.
The brief
UpperHouse at Orchard Boulevard sits on Orchard Boulevard in District 10, 301 units developed by UOL Group and Singapore Land Group on the prime residential spine of Singapore's Core Central Region, two minutes from Napier MRT on the Thomson-East Coast Line. Launched 19 July 2025, TOP H2 2028.
Pricing. PSF from $3,060 to $3,876 at launch, averaging approximately $3,350 psf on the opening weekend. Entry from $1.554M for a 1-bedroom. Large format units reached $7.97M. Units remain available from the developer.
Location context. Napier MRT (TE12, Thomson-East Coast Line) is a 2-minute walk. Singapore Botanic Gardens is accessible on foot. Orchard Road is two stops north via the TEL. Tanglin Mall, Dempsey Hill, and the Tanglin and Grange Road international school corridor are within the immediate neighbourhood.
Three things to know.
UOL and SingLand, a proven CCR pairing
UOL Group and Singapore Land Group (SingLand, a UOL subsidiary) co-develop UpperHouse at Orchard Boulevard, the same combination behind Meyer House, Clavon, and The Tre Ver. UOL's track record across Nassim Hill, Nassim Park Residences, and multiple Orchard and Scotts Road addresses gives the group a legitimate claim to CCR residential expertise. At 301 units, UpperHouse is configured more like a boutique CCR tower than a high-volume launch, reflecting the land cost and target buyer profile of the Orchard Boulevard address.
Napier MRT, 2 minutes to the TEL
Napier MRT (TE12, Thomson-East Coast Line) is a 2-minute walk, providing direct TEL access to Orchard (TE14) and Stevens interchange (TE11/DT10). Napier is one of the quieter TEL stations precisely because it serves a low-density residential neighbourhood, the trade-off is a more private address with rail connectivity that rivals the Orchard MRT catchment. From Napier, the TEL runs south through Garden by the Bay and Marina Bay without transfer.
Average $3,350 psf, Orchard Boulevard premium
UpperHouse launched at $3,060 to $3,876 psf in July 2025, averaging approximately $3,350 psf. Entry from $1.554M, notably accessible for an Orchard Boulevard CCR address, reflecting the 1-bedroom unit mix at the lower end. Large format units reached $7.97M. Orchard Boulevard new launches are structurally rare due to limited land availability; UpperHouse represents one of the few opportunities to purchase on this address within the past decade.
Fit & trade-offs
Who this is for.
Primary-market access to a 99-year leasehold address on Orchard Boulevard, a 2-minute walk to Napier MRT on the Thomson-East Coast Line, exposure to UOL and Singapore Land's third Luxury Masterpiece Collection entry after Meyer Blue and Watten House, and boutique 301-unit single-tower scale on one of the last sizable CCR plots on the Orchard residential spine
Freehold tenure available at Meyer Blue or The Robertson Opus, the lower D15 freehold quantum band of The Continuum, and the deeper stack and facing optionality of larger CCR or RCR launches
- ·Buyers seeking a primary-market CCR address on the Orchard Boulevard residential spine
- ·Buyers prioritising sub-3-minute MRT walking access to the Thomson-East Coast Line
- ·Buyers wanting a boutique 301-unit single-tower scale at an Orchard-zone CCR quantum
- ·Buyers anchoring on a sub-$3,000 psf CCR entry quantum
- ·Buyers requiring freehold tenure on the Orchard residential belt
- ·Buyers seeking a high-volume launch with deep stack and facing optionality
Unit mix
301 units. 5 typologies.
| Type | Size (sqft) |
|---|---|
| 1-Bedroom + Study | 474 |
| 2-Bedroom Premium | 710-721 |
| 2-Bedroom Premium + Study | 775-883 |
| 3-Bedroom Premium | 1,033-1,302 |
| 4-Bedroom Suite | 1,615-2,002 |
Across launch: $3,060 - $3,876 psf. Per-variant pricing on application.
Floor plans
8 typologies.
Block + stack layout. 301 units across 8 typologies.
Living here
On site, around.
- 50m infinity lap poolpool
- Sky-level infinity pool (level 35)pool
- Hydrotherapy poolpool
- Sky terraces and gardensrecreation
- Gymnasiumwellness
- Yoga studiowellness
- Spa sanctuarywellness
- Clubhouse loungesocial
- Private dining pavilionssocial
- BBQ terracessocial
- Business meeting loungeutility
- Conciergeutility
- Alexandra Primary Schoolprimary
- Anglo-Chinese School (Junior)primary
- Anglo-Chinese School (Primary)primary
- Gan Eng Seng Primary Schoolprimary
- Queenstown Primary Schoolprimary
- River Valley Primary Schoolprimary
- Singapore Chinese Girls' Primary Schoolprimary
- Zhangde Primary Schoolprimary
Location
Orchard Boulevard, Singapore.
Comparables
Other launches in context.
Track record
UOL Group priors.
Risks & catalysts
What could move.
- ·Launch psf of $3,060 to $3,876 prices in much of the Orchard Boulevard CCR premium up front, leaving thinner margin if comparable CCR launches re-rate lower
- ·Single-tower 35-storey configuration concentrates view and facing variance across stacks, unit selection materially affects outcome
- ·Nominal TOP H2 2028, construction milestone progress not independently verified in this run
- ·Primary market still selling at backfill time, residual inventory composition may skew toward less-favoured stacks as the launch matures
- ·Napier MRT (TE12) is a 2-minute walk on the Thomson-East Coast Line with direct access to Orchard, Marina Bay and the southern terminus
- ·Orchard Boulevard new launches are structurally rare due to limited land availability, scarcity supports the Orchard CCR address premium
- ·UOL and Singapore Land's Luxury Masterpiece Collection sponsorship anchors the specification benchmark established at Watten House and Meyer Blue
- ·Singapore Botanic Gardens, Tanglin Mall, Dempsey Hill and the Tanglin / Grange international school corridor sit within walking distance
FAQ
What buyers ask.
Q01Is UpperHouse at Orchard Boulevard still available from the developer?
Yes. Status is `available` at backfill (May 2026). The primary-market sales gallery continues to transact units across the 301-unit project. Inventory mix and remaining stack composition shift as the launch matures, with later phases of release typically re-pricing to reflect take-up. Buyers should request the live availability chart from the developer's appointed marketing agent.
Q02How does UpperHouse compare to The Robertson Opus, which launched the same weekend?
Both launched on 19 July 2025. The Robertson Opus (D9 Unity Street, freehold redevelopment, river-frontage along the Singapore River) is a freehold CCR-adjacent launch on a different residential corridor. UpperHouse (D10 Orchard Boulevard, 99-year leasehold, 301 units in a single 35-storey tower) sits on the prime Orchard residential spine with a 2-minute walk to Napier MRT. The two answer different briefs: Robertson Opus offers freehold tenure on a river-front address, UpperHouse offers leasehold on an Orchard Boulevard address with TEL walking access.
Q03What is the unit mix at UpperHouse?
301 units across 5 type families with 8 floor-plan variants: 1-Bedroom + Study (AS1, 67 units, 474 sqft), 2-Bedroom Premium (BP1 / BP2, 102 units), 2-Bedroom Premium + Study (BPS1 / BPS2, 67 units), 3-Bedroom Premium (CP1, 34 units), and 4-Bedroom Suite with Private Lift and Carpark Lot (DP1 / DP2, 31 units). The 4-Bedroom Suite layout with private lift and dedicated carpark is the spec to flag for buyers prioritising privacy at the upper end of the unit mix.
Q04Why is the entry quantum from $1.554M for an Orchard Boulevard CCR address?
Entry from $1.554M comes from the AS1 1-Bedroom + Study at 474 sqft, the floor of the size band. Launch psf still runs $3,060 to $3,876 across the project, averaging approximately $3,350 psf. The headline quantum is driven by small-format unit sizing rather than a discount on psf. Buyers comparing on quantum should check the corresponding sqft, not just the headline number; the 4-Bedroom Suite at the top end reached $7.97M.
Q05Who is developing UpperHouse and what is the design pedigree?
UOL Group and Singapore Land Group (SingLand, a UOL subsidiary) co-develop the project, the third entry in UOL's Luxury Masterpiece Collection after Watten House (2023) and Meyer Blue (2024). The architect is ADDP Architects, designing a single 35-storey tower on the 75,685 sqft Orchard Boulevard parcel. The same UOL and SingLand combination delivered Watten House on Shelford Road and Meyer Blue on Meyer Road, both freehold tower developments at the upper end of their respective districts.
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