Estimated reading time: 10 minutes
Where Lifestyle Meets Logic
Upper House @ Orchard Boulevard was launched in July 2025 and achieved a take-up rate of roughly 70 percent across 301 units. The attraction isn’t just address prestige; it’s the entry point. Pricing around $3,350 psf aligns with a market phase where CCR compression is reasserting leadership while buyers still prioritise liveability and access.
The Setting — Orchard’s Quiet Edge
Minutes from Tanglin Mall and Dempsey, and steps to Orchard Boulevard MRT (TEL), the site sits on Orchard’s calmer, embassy-flanked fringe. Ongoing upgrades mapped in the Draft Master Plan 2025 add long-horizon confidence for both own-stay and rental demand.
Design & Delivery
Developers UOL Group and Singapore Land Group pair a vertical-garden aesthetic (ADDP Architects) with restrained luxury, featuring sky pools, wellness decks, function pavilions, and courtyards, along with fittings from Gessi and Laufen. It feels modern and measured rather than showy—a good sign for long-term maintenance and buyer mix.
Upper House @ Orchard Boulevard: Key Facts
| Feature | Details |
|---|---|
| Developer | UOL Group & Singapore Land Group |
| Tenure | 99-year leasehold (from 20 May 2024) |
| Total Units | 301 (≈ 70% sold as of Nov 2025) |
| Average PSF (Launch) | ≈ $3,350 psf |
| Expected TOP | 2028–2029 |
| Location | 22 Orchard Boulevard, District 10 |
How It Prices Against Nearby Launches
| Project | Tenure | Average PSF (Nov 2025) |
|---|---|---|
| Upper House | 99LH | $3,350 psf |
| Zyon Grand | 99LH | $3,050 psf |
| Skye at Holland | 99LH | $2,953 psf |
| River Green | 99LH | $3,130 psf |
| Boulevard 88 (resale benchmark) | FH | $4,075 psf (2019 launch) |
Upper House sits above recent launches in Holland and River Valley, which makes sense given its Orchard Boulevard micro-location and quieter, embassy-fringe positioning.
Recent launch data shows Skye at Holland averaging about $2,953 psf, Zyon Grand around $3,050 psf, and River Green about $3,130 psf, while Upper House generally sits in the $3,350–$3,450 psf band depending on stack and level. Freehold benchmark Boulevard 88 still trades far higher, at roughly $4,075 psf on recent resales.
The way to read this is simple: you are paying a premium over Holland and River Valley launches for a quieter, more exclusive Orchard Boulevard micro-location, but you are still below the “trophy freehold” Orchard tier. For buyers who understand market cycles, that pricing gap can still be a sensible entry point—especially if the goal is long-term capital growth rather than maximizing rental yield.
Location: Orchard’s Quietest Luxury Pocket
Upper House @ Orchard Boulevard sits on the quieter end of Orchard Boulevard—arguably one of the most liveable pockets in the entire CCR. Buyers often talk about wanting the “Orchard address” without the crowds, noise, or weekend foot traffic. This stretch delivers exactly that: a private residential corridor with immediate access to the lifestyle heart of Tanglin, Dempsey, and Orchard Road.
The area forms a natural three-lifestyle triangle. Tanglin offers refined retail and dining (Tanglin Mall, upcoming Orchard Boulevard lifestyle upgrades). Dempsey brings greenery, cafés, and destination restaurants. And Orchard connects you to everything else—shopping, transit, services, and daily convenience. Very few residential plots in Singapore sit at the intersection of all three.
Connectivity is another real strength here. Orchard Boulevard MRT (TEL) is a short walk away, linking directly to the Orchard interchange and shaving minutes off commutes to the CBD, Marina Bay, and Woodlands. For expats or families who prefer not to drive, this level of transit access is a significant advantage and one reason CCR resale in this zone tends to hold its value well.
Schools and the medical cluster are two additional demand anchors that are often overlooked. Within a short radius, you have Chatsworth International, SSIS, ACS International, and Tanglin Trust—top choices for long-stay expat families. The Gleneagles/Camden medical belt, located nearby, supports a second pool of consistent tenant demand: healthcare professionals, consultants, and specialists. These groups value convenience and are historically reliable renters.
Finally, the upcoming transformations under the Draft Master Plan—particularly the Orchard Road green spine, improved pedestrian experience, and precinct re-positioning—benefit Orchard Boulevard more than the busier retail belt. This area remains residential-first, quieter, and more exclusive, but gains from the uplift in the public realm and connectivity. For many buyers comparing CCR options, this balance of privacy + proximity is the deciding factor.
Upper House @ Orchard Boulevard offers one of the more complete facilities decks among recent CCR launches, especially considering its boutique scale. The layout is designed around a central water spine, with wellness and social spaces distributed along both the main deck and the quieter Botanical Villa wing.
Facilities & On-Site Experience
Upper House offers one of the more complete facilities decks among recent CCR launches, especially considering its boutique scale. The layout is designed around a central water spine, with wellness and social spaces distributed along both the main deck and the quieter Botanical Villa wing.
The centerpiece is the elevated 50-meter infinity lap pool, framed by a series of relaxation zones, including the Serenity Lawn, Garden Lounge, Family Deck, and Play Pool. For families, having multiple pool types—such as a bubble pool, leisure pool, and children’s play areas—makes the development feel larger than its 301 units suggest.
Indoor amenities cater to most lifestyle needs, featuring a fully equipped gym, spa beds, an indoor spa pool, and a dedicated function room for gatherings. The Gourmet Pavilion and Floating Veranda create sheltered social spaces overlooking the pool, appealing to homeowners who frequently entertain.
The Botanical Villa wing adds a more private, retreat-like zone. It includes an indoor spa pool, hydropool, Garden Rain Shower, and the Spa Sanctuary — ideal for residents who value restorative, wellness-driven living at home.
On the practical side, multiple bicycle parking zones, a guardhouse, a residents’ lounge, an arrival courtyard, and a management office anchor the day-to-day convenience. Access to Orchard Boulevard MRT via a short walk simplifies connectivity without compromising privacy.
Overall, the facilities strike a balance between resort-style relaxation and functional everyday convenience—a rare feat for an Orchard project of this scale and a meaningful plus for long-term own-stay buyers.
Unit Mix & What the Market Has Chosen
| Type | Units | Sold | % Sold |
|---|---|---|---|
| 1 Bedroom + Study | 67 | 37 | 55% |
| 2 Bedroom Premium | 102 | 60 | 59% |
| 2 Bedroom Premium + Study | 67 | 67 | 100% |
| 3 Bedroom Premium | 34 | 34 | 100% |
| 4 Bedroom Suite (PL + carpark) | 31 | 14 | 45% |
Fully sold 2-Bedroom + Study and 3-Bedroom Premium stacks highlight where liveability meets long-term rentability. Smaller formats offer entry quantum flexibility; larger units retain exit depth.
Who Should Consider Upper House @ Orchard Boulevard
- Homeowners & right-sizers seeking Orchard convenience without crossing $4,000 psf — quiet-edge location, TEL access, functional layouts.
- Singaporean & PR investors building CCR exposure while foreign demand stays muted by ABSD; demographic tailwinds from Singapore’s population growth reinforce the hold case.
- Expats as tenants — embassies, medical specialists, and Orchard offices sustain consistent demand.
What to Pay (Entry Bands)
| Band | PSF | What It Means | What You Should Do |
|---|---|---|---|
| Value | $3,250–$3,350 | Lower than similar CCR launches. Strong entry point during this cycle. | Consider moving quickly if the unit has good facing and layout. |
| Neutral | $3,350–$3,500 | Fair market pricing for Orchard fringe. | Proceed normally; review contract terms and stack choice. |
| Stretch | $3,500–$3,650 | Proceed as normal; review contract terms and select the stack choice. | Suitable mainly for own-stay buyers; avoid if you’re yield-sensitive. |
Rental Performance Outlook
Tenant base:
Expect steady interest from expats working in embassies, nearby Orchard offices, and the medical cluster around Napier and Gleneagles. These groups tend to choose Orchard for convenience and familiarity.
Gross yields:
Smaller units typically achieve a gross yield of around 2.5%–3% at current launch prices. The strength here is not high yield — it’s the consistency of demand and the resilience of the Orchard rental market.
Exit timing:
New CCR projects often see a resale lift 6–18 months after TOP, when buyers can finally view completed units.
Things to Watch Out For
Interest rates:
If rate cuts continue but take time to reflect in mortgage rates, the usual post-TOP lift may take longer to appear.
Leasehold perception:
Although lease decay isn’t a concern for the first couple of decades, choose stacks with strong facing, layout, and livability — these make the unit easier to sell later, regardless of tenure.
Nearby launches:
New projects in the Holland and Nassim areas may temporarily divert attention. Entering at the right price band helps you stay protected even during periods of higher competition.
Verdict on Upper House @ Orchard Boulevard
If you want Orchard living without paying trophy-freehold prices, Upper House offers one of the cleanest entry points. It gives you central convenience and quiet luxury. Pricing sits between recent CCR launches and the ultra-prime Orchard tier. Buy within the Value or Neutral bands and choose a proven layout. CCR demand and population growth can support long-term capital gains across the next cycle.
Frequently Asked Questions (FAQ)
Yes. The remaining 1- and 2-bedroom units still offer a manageable entry quantum for an Orchard address. With pricing positioned between recent CCR launches and the ultra-prime Orchard freehold tier, Upper House remains suitable for buyers who want a blend of lifestyle convenience and long-term capital growth.
Is Upper House priced competitively compared to Zyon Grand, Skye at Holland, and River Green?
Upper House is priced above recent Holland and River Valley launches such as Skye at Holland, Zyon Grand, and River Green, which reflects its quieter Orchard Boulevard micro-location. However, it still sits below the freehold Orchard tier, including developments like Boulevard 88. For buyers who want Orchard living without paying trophy freehold premiums, this “middle lane” price position can be a sensible entry point.
Will the 99-year leasehold affect the long-term value of Upper House?
Leasehold impact is usually limited in the first two decades, especially in the Core Central Region. In this segment, factors such as address strength, developer reputation, build quality, and day-to-day livability matter more for resale than tenure alone. Choosing the right stack and layout will have a far greater influence on future value than the leasehold status.
What kind of rental yield can owners at Upper House expect?
Based on current pricing and typical Orchard-area rents, owners can expect gross yields of about 2.5% to 3.0% for the smaller formats. This corridor is more about consistent rentability and capital stability than chasing high headline yields. Tenant demand comes from embassies, Orchard offices, and the nearby Gleneagles and Camden medical cluster, which helps support steady leasing interest.
Call to Action
Ready to explore Upper House @ Orchard Boulevard or benchmark it against nearby CCR projects like Zyon Grand, Skye at Holland, and River Green? Reach out to me for an honest conversation about timing, layout, and positioning for your next CCR move.
Key Takeaways
- Upper House @ Orchard Boulevard launched in July 2025, achieving a 70% take-up rate with pricing around $3,350 psf.
- The development features luxury amenities, including sky pools and wellness decks, designed for modern living.
- Located on Orchard’s quieter edge, it provides residents with easy access to shopping, dining, and transport connections.
- The unit mix includes various options, with strong demand for smaller 1- and 2-bedroom formats, catering to investors and expats.
- Overall, Upper House offers a blend of central convenience and quiet luxury, appealing to homeowners and investors alike.
