UPPER HOUSE AT ORCHARD BOULEVARD
By UOL Group and Singapore Land Group
UPPER HOUSE
PROJECT DETAILS
Upper House at Orchard Boulevard is a new luxury condominium located in District 10, directly linked to Orchard Boulevard MRT. Set within a low-density residential stretch of Orchard Road, the project offers rare MRT-linked living away from traffic-heavy zones.
Residents can choose from 1- to 4-bedroom layouts, including larger formats suited for families and upgraders, with commercial space and a new park integrated at ground level. Upper House is jointly developed by UOL Group and Singapore Land Group, bringing a well-established track record of quality private homes in prime locations.
Quick Answers about Upper House
Here are some quick answers buyers usually ask about Upper House.
What is Upper House?
Upper House is a 99-year leasehold luxury condominium at Orchard Boulevard in District 10.
Where is Upper House located?
It is directly linked to Orchard Boulevard MRT on the Thomson–East Coast Line.
Who is the developer of Upper House?
Upper House is jointly developed by UOL Group and Singapore Land Group.
Is Upper House a good buy?
It appeals to buyers looking for MRT-linked luxury homes in Orchard, where new supply is limited.
Latest Updates:
Apr 2026 — Upper House balance units chart now live with real-time availability updates. View the latest availability →
Apr 2026 — High Point at Mount Elizabeth launches $580M en bloc – what it means for Upperhouse pricing. Read the analysis →
Apr 2026 — How does Upper House compare with River Modern, the latest District 9 new launch? Read the full comparison →
Apr 2026 — Upper House at Orchard Boulevard featured in a broader analysis of Singapore’s March 2026 property market momentum. Read the full market analysis →
EMBARK ON A JOURNEY OF PRESTIGE & GRANDEUR AT UPPER HOUSE
Upper House at Orchard Boulevard Hero Shot
A Landmark of Luxury at Upper House: Exclusive Residences in an Unrivalled Location
Welcome to an extraordinary new luxury residence at Upper House at Orchard Boulevard, a rare opportunity to own a home in one of Singapore’s most prestigious addresses in District 10.
Designed to offer an unparalleled lifestyle, this development—crafted by the esteemed UOL Group and Singapore Land Group—promises a seamless fusion of exclusivity, convenience, and modern elegance.
An Unbeatable Address in the Heart of Orchard Road, Singapore
Imagine waking up every morning to the vibrancy of Singapore’s prime shopping and lifestyle district, yet returning home to a private sanctuary of tranquillity.
Nestled in the highly sought-after and quieter part of Orchard Road, Upper House is strategically positioned to provide the best of both worlds—access to world-class amenities while being enveloped in a lush, serene environment.
Read : The Perks of Living at Orchard Boulevard: Shopping, Dining & Lifestyle
Orchard Boulevard GLS site: Business Times
Upper House – A Lifestyle of Unparalleled Convenience
Beyond Orchard Road’s glamour, Upper House also caters to your daily convenience. With 400 to 500 sqm of commercial space at the street level, Upper House residents can expect essential amenities such as:
- Cafés and restaurants to enjoy a leisurely meal without leaving home
- Boutique fitness studios or wellness centers for health-conscious individuals
- Specialty grocers or medical clinics to serve the needs of the community
Designed to activate the streetscape, these commercial spaces will front the new park, creating a vibrant, community-friendly atmosphere while maintaining the exclusivity of a private residence.
A Masterpiece in Luxury Living at Upper House
Upper House residents will enjoy a newly designed park, thoughtfully integrated into the development to offer a lush, healing environment right at your doorstep. Perfect for multi-generational families, this tranquil green space will include:
- A nature play garden for children to explore and engage with natural elements
- A multi-purpose lawn for outdoor relaxation and community activities
- Sheltered seating areas for residents to unwind amidst greenery
- Lush landscaping to create an oasis of calm in the heart of the city
More than just a residence, this development is a statement of prestige. With architecture designed to maximize panoramic views of the city skyline and the surrounding greenery, every detail has been meticulously crafted to elevate the living experience.
This commitment to blending luxury with nature makes this development a rare gem in the Orchard district—an urban retreat within Singapore’s most coveted District 10.
Upper House: Future-Proof Investment & Seamless Connectivity
Upper House is directly linked to Orchard Boulevard MRT (Thomson-East Coast Line), connectivity is effortless. Whether heading to the CBD, Marina Bay, or even the upcoming Greater Southern Waterfront, you are only minutes away from Singapore’s key business and lifestyle hubs. Major arterial roads such as Grange Road and Orchard Boulevard further enhance accessibility, ensuring seamless travel across the city.
Pedestrian-friendly enhancements, such as a covered walkway linking Upper House to Orchard Boulevard MRT and nearby lifestyle hubs, will further elevate convenience and connectivity. Upper House residents will enjoy seamless access to Singapore’s most exciting urban precincts while being cocooned in the privacy of a world-class residence.
For investors, Upper House represents a rare opportunity to own a luxury property in Orchard Road, where new supply is extremely limited. The upcoming transformation of Orchard Road into a lifestyle destination, combined with direct MRT access, ensures strong demand and long-term capital appreciation.
PLETHORA OF SCHOOLS
AROUND UPPER HOUSE
A good education can help to give a good head start in life. Take your pick from some of Singapore’s most sought-after primary schools to established junior college and international schools, Upper House is surrounded by education institutions for kids of all ages.
Singapore Botanic Gardens: A Green Sanctuary Near Upper House
Nestled in the heart of Singapore, the Singapore Botanic Gardens stands as a testament to the nation’s dedication to preserving nature amidst urban development. Established in 1859, this 82-hectare tropical garden has evolved into a premier botanical institution, earning the prestigious title of a UNESCO World Heritage Site in 2015. Located just a 10-minute walk from Upper House, this lush sanctuary offers residents an unparalleled lifestyle surrounded by greenery, tranquility, and world-class recreational spaces.
Key Attractions Within the Gardens
• National Orchid Garden: Home to over 1,200 orchid species and 2,000 hybrids, this world-renowned collection showcases Singapore’s rich biodiversity.
• Symphony Lake: A serene spot where visitors can enjoy free outdoor concerts, blending nature with cultural enrichment.
• Jacob Ballas Children’s Garden: Designed for younger visitors, this area offers interactive exhibits and educational programs, fostering a love for nature from an early age.
A National Landmark at Your Doorstep
Recognized as Asia’s top park attraction, the Singapore Botanic Gardens attracts approximately 4.5 million visitors annually. Its UNESCO World Heritage status underscores its global significance and commitment to conservation and education. For those living at Upper House, having such an iconic landmark within walking distance elevates both lifestyle and investment potential.
Properties near renowned green spaces like the Singapore Botanic Gardens often experience enhanced value appreciation. The benefit of residing near a UNESCO World Heritage Site, combined with the convenience of being close to Orchard Boulevard MRT, makes Upper House a highly sought-after address. Whether for own stay or investment, the condo’s prime location ensures strong long-term capital growth and rental demand.
The Singapore Botanic Gardens is more than just a park—it’s a green sanctuary that enriches the lives of those who live nearby. For residents of Upper House at Orchard Boulevard, this proximity offers a rare blend of urban convenience and natural tranquility, making it one of the most coveted luxury living destinations in Singapore.
Discover the perfect balance of city living and nature at Upper House. Contact us today to learn more!
District 9 & 10: An Exclusive Haven of Luxurious Spaciousness
As a discerning homebuyer seeking spacious and luxurious living in the coveted Orchard Road area, you may have noticed the scarcity of large format homes within this prime locale. However, fear not, for there is a rare gem that stands out amidst the sea of conventional residential options – Upper House. Nestled in the heart of Orchard Boulevard, Upper House presents an exclusive haven of ample living spaces and unparalleled grandeur, filling the void of expansive homes in this 500-meter radius.
The table presented below showcases additional Brand New developments, offering discerning buyers a rare and exceptional opportunity in search of opulence, spaciousness, and exclusivity:
How Upper House compares with other District 9 & 10 new launches
| Project | Location | 1-Bedroom (from) | 2-Bedroom (from) | 4-Bedroom (from) |
|---|---|---|---|---|
| Upper House | Orchard Boulevard | from $1.55M | from $2.375M | from $7.05M |
| 19 Nassim | Nassim Hill | from $1.84M | Fully Sold | Fully Sold |
| Boulevard 88 | Orchard Boulevard | – | from $4.81M | Fully Sold |
| The Giverny Residences | Robin Drive | – | – | from $9.56M |
| Skye at Holland | Holland Drive | – | Fully Sold | Fully Sold |
| 21 Anderson | Anderson Road | – | from $10.0M | from $22.55M |
Read : Upperhouse vs River Modern: Which District 9/10 New Launch Should You Buy in 2026?
Upperhouse Sold Units & Latest Sales Update
This section provides the latest update on Upperhouse sold units at Upper House at Orchard Boulevard.
As of the most recent sales release, selected unit types at Upper House have been fully taken up, while limited availability remains for specific layouts.
- 1-Bedroom Units: Limited units available
- 2-Bedroom Premium Units: Selected stacks sold
- 2-Bedroom + Study Units: Fully sold
- 3-Bedroom Units: Fully sold
- 4-Bedroom Suites: Limited units available
Unit availability is subject to change without prior notice.
For the most up-to-date sold units and remaining stacks, view the Upperhouse balance units chart. For official pricing and floor plans, visit the floor plan page or register for a private showflat viewing.
Last updated: April 2026
Upper House Developers: A Partnership Rooted in Excellence
Upper House is developed by a collaboration between UOL & SingLand Group. The partnership brings together two powerhouses in the real estate industry. Their combined expertise promises a development that not only meets but exceeds expectations, offering a harmonious blend of luxury, convenience, and enduring value.
Investing in this project means aligning with developers who have a proven track record of delivering exceptional properties that stand the test of time. It’s an opportunity to be part of a legacy of excellence and to secure a home that reflects the pinnacle of quality and thoughtful design. Check out Upper House developers’ portfolio
BOOK A PRIVATE SHOWFLAT VIEWING
UPPER HOUSE
FACT SHEET AT A GLANCE
| Project Name | Upper House |
| District | District 10 (Tanglin, Holland) |
| Plot Ratio | 3.5 |
| Site Area/GFA | 75,687 sqft |
| Tenure | 99 years |
| Total Number of Units | 301 units — view availability |
| Address | 20 Orchard Boulevard, Singapore 249628 in Location Map |
| Unit Types | 1, 2, 3, 4-bedrooms & Penthouse in Brochure & Floor Plan* |
| Land Bid | $1,617 psf ppr |
| Developer | United Venture Development (Upper) Pte Ltd (a joint-venture between UOL & Singapore Land Group) |
| Conquas Score | Band 1 |
| Project Description | Residential with Commercial at 1st Storey |
| Expected Date of Vacant Possession | 2H 2028 |
| Expected Date of Preview | Launched in October 2025 Buyers often start by reviewing the floor plans and pricing before booking a showflat viewing. |
UPPER HOUSE LOCATION
UPPER HOUSE
FREQUENTLY ASKED QUESTIONS
What is the monthly maintenance fees for Upper House?
| Unit Type | Size (sqft) | Estimated Maintenance |
|---|---|---|
| 1-Bedroom + Study | 474 | $425 |
| 2-Bedroom Premium | 700 | $510 |
| 2-Bedroom Premium + Study | 764 | $510 |
| 3-Bedroom Premium | 1,012 | $510 |
| 4-Bedroom Suite (with Private Lift & Carpark Lot) | 2,056 | $680 |
What are the unit types and prices at Upper House?
| Unit Type | Size (sqft) | Guide Price | Total Units |
|---|---|---|---|
| 1-Bedroom + Study | 474 | from $1.55M | 67 |
| 2-Bedroom Premium | 700 | from $2.375M | 102 |
| 2-Bedroom Premium + Study | 764 | Fully Sold | 67 |
| 3-Bedroom Premium | 1,012 | Fully Sold | 34 |
| 4-Bedroom Suite (with Private Lift & Carpark Lot) | 2,056 | from $7.054M | 31 |
Pricing starts from approximately $3,278 PSF for 1-Bedroom + Study units. PSF varies by unit type, floor level, and orientation. For full pricing details, visit the Upper House price list.
Is Upperhouse the same as Upper House?
Yes. “Upperhouse” is a common search variation of Upper House at Orchard Boulevard, referring to the same development at 22 Orchard Boulevard, Singapore 249628, developed by UOL Group and Singapore Land Group.
Is Upperhouse a good investment in 2026?
Upper House presents a compelling investment case for several reasons. It is the only GLS condominium in Orchard/Tanglin released since 2018, creating genuine supply scarcity. The land was acquired at $1,617 psf ppr — significantly below the $2,641 psf ppr being asked for the recent High Point en bloc at Mount Elizabeth, where the redeveloped product is expected to sell at ~$5,000 psf. With Upper House starting from ~$3,278 psf, it sits at the entry point of the Orchard corridor’s luxury pricing spectrum. Direct MRT integration (Orchard Boulevard MRT, Thomson-East Coast Line) further supports both rental demand and long-term capital appreciation. In Q1 2026, 17 ultra-luxury homes above $10 million were transacted in the Orchard area — the highest quarterly volume since Q1 2025 — confirming a market upswing.
Read: High Point En Bloc $580M: What It Means for Upperhouse & Orchard Condo Prices
What is the expected rental yield for Upperhouse?
Based on comparable District 10 luxury condos near Orchard Boulevard, estimated rental yields for Upper House units are approximately:
- 1-Bedroom + Study (474 sqft): Estimated rent $4,500–$5,500/month → Gross yield ~3.5–4.2%
- 2-Bedroom Premium (700 sqft): Estimated rent $6,500–$8,000/month → Gross yield ~3.3–4.0%
- 4-Bedroom Suite (2,056 sqft): Estimated rent $15,000–$20,000/month → Gross yield ~2.5–3.4%
Rental demand in the Orchard-Tanglin corridor remains strong, driven by expatriates working in the CBD, Orchard, and Tanglin embassy belt. Direct MRT access via Orchard Boulevard MRT on the Thomson-East Coast Line further enhances tenant appeal. Actual yields will depend on unit facing, floor level, and prevailing market conditions at TOP (expected 2H 2028).
Is Upperhouse suitable for HDB upgraders?
Yes. Upper House is well-suited for HDB upgraders looking to move into private property in the Orchard area. Singapore Citizens purchasing their first private property pay 0% Additional Buyer’s Stamp Duty (ABSD). Upper House offers a progressive payment scheme, which means buyers pay in stages tied to construction milestones — allowing HDB upgraders to plan the sale of their HDB flat and the purchase of Upper House within the same timeline.
The entry quantum starts from $1.55M for a 1-Bedroom + Study, which is accessible for HDB upgraders with existing equity. Buyers should factor in the Total Debt Servicing Ratio (TDSR) limit of 55% and the Loan-to-Value (LTV) limit of 75% when planning their financing. For a personalised financial assessment, register for a private consultation.
What are the key specifications of Upper House?
| Building Height | 35 storeys, single tower |
|---|---|
| Total Units | 301 residential units |
| Ceiling Height | 6.35m floor-to-ceiling in living/dining areas (selected unit types) |
| Architect | ADDP Architects |
| Interior Design | Massone Ong |
| Landscape Architect | Ecoplan Asia |
| Conquas Score | Band 1 (highest quality tier) |
| Site Area | 75,687 sqft |
| Tenure | 99-year leasehold |
The 6.35m ceiling height in the living and dining areas is notably more generous than the typical 2.8–3.0m found in most new launch condominiums, creating a significantly more spacious and open feel.
How does Upper House connect to the MRT?
Upper House is directly linked to Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line via an integrated sheltered walkway. From Orchard Boulevard MRT, residents are one stop from Orchard MRT interchange (connecting to the North-South Line), and just a few stops from Shenton Way and Marina Bay in the CBD.
Upper House also connects via a sheltered walkway to Tanglin Mall, adding everyday convenience. For drivers, the development is well-served by Grange Road and Orchard Boulevard, with quick access to the CTE expressway.
This makes Upper House one of the few luxury condominiums in the Orchard corridor with direct, sheltered MRT connectivity — a key differentiator for both own-stay comfort and tenant appeal.
What schools are within 1-2km of Upper House?
Upper House is surrounded by some of Singapore’s most sought-after schools:
- Anglo-Chinese School (Junior) — within 1-2 km
- Singapore Chinese Girls’ School (SCGS) — within 1-2 km
- River Valley Primary School — within 1-2 km
- Raffles Girls’ School — within 1-2 km
- St. Margaret’s Primary School — within 1-2 km
International schools in the vicinity include ISS International School, Tanglin Trust School, and Chatsworth International School. For higher education, the National University of Singapore (NUS Bukit Timah campus) and Singapore Management University (SMU) are easily accessible via MRT.
How does Upperhouse compare to other Orchard new launches?
Upper House is competitively positioned within the District 9 and 10 luxury segment:
| Project | PSF | Tenure | Direct MRT |
|---|---|---|---|
| Upper House | From ~$3,278 | 99-year | Yes (TEL) |
| Klimt Cairnhill | $3,818 | Freehold | No |
| 21 Anderson | Avg $4,932 | Freehold | No |
| High Point (est.) | ~$5,000 | Freehold | No |
| The Marq on Paterson Hill | $5,937 | Freehold | No |
Upper House offers the lowest PSF entry point in the Orchard corridor and is the only project with direct MRT integration. For detailed comparisons, read: Upperhouse vs River Modern | High Point En Bloc Analysis
How does Upper House's 99-year lease compare to freehold condos nearby?
Upper House has a 99-year lease commencing from the date of land acquisition (2024). For practical purposes, this means the lease extends to approximately 2123 — spanning over two generations of ownership.
While freehold condos in the Orchard area (such as Klimt Cairnhill at $3,818 psf and 21 Anderson at $4,932 psf) carry a significant price premium, Upper House’s 99-year leasehold pricing at ~$3,278 psf offers a 14–34% discount compared to freehold alternatives. For buyers planning to hold for 20-30 years, the remaining lease of 70+ years at the point of resale is more than sufficient for bank financing and CPF usage.
The key trade-off: freehold provides perpetual ownership, while 99-year leasehold offers a substantially lower entry price in the same Orchard address — with direct MRT connectivity that most freehold competitors lack.
What are the hidden costs of buying Upper House?
Beyond the purchase price, buyers should budget for these additional costs:
- Buyer’s Stamp Duty (BSD): Ranges from 1% to 6% depending on purchase price
- Additional Buyer’s Stamp Duty (ABSD): 0% for SC 1st property, 5% for PR 1st property, 60% for foreigners
- Legal fees: Approximately $2,500–$3,500 for conveyancing
- Renovation: Budget $50,000–$80,000+ depending on unit size and finishes
- Monthly maintenance: $425–$680/month depending on unit type
- Property tax: Based on Annual Value — owner-occupied rates start from 4%, non-owner-occupied from 12%
For a detailed breakdown of stamp duties and financing, visit our FAQ page.
Should I buy Upperhouse now or wait for the next Orchard condo launch?
This is a question many buyers are asking. Here are the key considerations:
Reasons to buy now: Upper House is the only GLS condo in Orchard/Tanglin released since 2018. There are no other government land sales in the Orchard corridor on the confirmed list. The recent High Point en bloc at Mount Elizabeth ($2,641 psf ppr land cost) signals that the next Orchard new launch will price at approximately $5,000 psf — over 50% higher than Upper House. Limited 1-BR and 4-BR units remain, and TOP is expected in 2H 2028.
Reasons to wait: You may be expecting a market correction, or you prefer freehold tenure, or you need a specific layout that is already sold out at Upper House.
For most buyers seeking an Orchard address with MRT connectivity at a competitive PSF, the current window at Upper House represents the strongest value proposition available in the corridor. Book a consultation to discuss your specific situation.
Can foreigners buy Upper House?
Yes, foreigners can purchase units at Upper House as it is a private condominium. However, foreign buyers are subject to an Additional Buyer’s Stamp Duty (ABSD) of 60% on the purchase price.
Citizens of the United States, Iceland, Liechtenstein, Norway, and Switzerland may be eligible for ABSD remission on their first residential property under Free Trade Agreements (FTAs), giving them the same treatment as Singapore Citizens (0% ABSD on first property).
For detailed ABSD rates and stamp duty information, visit our comprehensive FAQ page.
Where can I find Upper House floor plans and site plan?
The Upper House floor plans are available for download, covering all unit types from 1-Bedroom + Study (474 sqft) to 4-Bedroom Suite (2,056 sqft) with private lift and dedicated carpark lot. The site plan shows the layout of the development including the residential tower, integrated park, commercial spaces at ground level, and the sheltered linkway to Orchard Boulevard MRT.
Where can I check Upperhouse unit availability?
The latest unit availability for Upper House is shown on the Upperhouse balance units chart, which is updated regularly. As of April 2026, limited 1-Bedroom + Study, 2 and 4-Bedroom Suite units remain. The 2-Bedroom Premium + Study and 3-Bedroom Premium unit types are fully sold. For the most accurate real-time availability, please contact us directly.