Orchard Boulevard GLS— Overview
Orchard Boulevard
- Completion: N/A
- Condominium
- Leasehold (99-year)
The Orchard/Tanglin enclave represents the absolute pinnacle of luxury living in Singapore. However, state land releases in this ultra-exclusive pocket are exceptionally rare. The February 2024 award of the Government Land Sales (GLS) site at Orchard Boulevard marked a key milestone as the first residential land parcel launched in the Orchard area since 2018. Secured by a strategic joint venture between heavyweights UOL Group and Singapore Land Group (SingLand), the site has been transformed into a highly anticipated, high-rise luxury landmark: UPPERHOUSE at Orchard Boulevard.
Strategic Acquisition Value: The winning bid of $428.28 million translates to an land rate of $1,617 psf per plot ratio (psf ppr). Remarkably, this was approximately 32% lower than the $2,377 psf ppr paid for the nearby Cuscaden Road GLS site (now Cuscaden Reserve) in 2018. This conservative land acquisition basis gives UOL-SingLand incredible pricing flexibility and cushions future buyers from inflated premium premiums.
Comprehensive Project Factsheet
UPPERHOUSE is designed to redefine boutique residential excellence by combining iconic skyscraper architecture with immediate transit accessibility and integrated retail convenience.
| Project Name | UPPERHOUSE at Orchard Boulevard |
|---|---|
| Developers | United Venture Development (No. 7) Pte. Ltd. (80% UOL Group, 20% Singapore Land Group) |
| Architect | ADDP Architects |
| District / Planning Area | District 10 / River Valley (Orchard Core Border) |
| Tenure | 99-Year Leasehold |
| Site Area | 7,031.4 sqm (approx. 75,686 sq ft) |
| Gross Plot Ratio | 3.5 |
| Building Height | 35 to 36 Storeys (Single Tower block) |
| Total Units | 301 Residential Units |
| Commercial GFA | 500 sqm (1st Storey Retail / F&B) |
| Expected TOP | 2029 |
Location & Transit Integration
Most luxury high-end condominiums in District 10 sacrifice rapid transit connectivity for seclusion. UPPERHOUSE completely breaks this mold. It is designed with direct, covered integration to the Orchard Boulevard MRT Station on the newly expanded Thomson-East Coast Line (TEL).
This allows residents to seamlessly travel to the central business districts of Shenton Way and Marina Bay in under 15 minutes, or head directly up to Woodlands North (connecting to the future RTS Link to Johor Bahru) or down to the East Coast. For physical convenience, it sits at the direct edge of the prime Orchard Road shopping belt. Lifestyle landmarks such as Tanglin Mall, Camden Medical Centre, ION Orchard, and Forum The Shopping Mall are all within comfortable walking distances.
Families also enjoy unparalleled access to prestigious institutions. Popular schools such as River Valley Primary School, Anglo-Chinese School (Junior), Singapore Chinese Girls' School, and Alexandra Primary School are located within easy reach.
Design, Views & Layouts
Leveraging a generous maximum gross plot ratio of 3.5, the developers have crafted a commanding, 35-to-36-storey architectural silhouette designed by the award-winning firm ADDP Architects. Unlike the lower-rise developments typical of the area, this striking vertical profile allows residences from higher levels to enjoy panoramic, uninterrupted views of the Singapore Botanic Gardens, the Tanglin low-rise enclave, and the glittering Orchard skyline.
With 301 meticulously planned units, the development scales from efficient yet elegant 1-bedroom apartments up to premium 4-bedroom and 5-bedroom suites. To cater to its affluent buyer profile, residences will feature luxury private lifts, world-class European fittings, integrated smart-home automation, and generous floor-to-ceiling heights. The ground floor will host 500 square meters of curated, high-end retail and artisanal food and beverage spaces, ensuring immediate convenience right at the residents' doorstep.
Pricing & Break-Even Analysis
Analyzing the developer’s bid parameters allows us to safely estimate the fair market entry price for buyers. With a winning bid of $1,617 psf ppr, construction and financial experts estimate the breakeven cost to sit around $2,400 to $2,500 psf once construction, financing, professional fees, and marketing are calculated.
| Estimated Unit Type | Estimated Size (sq ft) | Projected Launch Price (PSF) | Projected Quantum Starting Price |
|---|---|---|---|
| 1-Bedroom | 500 - 550 | $3,100 - $3,300 | From ~$1.55M |
| 2-Bedroom | 700 - 850 | $2,950 - $3,200 | From ~$2.10M |
| 3-Bedroom | 1,100 - 1,300 | $2,900 - $3,150 | From ~$3.20M |
| 4-Bedroom | 1,500 - 1,800 | $3,100 - $3,400 | From ~$4.65M |
SWOT Analysis: UPPERHOUSE at Orchard Boulevard
Strengths
- Superb Entry PSF: The $1,617 psf ppr land cost is remarkably low for a Core Central Region (CCR) Orchard plot.
- Direct MRT Connection: Direct access to Orchard Boulevard MRT is a major differentiator in the luxury tier.
- Strong Developer Profile: UOL and SingLand have an impeccable track record for high-end residential completions.
Weaknesses
- Leasehold Tenure: Being 99-year leasehold, it may face competition from nearby multi-generational freehold properties.
- High absolute quantum: The larger units will still command multi-million dollar price tags, limiting the buyer pool.
Opportunities
- Orchard Road Rejuvenation: Ongoing government initiatives to transform Orchard Road into a lifestyle destination will elevate future capital values.
- Strong Rental Demand: Immediate proximity to embassies and medical hubs makes it highly attractive to high-earning expatriates.
Threats
- ABSD Headwinds: The 60% Additional Buyer's Stamp Duty (ABSD) rate on foreign residential buyers may compress foreign transaction volumes, shifting focus strictly to ultra-net-worth locals.
Investment Verdict
UPPERHOUSE at Orchard Boulevard represents a rare alignment of value, location, and pedigree. The developer's lower-than-average land cost represents a monumental safety buffer for buyers entering the development. Rather than pricing at extreme luxury premiums, the entry price levels allow for significant future exit upside when holding the property over a mid-to-long term period.
Ideal for: Affluent professionals looking for ultra-convenient daily commutes on the TEL line, downsizers looking for a prestige address close to medical hubs, and astute property investors seeking resilient rental yields in Singapore's most premier rental market.
