Upperhouse at Orchard Boulevard

Upperhouse at Orchard Boulevard is a 301-unit, 99-year leasehold condominium at 22 Orchard Boulevard in District 10, developed by UOL Group and Singapore Land with TOP expected in 2028. Sitting a short walk from Orchard Boulevard MRT on the Thomson-East Coast Line, it offers 1-bedroom-plus-study to 4-bedroom suite layouts from 474 sqft to 2,056 sqft, with entry quantums from about $1.57M inside one of Singapore's most tightly held prime districts.

Connectivity: an Orchard address measured in minutes, not kilometres

The single most defensible fact about this site is walking access to Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line, roughly four minutes from the door. That one station places Orchard interchange one stop away, Great World and Havelock within three, and Marina Bay, Gardens by the Bay and the Shenton Way employment belt inside fifteen minutes without a transfer. Orchard Road's retail spine — Ion Orchard, Tangs, Paragon and Takashimaya — is a walk rather than a drive, and Dempsey Hill, Holland Village and the Botanic Gardens sit minutes away by car. Drivers reach the CTE and AYE quickly for the CBD and the western corridor. In practice, residents of a CCR address of this type rarely need a second car, which quietly changes the cost of living here.

Tenure versus quantum: what the 99 years actually buys

District 10's Orchard Boulevard stretch is dominated by freehold and 999-year stock held for decades, so a 99-year leasehold launch here is best read as an access product. Leasehold tenure is what makes a prime Orchard-fringe address reachable at a 474 sqft, roughly $1.57M entry point instead of a freehold quantum well beyond it. Buyers are trading terminal land value for present-day location quality and a materially lower cash outlay — a rational trade for own-stay buyers with a defined 10-to-15 year horizon and for investors underwriting yield rather than generational holding. Where it becomes less comfortable is at the large-format end: a 2,056 sqft 4-bedroom suite is a substantial commitment on depreciating tenure, and those buyers should compare it honestly against freehold alternatives such as Newport Residences in District 2 or the eastern seaboard proposition at Meyer Blue. Against other CCR leasehold launches such as Promenade Peak and Aurea, the comparison is closer and comes down to how much the Orchard postcode itself is worth to you.

Scale and facilities: 301 units is the number that matters

At 301 units the development is large enough to fund a full facilities deck and spread maintenance across a reasonable base, yet small enough to avoid the crowding of a 700-unit project. The launch collateral centres on a hydropool, an infinity pool and elevated communal decks — a resort-style spread that is genuinely difficult to deliver on a constrained prime site, and the reason the tower runs to 35 storeys. Height is a real amenity here: upper stacks in the 02, 03, 07 and 08 lines look over low-rise Good Class Bungalow and conserved shophouse terrain toward the city skyline, and that outlook is protected far better in this pocket than in most of the RCR. The 4-bedroom suites on the 01 stack add a private lift and a designated carpark lot, which is the specification institutional and family buyers in this segment expect.

Elite schools and the family case

The schooling catchment is one of the strongest arguments for the address. Anglo-Chinese School (Junior) and Raffles Girls' Primary sit within the one-kilometre priority radius, with River Valley Primary, Singapore Chinese Girls' School and Anglo-Chinese School (Barker Road) close behind, and Chatsworth International and ISS International serving the expatriate market. That combination sustains a deep, renewing tenant pool of relocating families and senior executives — the practical reason prime Orchard-fringe rentals hold occupancy through soft cycles. It also means the 3- and 4-bedroom stacks have an owner-occupier bid underneath them, not just an investor one.

Investment perspective

The rental case is the clearest part of the thesis: compact 1-bedroom-plus-study and 2-bedroom premium units at a walkable Thomson-East Coast Line station, inside a district with permanent expatriate demand, is about as liquid as leasing gets in Singapore. Capital upside is more measured. Prime District 10 has already repriced, additional buyer's stamp duty weighs on foreign demand, and 2028 completion means a multi-year hold before keys or rental income. The realistic expectation is steady, low-volatility appreciation anchored by land scarcity rather than a rapid launch-to-TOP gain. Track current developer promotions and read our wider market commentary in the articles section before committing.

Available Units

Inventory snapshot verified against the Huttons availability feed on 13 August 2026. Prices are released on request.

Availability moves quickly on a 301-unit prime launch — request the live stack-by-stack price list for the current position.

Upperhouse at Orchard Boulevard sits at 22 Orchard Boulevard in District 10, about four minutes on foot from Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line. That puts Orchard interchange one stop away, Great World and Havelock within three, and Marina Bay, Gardens by the Bay and the Shenton Way office belt within roughly fifteen minutes with no transfer. Orchard Road's retail spine — Ion Orchard, Paragon, Takashimaya and Tangs — is walkable, while Tanglin Mall, Dempsey Hill, Holland Village and the Singapore Botanic Gardens are minutes away by car. Drivers access the Central Expressway and Ayer Rajah Expressway quickly for the CBD, Novena medical hub and the western corridor. Mount Elizabeth and Gleneagles hospitals are both close, and Newton Food Centre covers late-night hawker dining.

Upperhouse is priced as an access product into prime District 10 rather than a value play. The rental thesis is strong: compact 474 sqft 1-bedroom-plus-study and 700 sqft 2-bedroom premium units, four minutes from a Thomson-East Coast Line station, inside a district with structural expatriate demand and an elite schooling catchment, should let quickly and re-let reliably. Capital appreciation is likely to be steady rather than dramatic — prime Orchard has already repriced, the 99-year tenure caps terminal value, and 2028 completion means a multi-year hold before income. Own-stay buyers and yield-focused investors get the cleanest version of the proposition; buyers seeking generational freehold land should look elsewhere in the CCR. Request the live price list, as the well-oriented 02, 03, 07 and 08 stacks clear first.