Upperhouse @ Orchard Boulevard – A Deep-Dive Luxury Condo Launch Review

WHAT MAKES UPPERHOUSE AN IDEAL HOME?

Upperhouse @ Orchard Boulevard stands out as an ideal home for those seeking legacy ownership in the Core Central Region (CCR). From its coveted address to its design and amenities, every aspect of Upperhouse is crafted to offer an unparalleled living experience:

• Prestigious Orchard Address: Nestled at Orchard Boulevard in prime District 10, Upperhouse boasts an address that immediately signals prestige and desirability. This ultra-prime location combines the glamour of the Orchard Road shopping belt with the privacy of a discreet, tree-lined boulevard. Residents will live among embassies, luxury hotels, and high-end residences in one of Singapore’s most exclusive neighborhoods, ensuring both status and serenity.
• Exclusive Low-Density Luxury: The development is designed as a single tall tower with just 301 units, which is relatively low-density for a 35-storey building of its height. This exclusivity means fewer neighbors and a heightened sense of privacy. Units range from smartly designed 1+Study apartments to sprawling 4-bedroom suites, including a limited collection of penthouses tailored for refined city living[4]. Such a mix attracts a community of like-minded owners, from affluent professionals to multi-generational families, all appreciating the exclusivity and long-term value of the property.
• Iconic Design & Panoramic Views: Upperhouse’s modern architecture and elevation make it a new landmark on the Orchard skyline. The tower’s sleek façade and sky terraces are not just visually striking – they also serve a functional purpose, offering residents panoramic views of the city, greenery, and even distant skylines. At 35 storeys high (among the taller buildings in the vicinity), units on higher floors enjoy unobstructed vistas that stretch from the Orchard cityscape to the Botanic Gardens and beyond. The combination of iconic design and breathtaking views underscores a lifestyle of luxury and sophistication.
• Resort-Caliber Facilities & Wellness Decks: True to its luxury positioning, Upperhouse provides a full suite of facilities akin to a five-star resort. A 50-meter infinity lap pool lets you swim with skyline views, while elevated sky terraces and wellness decks offer spaces to relax, socialize or meditate with a view[12]. Residents have at their disposal several themed lounges and landscaped gardens throughout the tower – from a tranquil spa sanctuary and hydrotherapy pool, to a panoramic rooftop deck perfect for evening cocktails. A state-of-the-art gym, yoga spaces, and a elegant clubhouse lounge ensure that leisure and wellness are integrated into daily life. These amenities are thoughtfully spread across different levels (including verdant sky gardens) to create multiple “houses in the sky,” enhancing privacy and variety. Whether it’s an invigorating workout or a quiet corner to read amid greenery, Upperhouse has a space for it.
• Direct MRT Access & Connectivity: Upperhouse is one of the few luxury Orchard condos with direct MRT integration. A sheltered linkway connects directly to Orchard Boulevard MRT station (TE13) on the Thomson–East Coast Line[1]. This seamless connectivity brings the entire city to your doorstep – a convenience rarely matched even in the CCR. With an MRT literally next door, commuting is a breeze: it’s just one stop to the main Orchard interchange (NSL/TEL at Orchard station), and a few stops to the Downtown Core and Marina Bay. For drivers, the development is minutes from the Central Expressway (CTE) and Pan-Island Expressway (PIE), linking to every part of Singapore quickly[13]. Despite its central location, Upperhouse’s immediate surroundings are relatively calm with less traffic, thanks to its position on Orchard Boulevard rather than the busier Orchard Road artery. This unique blend of city-core accessibility and a serene enclave feel makes everyday living both convenient and peaceful.
• Luxurious Interiors & Branded Fittings: Stepping inside an Upperhouse residence, one immediately notices the top-of-the-line finishes and appliances that underscore its luxury status. Units are outfitted with imported marble flooring, plush bedroom carpentry, and lofty ceilings that create an atmosphere of opulence. The developers have not skimped on details – expect brands like Zug kitchen appliances, Gessi faucets, Laufen sanitaryware, and Caccaro Italian wardrobes in the units[14][15]. These high-quality fittings not only provide aesthetic pleasure and durability, but also signal to both residents and future buyers that Upperhouse homes are in the upper echelon of quality. Smart home features are likely integrated as well (such as smart climate control, digital locksets, etc.), ensuring that residents enjoy modern convenience alongside luxury. In essence, each apartment is a statement of refined taste – marrying design sophistication with practical function[12].
• Long-Term Value Proposition: As a new launch in the CCR, Upperhouse presents an opportunity to own a legacy property in an area where freehold land is scarce and new projects are rare. While Upperhouse is a 99-year leasehold, its exceptional attributes – prime location, MRT access, reputable developer, and comprehensive luxury offerings – position it for strong long-term value retention and capital appreciation. In fact, its launch saw robust buyer demand (over half of units sold during the private preview at an average S$3,350 psf[16]), indicating confidence in the project’s value. Investors and owner-occupiers alike recognize that a well-located leasehold in the heart of Orchard can outperform many aging freehold properties in less central locations. With limited comparable new supply in the Orchard vicinity, Upperhouse is poised to be a coveted address that stands the test of time, both as a home and an investment.

In summary, Upperhouse @ Orchard Boulevard excels in every aspect that discerning buyers seek – an unbeatable location, exclusivity, luxury design, comprehensive facilities, and connectivity – all backed by trusted developers. It promises not just a home, but a legacy lifestyle of comfort, prestige, and convenience that few developments in Singapore can rival.

CONNECTIVITY

For those who drive, Upperhouse’s central location offers swift road connectivity while avoiding some congestion. The development sits near the junction of Orchard Boulevard and Grange Road, enabling quick access south toward River Valley and the CBD, or west toward Farrer and Holland. The Central Expressway (CTE) onramp is a short drive away, putting you on a fast track to the CBD/Raffles Place in ~10 minutes and to northern areas like Novena and Ang Mo Kio with ease. Additionally, the Pan-Island Expressway (PIE) is reachable via a few arterial roads, facilitating east-west travel across the island[13].

Despite being in the city, public transport options beyond the MRT are plentiful. Numerous bus services ply Napier Road and Orchard Boulevard, connecting to Bukit Timah, Orchard Road, and the heart of downtown. This makes it easy to get around even during MRT off-hours. For frequent flyers, the Orchard Boulevard MRT will eventually link directly to Shenton Way and Marina Bay (where one can change for the Thomson-East line to Changi once the full line opens), meaning the airport will be an easy transit ride in the future.

In terms of walkability, Upperhouse is in a pleasant pocket for pedestrians. Tanglin Mall is just ~5 minutes’ walk (around 450m away) for everyday shopping and dining, and the broader Orchard Road shopping belt starts only a 10-minute stroll from home. Meanwhile, the immediate vicinity has wide, tree-lined footpaths leading towards Napier Road and the Botanic Gardens, ideal for morning jogs or walking pets. The combination of direct MRT access, arterial road proximity, and a walkable neighborhood truly gives residents the best of all worlds in connectivity – you are minutes from everywhere that matters without sacrificing the comfort of a tranquil residential street.

EDUCATIONAL INSTITUTIONS

For families with children (or those planning for the future), Upperhouse’s location offers significant advantages in terms of school proximity and choice. In Singapore, being near reputable schools is highly sought after, and this development does not disappoint:

Primary Schools (within 1-2km): Upperhouse is within a 1-2km radius of several well-known primary schools, which is crucial for priority admission. Notably, it is within 1km of Alexandra Primary School, a popular local school known for its holistic programs. In addition, River Valley Primary School – one of the top primary schools in Singapore – is also in close proximity (just over 1km away)[17]. Other primary schools in the vicinity include Anglo-Chinese School (Junior) at Winstedt Road, Anglo-Chinese School (Primary) at Barker Road, Singapore Chinese Girls’ Primary School, Gan Eng Seng Primary, Queenstown Primary, and Zhangde Primary[17]. The presence of these schools means families have a range of choices, and the coveted 1km proximity to at least one or two can improve chances during the Primary One registration exercise – a significant benefit for young parents aiming to secure a spot for their child in a good school.

Secondary and Tertiary Education: The location is equally advantageous for older children. Within a short distance are prestigious secondary schools and junior colleges. Singapore Chinese Girls’ School (SCGS) and Anglo-Chinese School (Barker Road) (which houses both ACS Primary and ACS (Independent) Secondary) are a short drive away, both being elite institutions with long histories[18]. Raffles Girls’ School (Secondary), another top institution, is a few MRT stops or a quick drive away (since it relocated to Braddell area, it’s further, but accessible via Stevens MRT and Downtown Line). For tertiary education, Catholic Junior College and Singapore Polytechnic are within reasonable commute. Additionally, being near the Orchard area means easy connectivity to many tuition centers and enrichment schools that congregate downtown, which can simplify after-school activities for students.

International Schools: Upperhouse is also attractive for expatriate families, given its city-central location and the presence of several international schools and pre-schools nearby. Within the Orchard and Tanglin vicinity are institutions like ISS International School (Paterson campus) which is only about a kilometer away, and EtonHouse International Pre-School (Claymore), among others. A short drive to Bukit Timah or River Valley will bring you to Overseas Family School, Chatsworth International School, and Tanglin Trust School (slightly further west), which are all esteemed institutions catering to various international curricula. The convenience of commuting from Orchard Boulevard to these international schools – many of which offer shuttle services or school bus routes through the city – cannot be overstated. This makes Upperhouse an ideal residence for foreign families who want to live in the core central area without compromising on access to quality education for their children.

In summary, whether one is eyeing Singapore’s top local schools or reputable international schools, Upperhouse’s location delivers. The mix of being within 1km of a sought-after primary school (Alexandra Primary) and within easy reach of prestigious institutions like ACS and SCGS provides peace of mind to parents and adds to the development’s long-term appeal (homes near good schools tend to command resilient demand).

SHOPPING MALLS

Introduction: Orchard Road has long been synonymous with shopping – it is Singapore’s premier retail corridor, drawing shoppers from around the world. Living at Upperhouse means having this vibrant 2.5-km stretch of malls and boutiques as your personal playground. Whether you’re seeking haute couture, everyday conveniences, or gourmet groceries, everything is within arm’s reach. The beauty of Upperhouse’s position is that you’re tucked just off the main Orchard Road, providing a peaceful retreat, yet in under 5 minutes you can be amidst the buzz of world-class malls. Here’s a closer look at the shopping options at your doorstep:

• Tanglin Mall: Just a 5-minute walk from Upperhouse, Tanglin Mall is the go-to for nearby convenience. It houses a cosmopolitan supermarket (Little Farms or Cold Storage), pharmacies, clinics, and a variety of cafes and eateries – perfect for daily needs or a quick meal. Tanglin Mall’s charm lies in its neighborhood feel with boutique shops, and it’s a favorite among expatriates in the area for its imported goods and child-friendly services. Future plans to rejuvenate Tanglin Mall (and the adjacent Tanglin Place) will only enhance its appeal, adding more dining and retail options while maintaining its easygoing vibe.
• ION Orchard: One MRT stop or a 12-minute stroll away, ION Orchard is an iconic megamall at the corner of Orchard Boulevard and Orchard Road. Known for its striking architecture and luxury lineup, ION offers a shopping experience rivaling any global city. Here you’ll find flagship stores of luxury brands (Louis Vuitton, Prada, Dior) alongside popular high-street retailers. The mall also boasts an impressive food hall and numerous fine dining restaurants with views of the city. For Upperhouse residents, ION Orchard will likely be a frequent haunt – whether it’s shopping for the latest fashion, picking up gourmet ingredients at the Marketplace, or simply transiting through its MRT interchange hub.
• Ngee Ann City & Paragon: A short distance further down Orchard Road (easily reachable by a quick MRT ride or a few minutes’ drive) are Ngee Ann City (Takashimaya) and Paragon – two upscale malls known for designer boutiques and high-end services. Ngee Ann City houses the Takashimaya Department Store, Kinokuniya (Southeast Asia’s largest bookstore), and a host of luxury labels, as well as a sprawling food basement with international cuisines. Paragon is famed for its concentration of luxury brands (Gucci, Miu Miu, etc.), medical specialist clinics, and even a large Marks & Spencer. The presence of these malls within close proximity means residents can address every retail whim easily – from luxury shopping sprees to running daily errands or even medical appointments, all without venturing far from home.
• Orchard Boulevard Retail (Future): It’s worth noting that the Upperhouse development itself is zoned with a commercial element on the first storey[19]. This means there will be some retail (perhaps a chic café, boutique, or convenience store) right within the development or at its base. Additionally, the Orchard Boulevard MRT station has retail spaces as part of the Thomson-East Coast Line’s design. Over time, we can expect a few shops or services to spring up around the station exit, adding to the ultra-local conveniences for Upperhouse residents (imagine grabbing your coffee or dry cleaning as you exit the MRT home).
• Neighborhood Retail Clusters: Beyond the big malls, Upperhouse benefits from nearby niche retail clusters. Dempsey Hill, just a 5-minute drive away, is a unique lifestyle enclave with antique furniture stores, art galleries, and specialty shops set amid colonial-era barracks – a great place for home décor shopping or weekend brunch browsing. Holland Village and Bukit Timah (15 minutes drive) offer more eclectic shopping and dining in a bohemian atmosphere, from gourmet grocers to craft stores, which adds variety to the retail experiences available to Upperhouse residents.

In essence, living here means never having to worry about “where to shop” – the answer is everywhere around you. Whether it’s high-end luxury, everyday necessities, or quirky finds, the Orchard district covers it all. This convenience and sheer abundance of retail options not only make life more enjoyable (shopping therapy, anyone?) but also contribute to the enduring value of the property – Orchard is Orchard, a locale that will forever be in demand.

LEISURE OPTIONS

Introduction: Amidst the urban glamour of Orchard, Upperhouse also offers proximity to some of the city’s best leisure and recreation spots. Whether you crave a morning jog in a UNESCO World Heritage Site, a cultural afternoon at a museum, or a relaxing weekend at an exclusive club, the options are abundant. The development’s location in the Orchard/Tanglin enclave means you can easily escape into nature or enjoy recreational facilities without traveling far. Here are some leisure highlights:

The Singapore Botanic Gardens – a UNESCO World Heritage site near Upperhouse – provides residents with an idyllic green sanctuary for recreation and relaxation, just a short 5-minute drive from home[20].

• Singapore Botanic Gardens: Just one MRT stop away (or a quick 5-minute drive), the Botanic Gardens is arguably the crown jewel of leisure options near Upperhouse. As a UNESCO World Heritage Site, this 82-hectare tropical garden offers an oasis of greenery and tranquility in the city. Residents can start their day with a jog or tai chi session amid lush landscapes, or enjoy weekend picnics by the swan lake. Highlights include the National Orchid Garden, rainforests, and multiple themed gardens, all connected by gentle walking trails[20][21]. Having the Botanic Gardens effectively as your “backyard” is a priceless benefit – it’s like owning an ever-beautiful, zero-maintenance garden where you can unwind anytime. Early morning walks with the family or evening concerts in the park become spontaneous activities when the Gardens are so close at hand.
• Private Clubs and Sports Facilities: The Orchard-Tanglin area is home to some of Singapore’s most elite private clubs. Within walking distance (or a 2-minute drive) is The Tanglin Club and The American Club, both offering a full suite of sports, dining, and social facilities – from tennis courts and swimming pools to fine dining restaurants and libraries. For Upperhouse residents who are members (or plan to be), these clubs offer convenient leisure and networking right around the corner. Similarly, Camden Medical Centre nearby houses fitness and wellness studios (yoga, Pilates, physiotherapy) that cater to a health-conscious clientele. If golf is a hobby, the prestigious Singapore Island Country Club and Tanglin Golf Course (a smaller 9-hole course) are within a 15-minute drive, ensuring weekend tee times are within easy reach.
• Cultural Attractions: Living in this locale puts you close to a number of cultural and arts destinations. A short drive or MRT ride downtown brings you to the National Museum of Singapore, Singapore Art Museum, and Esplanade – Theatres on the Bay for world-class exhibitions and performances. Even closer, just off Orchard Road, is the Istana Park and the President’s official residence The Istana, which opens its gardens to the public on select holidays – a unique recreational visit literally down the road. Additionally, Fort Canning Park, with its rich history and outdoor concert events (like Ballet Under The Stars), is only a few MRT stops away. These cultural and historic sites provide enriching leisure options for residents who enjoy arts, history, and music, complementing the more nature and sport-focused activities nearby.
• Healthcare & Wellness Retreats: Leisure also means peace of mind, and Upperhouse’s vicinity to top-notch medical and wellness facilities is noteworthy. Camden Medical Centre (480m away) hosts specialist clinics and wellness centers – from dermatology to chiropractic – so medical needs or check-ups can be addressed conveniently (something older residents or those with young children will appreciate). Additionally, luxury hotels in the Orchard area such as the St. Regis and Four Seasons have spa facilities that one can patronize for a pampering retreat. Being able to indulge in a spa day or massage therapy session practically at your doorstep is a leisure perk that defines the luxury lifestyle at Upperhouse.

In summary, Upperhouse offers a rare equilibrium: you’re living in the heart of the city, but moments from nature, culture, and recreation. Whether it’s enjoying a quiet sunrise at the Botanic Gardens, playing a round of tennis at the club, or catching the latest art exhibit, you’ll find that your home at 22 Orchard Boulevard places you at the nexus of leisure options. This balance of urban convenience and recreational abundance is what makes the lifestyle here truly exceptional.

DINER’S DELIGHT

One of the greatest joys of living in the Orchard area is the sheer culinary diversity at your fingertips. For residents of Upperhouse, every day can bring a new gastronomic adventure – from local hawker fare to Michelin-starred fine dining. Here’s a taste of what the neighborhood offers to satiate even the most discerning palates:

• Fine Dining & Gourmet Restaurants: Orchard Road and its surrounding lanes are dotted with high-end dining establishments. Just down the road in the St. Regis Hotel is the acclaimed Brasserie Les Saveurs and Yan Ting, offering elegant French and Cantonese cuisines respectively. At ION Orchard’s upper floors, you’ll find celebrity chef restaurants and sky-high dining lounges with panoramic views – perfect for client dinners or celebratory occasions. A short stroll away, Scotts Road is home to Michelin-starred restaurants like Les Amis (French haute cuisine) and Iggy’s (contemporary European), consistently ranked among Asia’s best. Whether you crave Japanese omakase, authentic Italian, or modern Chinese, the Orchard district’s fine dining scene has it all. Living at Upperhouse means these gourmet experiences are practically an extension of your home – no lengthy travel needed to indulge in a world-class meal.
• Everyday Eateries & Cafés: For more casual dining, the area provides endless options. Tanglin Mall and nearby Dempsey Hill host a variety of family-friendly restaurants, bakeries, and cafés. From weekend brunch at PS.Cafe in Dempsey (set amidst greenery) to a quick weekday lunch at Little India’s curry house in Tanglin Mall, you can satisfy any craving. Orchard Road’s malls also have extensive food courts and mid-range restaurants – think Din Tai Fung (Taiwanese), Tim Ho Wan (Hong Kong dim sum), Sushi Tei (Japanese), or PizzaExpress – offering reliable favorites when convenience is key. The new Shaw Centre dining terrace and Claymore Connect’s eateries add even more variety, ensuring that even on a whim, you can find a good bite within a 5-10 minute walk. Coffee lovers will be thrilled too: besides the ubiquitous Starbucks, there are artisanal coffee joints like Oriole Coffee or %Arabica for that caffeine fix in style.
• Hawker Centres & Local Delights: While Orchard is upscale, affordable local food is never far away – a true Singaporean advantage. Newton Food Centre, one of the island’s most famous hawker centres (featured in Crazy Rich Asians), is just about a 5-minute drive or a short MRT ride away. There, you can feast on local delights like satay, BBQ seafood, chicken rice, and carrot cake under the stars. Closer by, the Zion Riverside Food Centre near Great World offers excellent char kway teow and prawn noodles by the Singapore River. Even within Orchard Road, some malls host “food republic” food courts themed as hawker streets (e.g. Wisma Atria’s Food Republic is styled like a vintage market), giving residents convenient access to local comfort food. So whether it’s supper cravings for hokkien mee or a hunt for the best chili crab, living here means you’re never far from authentic hawker flavors despite being in a posh district.
• Dempsey Hill & Chip Bee Gardens: For a change of scenery, the dining enclaves of Dempsey Hill and Chip Bee Gardens (Holland Village area) are just a short drive away. Dempsey Hill, as mentioned, is a hotspot for unique restaurants and wine bars – from the elegant Min Jiang (Sichuan/Dim Sum in a colonial bungalow) to Burnt Ends Bakery and Como Cuisine. It’s the perfect place to entertain guests in a relaxed yet chic atmosphere surrounded by greenery. Over at Chip Bee/Holland Village, you’ll find quaint cafés, gelato shops, and bistros popular with the expatriate crowd – ideal for a laid-back Sunday outing. These areas broaden your dining repertoire beyond Orchard, all within easy reach.

In essence, Upperhouse’s residents will never run out of dining choices – the challenge might just be deciding where to eat on any given day. The locale supports a lifestyle where spontaneous epicurean adventures are part of daily life, be it an impromptu date night at a steakhouse or grabbing late-night hawker takeout. This culinary richness not only delights the senses but also enhances the living experience at Upperhouse, making it a true gourmand’s haven.

TENURE

In land-scarce Singapore, the tenure of a property (freehold vs leasehold) is often a hot topic, especially in the luxury segment. Upperhouse @ Orchard Boulevard is a 99-year leasehold development, which might prompt some questions from buyers who traditionally associate the Orchard area with freehold estates. However, it’s important to view tenure in context. In recent years, 99-year leasehold launches in prime locations have proven immensely popular, and many have even outperformed their freehold counterparts in value appreciation[22][23]. In this section, we delve into why Upperhouse’s 99-year leasehold status is not a limitation but in fact part of its strong value proposition, reflecting broader market trends:

99-Year Leasehold

Upperhouse sits on a Government Land Sale (GLS) site tendered in 2024, which comes with a 99-year lease from the state[24]. This is common for new plots in prime districts released in recent years – freehold land in Orchard is exceedingly scarce and typically not released by the government. A 99-year leasehold means the property can be owned, bought, sold, or rented out for 99 years from the start of the lease. For buyers, this essentially covers at least two generations of holding. Upperhouse’s lease commenced in 2024, so there are full decades of prime usage ahead, making it practically “as good as new” for today’s buyers and even their children’s generation.

It’s worth noting that many iconic high-end condos in Singapore (like those at Marina Bay or newer downtown projects) are also 99-year. The leasehold tenure in no way diminishes the lifestyle experience – residents will still enjoy the same luxury living for the entirety of their ownership. And importantly, the maintenance and upkeeping of the property for the first several decades will be comparable to any freehold (since the building and facilities are new). In short, the 99-year tenure is a pragmatic trade-off that allowed this coveted Orchard site to be developed, and it enables buyers to enter a prime location at a relatively lower land cost than if it were freehold (more on the value aspect below). For those planning to hold the property for the next 5, 10, or even 30 years, the lease duration will comfortably cover their investment horizon.

99-Years Leasehold Properties are in High Demand

Contrary to outdated belief, modern buyers – even affluent ones – increasingly prioritize convenience, connectivity, and amenities over tenure per se. As Singapore’s Urban Redevelopment Authority data shows, the price gap between freehold and leasehold condos has narrowed significantly over the past decade[25]. Many new launches on 99-year land (often near MRT or in growth locales) have drawn overwhelming demand. Upperhouse is a prime example: despite being leasehold, its launch saw buyers snapping up units, making it one of the strongest CCR launches in recent times[26][16]. This reflects a shift in buyer mindset – being next to an MRT station and Orchard Road, and having a brand-new luxury product, outweighed concerns about tenure for many.

Data studies have indicated that leasehold condos can be just as profitable, if not more so, than freehold in certain prime areas. In fact, in the Core Central Region (prime districts like Orchard), 73.1% of leasehold condos were profitable on resale, compared to 57.7% of freeholds over a studied period[23]. The higher popularity of new leasehold projects stems from their superior attributes: modern facilities, strategic locations, and often better design. Buyers are “willing to give up freehold status for a leasehold property” when it offers unmatched convenience and lifestyle amenities[27][28]. This is clearly the case with Upperhouse – it delivers on what the modern affluent buyer wants (a prime address with MRT, luxury fittings, etc.), hence demand remains high.

Moreover, the limited supply of new freehold condos in Orchard means if one insists on freehold, choices are mostly older resale units or a handful of boutique projects. Many savvy investors prefer a new 99-year condo with full facilities (and likely stronger rental appeal) over an aging freehold apartment with none of the modern perks. In short, Upperhouse’s leasehold tenure has not deterred interest at all – if anything, the buzz and strong sales prove that the market values what it offers.

99-Years Leasehold Offers Great Value for Property Investment

From an investment perspective, a 99-year leasehold in a super-prime location can offer better value upside relative to price, compared to an equivalent freehold which would command a significant premium. The entry pricing for Upperhouse, around the mid-$3,000s psf, is considered attractive given its location and features, especially when freehold new projects in similar locales (if available) might ask $4,500 psf and above[29]. This means initial capital outlay is lower, but potential for capital appreciation is solid – as evidenced by nearby examples like Cuscaden Reserve (99-year) and 8 St Thomas (freehold) having achieved similar high resale prices after launch, thanks to location, not tenure alone.

Historical data supports the notion that leasehold condos can yield strong returns. A study by StackedHomes in 2025 showed that across all unit sizes, new launch leasehold properties had slightly higher average ROI and annualized gains than freehold new launches[30][31]. The difference in land tenure did not negatively impact the percentage gain; in fact, often the leasehold projects’ lower initial price allowed for greater percentage increases upon resale. Additionally, leasehold projects often enjoy higher rental yields (since purchase price is lower relative to rent). For a prime rental market like Orchard, investors in Upperhouse can expect competitive rental demand from expatriates and high-net-worth individuals who want the convenience of the location. A 99-year condo in this area can thus generate healthy rental income and still see price appreciation, delivering a compelling total return on investment.

Another angle to consider is that as the government releases more prime sites on leasehold (especially under schemes like GLS), the market acceptance of such tenure in CCR is only growing. Leasehold properties’ values have been rising faster than freehold in many cases, narrowing the gap[32][33], which suggests a well-bought leasehold today could see excellent capital gains if the trend continues. The fact that Upperhouse is part of the government’s rejuvenation of Orchard (with new homes, improved infrastructure, etc.) also bodes well – you are essentially investing in the future of Orchard Road, not just a single condo. Urban transformation plans (like the upcoming Orchard Boulevard integrated developments and the Orchard Road green corridor initiative) could uplift property values in the vicinity over time.

In conclusion, the 99-year leasehold status of Upperhouse @ Orchard Boulevard should be seen in light of its many strengths. Far from being a drawback, it offers buyers a chance to own a superbly located, brand-new luxury property at a more attainable price, with no compromise on lifestyle or potential returns. The high demand for Upperhouse and similar projects underscores that savvy buyers recognize the value – it’s the package of location, quality, and developer trust that matters most. As long as one’s investment horizon is within the ample 99-year span (which for all practical purposes it will be), Upperhouse represents a sound and strategic investment in the heart of Singapore.

DEVELOPER BACKGROUND

The development of Upperhouse @ Orchard Boulevard is helmed by a powerhouse collaboration between UOL Group Limited and Singapore Land Group Limited (SingLand), operating as United Venture Development (No. 7) Pte. Ltd. Both companies bring decades of experience, financial robustness, and a proven track record of delivering iconic projects – providing buyers with confidence in the quality and reliability of Upperhouse’s construction.

UOL Group Limited: UOL is one of Singapore’s leading public-listed property developers, with a diverse portfolio spanning residential projects, commercial offices, shopping malls, hotels, and serviced suites. With over 50 years in the industry, UOL has established a reputation for quality and design excellence. The Group has been behind numerous award-winning developments, known for their architectural merit and value. For instance, UOL’s projects like Meier Suites, Watten Estate redevelopments, and Nassim Park Residences in the high-end segment have all been well-received (Nassim Park, developed in 2008, still commands top dollar in resale, attesting to UOL’s quality[34]). UOL also owns the prestigious Pan Pacific and PARKROYAL hotel brands, which indicates its expertise extends into hospitality – often translating into residential projects that emphasize fine details and excellent property management. The company has won multiple awards (FIABCI Prix d’Excellence, BCA Green Mark Platinum, etc.) for its developments and is known for engaging renowned architects to create lasting landmarks. UOL’s philosophy is to create value-for-money products without compromising on luxury – a trait evident in Upperhouse, where even with a relatively approachable price (for District 10), the project exudes high-end exclusivity.

Singapore Land Group (SingLand): SingLand, formerly known as United Industrial Corporation (UIC), is another venerable name in Singapore’s real estate scene. Now majority-owned by UOL (hence their frequent joint ventures), SingLand is famed for its portfolio of prime commercial buildings – such as Singapore Land Tower, Marina Square, and Clifford Centre – that have shaped the Singapore skyline. On the residential front, SingLand has developed or co-developed notable condominiums including The Tre Ver, Avenue South Residence, Mon Jervois, and Alex Residences, among others. These projects often stand out for their strong sales and good design concepts (The Tre Ver, for example, won praise for its lush landscaping and was fully sold). SingLand’s strength lies in its deep understanding of what urban dwellers seek – a legacy perhaps from managing downtown commercial properties – thus their homes often marry functionality with style. Financially, SingLand is stable and listed on the SGX, giving assurance that projects will be completed without hitches.

The UOL-SingLand Partnership: The collaboration between UOL and SingLand is a tried-and-tested one, with both firms previously teaming up on successful projects (such as Clement Canopy and Avenue South Residence). Each brings complementary strengths: UOL contributes its residential development acumen and branding, while SingLand brings additional capital depth and its own development insights. The synergy has often led to very well-calibrated projects in terms of design, pricing, and target audience. In the case of Upperhouse, the partnership has clearly aimed to create a landmark in Orchard. Even at the land acquisition stage, UOL’s Group CEO highlighted that this site would be a “timely addition to our luxury collection” and that they plan to capitalize on the panoramic views with a high-rise luxury tower[11]. This vision has been realized in Upperhouse’s concept.

Buyers can take comfort that with UOL and SingLand, the project is in the hands of developers who understand the luxury market and have a legacy of delivering on their promises. They are known to appoint reputable architects (indeed, ADDP and interior designers Massone Ong for Upperhouse), ensure fine workmanship, and manage timelines effectively. Post-handover, their developments typically enjoy good maintenance and positive reception in the resale market – a testament to building management and brand prestige.

In summary, the developer background of Upperhouse is sterling. UOL and SingLand’s involvement means this is not a speculative or inexperienced venture, but one backed by some of Singapore’s best in real estate. Their vision is to make Upperhouse “a landmark residence in Singapore’s Core Central Region”, and given their track record and commitment, there is every reason to believe Upperhouse will join the ranks of Singapore’s most esteemed private residences[35]. For buyers and investors, the developers’ strong reputation adds immeasurably to the project’s allure – you are essentially investing with the confidence that the end product will be as exceptional as promised, and will be well-regarded in years to come.

By embracing modern luxury living, unparalleled connectivity, and the assurance of reputable developers, Upperhouse @ Orchard Boulevard positions itself as a standout choice for discerning homebuyers and investors alike. This deep-dive review highlights that Upperhouse is more than just a prestigious address – it’s a legacy home offering the best of Singapore’s Core Central Region, destined to be cherished for generations.

Sources:

1.       Official Project Details – Upperhouse @ Orchard Boulevard, UOL Group/SingLand (2025)[2][36]
2.       Property Listing Highlights – 99.co New Launch Review (Jul 2025)[9][1]
3.       Property News Report – Business Times (22 Jul 2025) on launch sales[26][16]
4.       Market Analysis – PropertyGiant (Jun 2024) on Freehold vs Leasehold performance[23][27]
5.       Developer Press Release – UOL Group News (Feb 2024) on site acquisition and plans[11]
6.       PLB Property Insights – PropertyLimBrothers (Jul 2025) review of Upperhouse[4][37]
7.       99.co Project Page – Upperhouse at Orchard Boulevard amenities and schools info[17][20]
8.       Agent Listing on PropertyGuru – project description & features[38][14]

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https://upperhouse-condo-uol.com/

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https://classic.shareinvestor.com/news/news.html?source=regional_stbt&nid=553422

[22] Can CCR Condos Be Profitable Again? Why Investors Are Quietly …

https://decouplingexpertise.sg/can-ccr-condos-be-profitable-again-why-investors-are-quietly-buying-in/

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[30] [31] Should You Buy A Freehold Or Leasehold Condo In 2025? Here’s The Surprising Better Performer

https://stackedhomes.com/should-you-buy-a-freehold-or-leasehold-condo-in-2025-heres-the-surprising-better-performer/