Here is the honest picture of this project before you decide if it is worth your time.
It is a 99-year leasehold in a freehold-dominated D10 enclave. The 2BR+Study and 3BR units are fully sold out. What remains are the entry-level 1BR+Study, the 2BR Premium, and the flagship 4BR Suites. If any of those fit your profile, read on.
★ PROJECT SNAPSHOT
Project: Upperhouse @ Orchard Boulevard (傲杰嘉苑),
Address: 22 Orchard Boulevard,
District : Prime District 10 (Core Central Region / CCR)
Developer: United Venture Development (UOL Group x SingLand JV)
Tenure: 99-year Leasehold
Total Units: 301
Nearest MRT: Orchard Boulevard MRT (TEL): 1-minute walk
Estimated TOP: 29 June 2028
★ AVAILABLE UNITS AS OF 30 MAY 2026
1 Bedroom + Study (474 sqft) | 27 units left: From $1,554,000
2 Bedroom Premium (700 sqft) | 21 units left: From $2,395,000
4 Bedroom Suite (Private Lift + Carpark 2,056 sqft) | 13 units left: From $7,054,000
*Note: The sell-down on the other layouts reflects genuine market take-up, not marketing hype.
★ THE HONEST CASE FOR UPPERHOUSE
1)The Transit Advantage: Orchard Boulevard MRT is outside your door. It is a direct, one-seat ride to the CBD, Marina Bay, and Woodlands. For a D10 address, this level of connectivity is exceptionally rare.
2)The Scale: UOL and SingLand have a solid, proven track record. A 301-unit count is the sweet spot. You get premium facilities, like the 50m infinity pool and Botanical Villa spa without the overcrowding of mass-market mega-projects.
3)The 4BR Layout: Unlike many new launch products in the Core Central Region (CCR) that are just oversized investor units, the 2,056 sqft Suite functions as a genuine family home. It comes with a private lift and a dedicated carpark lot.
★ WORTH FLAGGING (THE REAL TALK)
1) Leasehold vs Freehold: Upperhouse is a 99-year leasehold project in a District 10 enclave dominated by freehold land. While brand new freehold launches here easily cross $4,000 to $5,000 PSF, the Upperhouse entry price sits significantly below that benchmark. For 1BR/2BR investors, this lower capital outlay translates directly into a sharper rental yield because expat tenants prioritize prime location and MRT connectivity over land tenure. For 4BR own-stay luxury buyers, this entry price differential acts as a massive multi-million dollar financial buffer against future lease decay.
2) Size Constraints: At 474 sqft, the 1BR+Study is engineered strictly for high efficiency and maximum rental yield. It is compact. If you want a sprawling space to live in permanently, skip it entirely and look directly at the 2BR Premium or 4BR.
★ WHO THIS WORKS WELL FOR
1)Investors: Targeting high-profile expat tenants along the Orchard corridor who prioritize MRT connectivity.
2)Permanent Residents (PRs): First-time buyers who want a brand-new, premium home ready in a few years. It completely bypasses the massive headaches, unpredictable costs, and hidden renovation delays that come with buying an older resale property.
3)Right-Sizers: Local families in their 50s+ and above moving from older landed properties or aged CCR apartments who are done with maintenance headaches and want to keep their prime postal code
4)Foreigners: Perfect for buyers holding passports from the USA(citizen only), Switzerland, Norway, Iceland, and Liechtenstein who legally qualify for the 0% ABSD remission under Free Trade Agreements (FTAs)
★ PROFESSIONAL SUPPORT FOR FOREIGN BUYERS
My desk coordinates directly with trusted Senior Bankers, Conveyancing Lawyers, Immigration Specialists, Family Office Consultants, and International School Enrolment Specialists. Inquiries in English or 中文 are welcome.
★ CONTACT
Contact me before booking a viewing slot. I will send you a unit-specific financial breakdown, stack analysis, and comparable transacted data beforehand. Let’s make sure the visit is worth your time.
Willy Ng | ERA Realty Pte Ltd
WhatsApp / Call: +65 9623 XXXX | WeChat: WillyNg1688
Straight talk. No agenda.
Disclaimer: Visuals and floor plans are for reference only. Prices subject to change. Buyers do not pay commission.
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