Uol Singland Moves 53 Units Upperhouse Orchard Boulevard Launch Day 3350 Psf
After two weekends of exclusive previews, three new developments were unveiled on July 19, with two of them situated in the Core Central Region (CCR) area: UpperHouse at Orchard Boulevard and The Robertson Opus with 348 units. Additionally, the executive condominium (EC) Otto Place in Tengah, consisting of 600 units, also made its debut.
Jointly developed by UOL Group and Singapore Land Group, the 301-unit UpperHouse saw an impressive take-up rate of 53.2%, with 160 units snapped up before 6pm on launch day. The average price achieved was $3,350 per square foot (psf). All unit types, ranging from one-bedroom plus study to four-bedroom suites, garnered attention from buyers. The most popular units were the two-bedroom premium plus study ones, with 60 out of 67 sold at prices ranging from $2.338 million to $2.72 million, or $3,060 to $3,560 psf. To find out transaction prices and available units, you can search for the latest New Launches.
The three-bedroom premium units were also popular, with 33 out of 34 units sold at prices ranging from $3.269 million to $3.781 million, or $3,230 to $3,736 psf. According to Anson Lim, UOL Group’s senior general manager of residential marketing, the Bespoke Collection, which comprises 31 four-bedroom suites with private lift and private carpark, saw a healthy take-up rate of 30%. The highest floor unit in this collection was sold for $7.66 million, equivalent to $3,724 psf.
The majority of buyers were Singaporeans or Permanent Residents, with a mix of owner-occupiers and long-term investors, adds Lim. “Many were attracted to the prime address at Orchard Boulevard, direct access to the MRT, efficient layouts, and the attractive price for a development in this location.”
Located at the junction of Orchard Boulevard and Grange Road in prime District 10, UpperHouse sits right in front of the Orchard Boulevard MRT Station on the Thomson-East Coast Line (Source: EdgeProp Landlens). According to Kelvin Fong, CEO of PropNex, the take-up rate at the private preview of UpperHouse is the strongest for a CCR project since Watten House, which sold 57% of its 180 units when it was launched in November 2023.
The joint developers of UpperHouse, UOL and SingLand, submitted the top bid of $428.28 million, equivalent to $1,616 psf per plot ratio, for the 99-year leasehold site in a government land sale (GLS) tender that closed on February 1, 2024.
Yvonne Tan, chief corporate and development officer at UOL Group, notes that the price gap between the CCR and Rest of Central Region (RCR) is currently at its narrowest. She also observes that the price differential between freehold and leasehold high-end luxury properties is at its most attractive.
The gap between the median psf price of new homes in the CCR and RCR has decreased from 56.5% in 2018 to just 1.9% in the first half of 2025, according to Mark Yip, CEO of Huttons Asia. He adds that there is potential for strong upside once the gap between CCR and RCR home prices widens.
PropNex’s Fong also points out that the average psf price achieved at UpperHouse is one of the most competitive for a new launch near Orchard Road in recent times. He compares it to the average price of new freehold units sold at Park Nova across the road, which reached a high of $6,150 psf this year, and the average resale price at Boulevard 88 of about $4,200 psf. Similarly, Cuscaden Reserve, which is also a 99-year leasehold development, recorded an average price of over $3,100 psf for resale units transacted in the first four months of 2025.
Meanwhile, Marcus Chu, CEO of ERA Singapore, believes that UpperHouse is well-positioned to benefit from the upcoming master plan developments in the Paterson and Newton areas, as well as the revitalisation of Orchard Road.
Despite the recent adjustments to Seller’s Stamp Duty and multiple rounds of cooling measures, demand for high-end properties with strong fundamentals, such as location, tenure, and developer reputation, remains resilient. This is because such buyers tend to take a long-term investment perspective, adds Chu.
Recent flash estimates indicate that Singapore’s economy has been resilient, with an estimated average year-on-year (y-o-y) growth of 4.2% in the first half of 2025. This has led some economists to revise their forecasts upward for the Singapore economy in 2025. “This may have bolstered confidence among homebuyers,” says Huttons’ Yip. “Furthermore, the 3-month SORA (Singapore Overnight Rate Average) has dipped below 2.0% in July 2025, reducing borrowing costs for homebuyers.” To find the latest listings for properties at UpperHouse at Orchard Boulevard, you can check with Ask Buddy. The website also provides information on the total number of units at Upperhouse, recently launched projects, condominium sale transactions in District 10, a comparison of price trends between Condo new sale and EC new sale, and upcoming new launch projects.
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