Is This Orchard's Last $2,900 PSF Launch?
- Orchard-area new launches around $2,900 psf reflect prime District 9 scarcity.
- 'Last at this price' framing depends on rising land costs pushing future launches higher.
- Assess against comparable prime launches and resale, not the headline pitch.
Orchard launches today are few and far between. And when one comes up below $3,000 psf, it deserves your full attention. The one I'm watching: Upperhouse at Orchard Boulevard, launching 12 July 2025.
Why Upperhouse Is a Big Deal — Location
Upperhouse sits at 22 Orchard Boulevard, District 10 — a street lined with embassies, international schools and elite condos like Four Seasons and St. Regis, where projects often command $4,000–$5,000+ psf. It's next to Orchard Boulevard MRT, walking distance to Tanglin Mall, Camden Medical, Forum and ION Orchard, diplomatic zones, five-star hotels, and ISS International and Overseas Family School. This kind of real estate isn't being built anymore — the land is already spoken for.
Who's Behind It: UOL & Singapore Land Group
If you've walked past The Nassim, MeyerHouse or the Pan Pacific hotels, you've seen their work. UOL builds timeless legacies — a green flag for developer credibility.
The Product
Upperhouse is a 35-storey single tower with about 280–301 units, from 1+Study to 4-bedrooms. Highlights: private lift access for selected larger units, Swiss appliances and Italian cabinetry, interiors by Massone Ong, an infinity pool, hydro spa, wellness spa and sky gardens, and thoughtful modern layouts. Maintenance is only about S$680/month — unheard of for District 10 luxury of this standard.
Be Real: The Trade-offs
It's 99-year leasehold, not freehold, and completes in 2029 — not for urgent movers. But that's why it's priced this way: you're paying 2025 prices for a 2029 Orchard asset. With a stable luxury market and shrinking CCR supply, this is one of the last few new plots in the area.
The Numbers (June 2025)
| Project | Tenure | Avg PSF | Completion | Units |
|---|---|---|---|---|
| Upperhouse | 99 yrs | $2,917 avg | 2029 | ~301 |
| Klimt Cairnhill | Freehold | $3,380–$5,500 | 2023 | 138 |
| 19 Nassim | 99 yrs | ~$3,400 avg | 2024 | 101 |
| Cuscaden Reserve | 99 yrs | ~$3,100 avg | 2023 | 192 |
Against W Residences (from ~$3,800–$6,000 psf), Upperhouse is the best value proposition in the CCR today. You're entering Orchard from about $1.5M for a one-bedroom, averaging around $2,917 psf — prime D10 pricing before the next wave of premium launches.
Rental Returns
Expected rents: ~$6,000/month for 1BR, ~$10,000–$13,000 for 3BR — a gross yield of 2.5–3.5%. Not high, but the strength here is prime location and low early entry price, with easy-to-rent demand from medical, diplomatic, finance and global families. The next time Orchard launches, you'll likely be looking at $3,800–$4,000 psf minimum — this may be your last chance to enter Orchard at a reasonable price for the next decade.