Upperhouse At Orchard Boulevard Condo Prices, Units Sold & Analysis (D10)

Gallery

Upperhouse At Orchard Boulevard in D10 — 12 developer images. Select any image to view it full size.

Upperhouse At Orchard Boulevard — artist impression or marketing image 1, D10

Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.

Overview

Upperhouse At Orchard Boulevard is a 301-unit 99-year leasehold condominium in D10 (CCR, Central region), developed by United Venture Development (No.7) Pte. Ltd. (UOL Group & Singapore Land Group), with TOP expected in 2028. The land was secured through a URA Government Land Sales tender in February 2024 at $1,617 psf ppr.

The site sits about 0.09 km in a straight line from Orchard Boulevard (TE13), roughly 1 minutes on foot. Matched developer-sale transactions put take-up at 83% — 249 of 301 units, at an average of $3,341 psf.

This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Upperhouse At Orchard Boulevard, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: Selling
Developer: United Venture Development (No.7) Pte. Ltd. (UOL Group & Singapore Land Group)
Tenure: 99 years
Total units: 301
Bedroom mix: 1, 2, 3, 4 bedroom
Size range: 474 - 2,056 sqft (44 - 191 sqm)
Expected TOP: 2028

Prices and sales

Average psf: $3,341Transacted, developer sales
Entry price: $1.4MSmallest layout, lowest transacted quantum
Units sold: 83%249 of 301, 52 available
HDB upgraders: 12.5%Of matched buyers with a prior HDB address

Land and cost

Land cost: $1,617 psf pprURA GLS tender, February 2024
Breakeven: $2,675 psf pprest.
Site area: 7,031 sqmest.75,686 sqft, derived from GFA ÷ plot ratio
Gross floor area: 24,610 sqm
Plot ratio: 3.5

Location

District: D10, CCR, Central
Nearest MRT: Orchard Boulevard TE130.09 km in a straight line, ~1 min walk
Coordinates: 1.30226, 103.82403

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.

Location and connectivity

Where Upperhouse At Orchard Boulevard sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Orchard Boulevard (TE13), about 0.09 km away in a straight line, roughly 1 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.

Upperhouse At Orchard Boulevard is located at 1.30226, 103.82403 in D10, Singapore. The interactive map loads when this section comes into view.

District: D10 · Central · CCR
Nearest MRT: Orchard Boulevard TE130.09 km in a straight line, ~1 min walk
Coordinates: 1.30226, 103.82403
Tenure: 99 years
Site status: Selling

Open this location in Google Maps·Every tracked launch on one map·Primary schools map

The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.

What is nearby

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations4 places

Place	By road	Drive	Walk
Orchard Boulevard MRTTE13 · Thomson-East Coast Line	0.1 km	—	1 min
Napier MRTTE12 · Thomson-East Coast Line	0.9 km	—	11 min
Orchard MRTNS22 · North South Line	1.2 km	3 min	13 min
Great World MRTTE15 · Thomson-East Coast Line	1.8 km	4 min	20 min

Schools11 places

Place	By road	Drive	Walk
Alexandra Primary SchoolPrimary school, very high P1 demand	1.6 km	4 min	18 min
River Valley Primary SchoolPrimary school, moderate P1 demand	2.2 km	5 min	24 min
Queenstown Primary SchoolPrimary school, p1 vacancies available	2.6 km	6 min	29 min
Zhangde Primary SchoolPrimary school, p1 vacancies available	2.7 km	6 min	30 min
Crescent Girls' SchoolSecondary · Girls	1.7 km	4 min	18 min
Gan Eng Seng SchoolSecondary	2.0 km	4 min	22 min
Queenstown Secondary SchoolSecondary	2.1 km	4 min	23 min
EtonHouse International School BroadrickInternational school	0.7 km	—	8 min
EtonHouse International School OrchardInternational school	0.7 km	—	8 min
EHL Hospitality Business School SingaporeOverseas business school	1.1 km	2 min	13 min
National University of Singapore (Bukit Timah)Autonomous university	2.7 km	6 min	—

Shopping malls4 places

Place	By road	Drive	Walk
Tanglin MallShopping mall	0.4 km	—	4 min
Tanglin PlaceShopping mall (location approximate)	0.5 km	—	5 min
Forum The Shopping MallShopping mall	0.9 km	—	10 min
Delfi OrchardShopping mall	1.0 km	—	11 min

Hawker centres3 places

Place	By road	Drive	Walk
Zion Riverside Food CentreHawker centre · 32 cooked-food stalls	1.8 km	4 min	20 min
Beo Crescent MarketHawker centre · 32 cooked-food stalls	2.1 km	4 min	23 min
Havelock Road Cooked Food CentreHawker centre · 30 cooked-food stalls	2.3 km	5 min	26 min

Parks and nature2 places

Place	By road	Drive	Walk
Sbg Lc Zone 1 (Tnc)Park · 41 ha	1.7 km	4 min	19 min
Sbg Lc Zone 3 (Nog/Pv)Park · 11 ha	2.2 km	5 min	24 min

Sports and community clubs3 places

Place	By road	Drive	Walk
Delta Sport CentreActiveSG sport centre	2.1 km	4 min	23 min
Kim Seng CCCommunity club	2.1 km	5 min	24 min
Leng Kee CCCommunity club	2.4 km	5 min	26 min

Healthcare2 places

Place	By road	Drive	Walk
Gleneagles HospitalPrivate hospital	1.0 km	—	11 min
Mount Elizabeth HospitalPrivate hospital	1.8 km	4 min	20 min

Workplaces2 places

Place	By road	Drive	Walk
Raffles PlaceCentral business district	2–5 km	5–10 min	—
Tanjong PagarCentral business district	5–10 km	10–20 min	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

Bedroom types and unit prices

Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.

Type	Avg price	Avg psf	Transacted range	Size range	Units sold	Available
1 Bedroom	$1.48M	$3,124	$1.4M – $1.67M	474 sqft	41	26 left474 sqft
2 Bedroom	$2.41M	$3,313	$2.13M – $2.72M	700 – 764 sqft	151	18 left700 sqft
3 Bedroom	$3.55M	$3,513	$3.27M – $3.83M	1,012 sqft	34	Sold out
4 Bedroom	$7.52M	$3,659	$7.03M – $7.97M	2,056 sqft	23	8 left2,056 sqft

Prices, sizes and unit counts are compiled unit by unit from lodged caveats and developer sales records, updated 27 Sept 2026. Sold figures cover transacted units only; the available column counts unsold units of the same type. Averages vary by floor, stack and facing — ranges matter more than any single number.

Site map

The published site plan for Upperhouse At Orchard Boulevard — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.

Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.

Elevation chart

The developer’s elevation chart for Upperhouse At Orchard Boulevard: the stacks floor by floor, with the unit type in each. Read it with the site plan above to place a unit in the block. Select the chart to view it full size.

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

8 floor plans across 5 unit types for Upperhouse At Orchard Boulevard. Pick a type to narrow the set, then select a plan to view it full size.

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

5 virtual tours of Upperhouse At Orchard Boulevard, hosted by the developer’s tour providers. Each one opens in a new tab.

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

Tower view — what is still available

Every unit in Upperhouse At Orchard Boulevard, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 52 of 301 units were unsold at the last update.

Total units3011 tower tracked unit by unit

Sold24983% of the development

Still available52Unsold at last check

Latest transaction27 Sept 2026Most recent caveat in the grid

Show

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Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.

Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent update and can change without notice; confirm with the developer before acting on it.

Stack	Layout	Units	Sold	Available	Median psf
01	4BR	31	23	8	$3,615
02	1BR	33	17	16	$3,078
03	1BR	34	24	10	$3,136.5
04	2BR	34	32	2	$3,314.5
05	2BR	34	34	—	$3,317
06	3BR	34	34	—	$3,506.5
07	2BR	34	26	8	$3,324.5
08	2BR	34	26	8	$3,324.5
09	2BR	33	33	—	$3,282

Unit-level data compiled by PropertyInsider.sg from lodged caveats and developer sales records, updated 27 Sept 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.

Latest transactions

The ten most recent recorded sales at Upperhouse At Orchard Boulevard — the closest read on what buyers are paying right now, and on which layouts are still moving.

Date	Unit	Type	Size	Price	Price psf
27 Sept 2026	#26-01	4BR	2,056 sqft	$7.77M	$3,779
7 Sept 2026	#13-01	4BR	2,056 sqft	$7.31M	$3,557
22 Jul 2026	#32-01	4BR	2,056 sqft	$7.97M	$3,877
9 Jul 2026	#24-04	2BR	700 sqft	$2.47M	$3,529
30 Jun 2026	#23-04	2BR	700 sqft	$2.4M	$3,437
11 Jun 2026	#22-04	2BR	700 sqft	$2.4M	$3,423
8 Jun 2026	#11-01	4BR	2,056 sqft	$7.18M	$3,492
21 May 2026	#31-01	4BR	2,056 sqft	$7.86M	$3,821
18 May 2026	#33-03	1BR	474 sqft	$1.67M	$3,516
17 May 2026	#34-04	2BR	700 sqft	$2.55M	$3,643

Most recent transaction 27 Sept 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: lodged caveats and developer sales records, compiled by PropertyInsider.sg.

How D10 resales have performed

Capital appreciation context for Upperhouse At Orchard Boulevard: what sellers of completed condos in the same district actually realised on 7,578 matched buy-and-sell pairs (March 1995 to October 2026), including the 15.1% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 15.1% recorded on completed sales here.

Median annualised return

2.9% p.a.

all 7,578 exits in district D10, winners and losers; 84.9% made money

CCR segment median

3.6% p.a.

25,432 exits island-wide, 85.2% profitable

D10 resalesCCR resales, all districtsUpperhouse At Orchard Boulevard, new sales

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. Upperhouse At Orchard Boulevard: median psf of its new sales in each quarter with at least 3 recorded sales (249 sales in all), from lodged caveats and developer sales records. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. Source: URA caveat data, matched pairs.

What past projects here returned

Completed condos in D10 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.

5.3% p.a.middle of the 10 mapped, all exits4.0–11.0%slowest to fastest of the 10$644kmiddle project’s median gain, gross$1,286 psftheir middle average resale psf$3,341 psfthis launch, average transacted

Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.

Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)This launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
Viz at Holland	2008	220	100.0%	11.0% p.a.	4.6y	$572k	$1,139
The Marbella	2005	165	99.4%	8.6% p.a.	7.0y	$1.09M	$1,072
One Jervois	2009	343	97.4%	6.7% p.a.	4.3y	$611k	$1,336
Gallop Gables	1997	81	98.8%	6.3% p.a.	7.7y	$1.13M	$1,264
Belmond Green	2004	199	97.5%	5.7% p.a.	8.0y	$795k	$1,364
The Tessarina	2003	411	92.2%	4.9% p.a.	9.5y	$678k	$1,122
Rv Suites	2012	103	99.0%	4.8% p.a.	7.7y	$295k	$1,481
The Levelz	2004	173	95.4%	4.5% p.a.	10.1y	$599k	$1,180
Mill Point	2004	111	94.6%	4.1% p.a.	7.9y	$380k	$1,307
Regency Park	1987	205	86.3%	4.0% p.a.	9.7y	$1.58M	$1,346

Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.

Land cost versus comparable sites

What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.

Primary schools within 1km and 2km

MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.

Map of Upperhouse At Orchard Boulevard and the 4 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.

Primary school1km ring2km ring

Alexandra Primary School1–2km1.22 km (est.)≈ 18 min walkVery high demand · 2026 P1

2A 1.05× • ballot PR <1km2B 0.35×2C 1.56× • ballot SC <1km2C(S) —

River Valley Primary School1–2km1.61 km (est.)≈ 24 min walkModerate demand · 2026 P1

2A 0.45×2B 0.72×2C 1.34× • ballot PR <1km2C(S) —

Queenstown Primary School1–2km1.92 km (est.)≈ 29 min walkVacancies available · 2026 P1

2A 0.13×2B 0.02×2C 0.73×2C(S) 0.64×

Zhangde Primary School1–2km1.99 km (est.)≈ 30 min walkVacancies available · 2026 P1

2A 0.28×2B 0.00×2C 0.49×2C(S) 0.51×

Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.