UpperHouse at Orchard Boulevard: price, what is left, and who it suits
54 of 301 units unsold as at 6 September 2026, from $1.57m at $3,314 to $3,820 psf. 99-year leasehold in the Core Central Region.
UpperHouse at Orchard Boulevard is a 301-unit 99-year leasehold condominium in D10 (Bukit Timah / Holland), in the Core Central Region. As at 6 September 2026, 54 units are unsold and the project is 82.1% sold. What is left runs from $1,571,000 to $7,853,000, at $3,314 to $3,820 psf.
It is the most expensive of the 2 new launches still selling in D10 on entry psf, against a district median of $3,252.
What is left
UpperHouse at Orchard Boulevard units still available
These are the unit types with stock left at UpperHouse at Orchard Boulevard, as filed by the developer. The last column is the one to read first — it tells you how much choice you actually have, which the headline count does not.
Balance units and prices as at 6 September 2026. These are the developer's own figures for unsold stock, read from the PropNex register on that date. Availability moves daily — message me for a live count before you commit to anything.
| Unit type | Size, sq ft | From | Left |
|---|---|---|---|
| 1 Bedroom + Study | 474 | $1,571,000 | 26 of 67 |
| 2 Bedroom Premium | 700 | $2,500,000 | 18 of 102 |
| 4 Bedroom Suite (With Private Lift & Carpark Lot) | 2056 | $7,131,000 | 10 of 31 |
26 of the 54 remaining units are 1 bedroom + study, at 474 sq ft from $1,571,000. That is the stock this project is really selling right now, whatever the brochure leads with.
By layout
UpperHouse at Orchard Boulevard price list by layout, as at 6 September 2026
Every layout the developer filed for UpperHouse at Orchard Boulevard, with the units built, the units still unsold and the price band against each. This is the closest thing to a published UpperHouse at Orchard Boulevard price list that exists, and it is the developer's own figure rather than a portal's estimate.
The range across layouts runs $1,715,000 to $8,056,000 — a factor of 4.7. At that spread the layout you choose decides the budget, and the floor you choose only adjusts it.
Where a band shows a single figure, one unit of that layout is left and that is its price. Where it is wide, the difference is floor level and facing rather than the layout.
| Layout | Unit type | Price | Left |
|---|---|---|---|
| AS1 | 1 Bedroom + Study | $1,715,000 | 26 of 67 |
| BP1 | 2 Bedroom Premium | $2,564,000 | 10 of 68 |
| BP2 | 2 Bedroom Premium | $2,552,000 | 8 of 34 |
| DP1 | 4 Bedroom Suite (With Private Lift & Carpark Lot) | $8,056,000 | 7 of 15 |
| DP2 | 4 Bedroom Suite (With Private Lift & Carpark Lot) | $8,056,000 | 3 of 16 |
| BPS1 | 2 Bedroom Premium + Study | On application | 0 of 34 |
| BPS2 | 2 Bedroom Premium + Study | $2,686,000 | 0 of 33 |
| CP1 | 3 Bedroom Premium | $3,874,000 | 0 of 34 |
Layouts
UpperHouse at Orchard Boulevard floor plans, and which of them you can still buy
These are the 8 layouts the developer filed for UpperHouse at Orchard Boulevard, of which 5 still have unsold units. Each caption carries the developer's own layout code — that is the reference to quote when you ask me about a specific unit.
A plan tells you the shape; it does not tell you the outlook, the afternoon sun or what the unit above is doing. Ask me those before you fall for a layout.
The site
UpperHouse at Orchard Boulevard site plan: where the blocks sit and what faces what
UpperHouse at Orchard Boulevard puts 301 units on 75,685 sq ft of land — 39.8 units for every 10,000 sq ft of site. That is dense, which usually means towers rather than spread, shorter distances between facing blocks, and facilities that get busy at the same hours.
The blocks are addressed 22 Orchard Boulevard, filed as residential highrise. Find the stack you are being shown on the plan before you visit, then ask what sits on the other side of the boundary — the drawing stops at the fence line, and what matters is often just past it.
The facts
UpperHouse at Orchard Boulevard at a glance
| Developer | United Venture Development (No.7) Pte, Ltd, |
|---|---|
| Address | 22 Orchard Boulevard |
| District | D10 - Tanglin / Holland |
| Region | Core Central Region |
| Tenure | 99 Years Commencing from 20 May 2024 |
| Completion | 2H 2028 |
| Site area | 7,031.4 sqm |
| Total units | 301 |
| Configuration | Residential Highrise |
| Units unsold | 54 |
| Price, units left | $1,571,000 – $7,853,000 |
| PSF, units left | $3,314 – $3,820 |
Price
What UpperHouse at Orchard Boulevard costs, and how that compares
The unsold units run from $1,571,000 to $7,853,000, at $3,314 to $3,820 psf. Read that as the range of what is left rather than what the project launched at.
Across the 2 new launch projects still selling in D10, the median entry psf is $3,252 and the range runs $3,190 to $3,314. UpperHouse at Orchard Boulevard enters at $3,314.
For a wider view, the new launch price list carries the same figures for every project still selling in Singapore.
My read
The honest read on UpperHouse at Orchard Boulevard
The stock is not spread evenly. AS1 (1 bedroom + study) accounts for 26 of the 54 unsold units at $1,715,000, which makes it the layout UpperHouse at Orchard Boulevard is really selling right now.
The lease started in 2024 and the project is due to complete in 2H 2028. That is 4 years of a 99-year lease gone before anyone moves in, leaving roughly 95 years from handover. Worth checking against anything else you are comparing on the same tenure — the label is identical, the clock is not.
82.1% sold, 54 of 301 left. That is a project in the last stretch of its sales run. Pricing is set, discounts are unlikely, and the choice you have is narrowing rather than widening. If a specific stack matters to you, this is the point where waiting costs you the unit rather than the price.
It is also the most expensive entry in D10, at $3,314 psf against a median of $3,252. A premium is only worth paying for something you can point at. Work out what you are paying it for, because tenure is not the answer here.
Completion is 2028, so the wait is short by new-launch standards. You still buy off a plan rather than a finished unit, but the gap between paying and living in it is measured in a couple of years rather than five.
It suits you if
you want a reasonable choice of units without paying the premium the first buyers paid, and the D10 location works for how you actually live.
Skip it if
the D10 location does not work for you. No amount of pricing fixes a commute you will resent, and there are 1 other project selling in this district alone.
Gallery
What UpperHouse at Orchard Boulevard is meant to look like
All 5 of these are artist's impressions released by the developer, not photographs. They show the project as drawn rather than as built.
Completion is filed as 2H 2028, so nothing here has been built yet. The landscaping in particular is drawn at maturity, which is several years after handover. Block positions and distances between towers are fixed at this stage in a way that planting is not, so the site plan is the more reliable document.
Common questions
UpperHouse at Orchard Boulevard questions, answered plainly
As at 6 September 2026 the unsold units run from $1,571,000 to $7,853,000, at $3,314 to $3,820 psf. That is the range of what is still available, not the range the project launched at — once the cheapest units go, the bottom of the range rises without the developer changing a price.
54 of 301, so the project is 82.1% sold. That figure is from the PropNex register on 6 September 2026 and it moves. Message me for a live count before you commit to anything.
No. 54 units are still unsold as at 6 September 2026.
It is 99-year leasehold. Of the 2 new launches still selling in D10, 1 is freehold or 999-year.
Expected 2028. You buy off a plan and wait, with progressive payments through the build.
District 10, which covers Bukit Timah / Holland, in the Core Central Region.
It is the most expensive entry in D10 at $3,314 psf, so you are paying for something specific — make sure you can name it. With 54 of 301 unsold you still have a real choice of unit. The honest answer depends on which unit, and I would rather look at the actual stack with you than answer it in the abstract.
Get the UpperHouse at Orchard Boulevard price list
Got it.
I'll send the UpperHouse at Orchard Boulevard price list to your WhatsApp shortly.
Prefer to talk now? WhatsApp VionaComparing this against the rest of the market? The new launch price list carries prices and balance units for every project still selling, and new launch vs resale covers whether this is the right market for you at all.