Type

Units

Min Area

Price Range

2 BR

700 sqft

From S$2.3XM

4+ BR

2056 sqft

S$6.9XM – S$7.0XM

Property Highlights

Prime Orchard Boulevard address with direct MRT connectivity in under 60 seconds
2,056 sqft four-bedroom layout offering premium space in central Singapore
Luxury finishes and five full bathrooms suited to discerning buyers
Walking distance to Orchard shopping, dining and lifestyle amenities
Strong capital appreciation potential in one of Singapore's most sought-after districts

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Ref: 60214375

UPPERHOUSE at Orchard Boulevard: A Premier Address in Singapore's Most Coveted District

Situated at 22 Orchard Boulevard, UPPERHOUSE represents a standout residential offering in one of Singapore's most iconic precincts. This four-bedroom, five-bathroom condominium spans 2,056 square feet of thoughtfully appointed living space, commanding an asking price of S$7,054,000. The property embodies the hallmarks of luxury living within touching distance of Orchard's unparalleled retail, dining, and cultural attractions.

Uncompromising Location and Connectivity

The Orchard Boulevard address places residents at the commercial and lifestyle heart of Singapore's island economy. What sets this property apart is its extraordinary proximity to TE13 Orchard Boulevard MRT Station, situated merely one metre—or approximately 60 seconds on foot—from the building's entrance. This direct transit connection fundamentally reshapes commuting patterns for residents, eliminating the friction of lengthy walks or additional transport legs. The station itself services the Thomson-East Coast Line, a relatively new addition to Singapore's rapid transit network that has catalysed significant value creation across its corridor. For those commuting to the CBD, marine terminals, or emerging tech hubs beyond the city centre, this positioning confers a genuine competitive advantage in terms of journey time efficiency and residential convenience.

Architectural Excellence and Interior Spaces

The 2,056 square foot footprint affords genuine flexibility in how residents configure and occupy the property. With four distinct bedrooms and five full bathrooms, the layout caters to families requiring guest accommodation, home office capacity, and en-suite privacy across multiple bedroom wings. This density of bathroom provision is notably generous and speaks to the developer's understanding of how affluent households utilise premium residential space. Whether functioning as a primary family residence, an executive pied-à-terre, or a high-yield investment asset, the proportions and room count align with the expectations of discerning Singapore purchasers at this price tier.

Strategic Investment Characteristics

At S$7.054 million, the unit reflects the premium pricing now endemic to trophy addresses along the Orchard corridor. The cost per square foot positioning warrants careful consideration against recent comparable transactions in the immediate vicinity, as micro-location variations—floor height, unit orientation, internal layout—can generate meaningful variance in per-unit pricing. The Orchard Boulevard precinct has demonstrated consistent capital appreciation over extended hold periods, supported by scarcity value, lack of large-scale new supply, and unwavering institutional and individual demand from both local and foreign high-net-worth purchasers. For investors evaluating this as a rental asset, the catchment of affluent expatriates, corporate relocations, and visiting business families sustains robust tenant demand and rental yields that typically outpace broader suburban or fringe-city segments.

Market Context and Comparative Standing

The broader Orchard Boulevard precinct has remained comparatively insulated from oversupply concerns that periodically affect other Singapore neighbourhoods. The freehold or long-lease status—a critical variable for long-term appreciation—merits detailed review within the individual title documents, as lease decay represents a material risk factor for leasehold assets approaching 80 years of age. Properties demonstrating lease degradation have historically experienced sharper price corrections relative to their freehold equivalents, particularly at the moment when residual lease periods dip below 75 years and financing constraints begin to tighten for end-buyers. UPPERHOUSE's positioning within this ecosystem, combined with the strength of the immediate MRT connectivity, positions it favourably relative to competing offerings that lack equivalent transit advantages or neighbourhood prominence.

Buyer Suitability and Use Cases

This property naturally attracts high-net-worth individuals seeking a consolidated trophy asset in Singapore's premier shopping and entertainment district. Upgraders transitioning from smaller units or outlying developments find the additional bedroom and bathroom provision compelling for family expansion and guest accommodation workflows. First-time buyers at this price point are typically exceptional cases—likely inheritors of substantial capital, entrepreneurs with significant liquidity, or relocated executives with premium corporate housing allowances. Investors viewing the property through a lens of yield and capital appreciation find the MRT proximity and Orchard location intellectually compelling, though purchase decisions ought to be modelled against competing trophy assets and alternative asset classes available at equivalent capital outlays. The five-bathroom configuration specifically appeals to buyers who entertain frequently or operate executive offices within the residence itself.

Financing and Tax Considerations

Purchasers evaluating this acquisition through mortgage financing require careful scrutiny of debt-service coverage ratios at current lending rates, as total debt servicing obligations across residential mortgages cannot typically exceed 60 percent of gross household income under prevailing TDSR guidelines enforced by the Monetary Authority of Singapore. At S$7.054 million and assuming an 80 percent loan-to-value facility, the annual debt service falls in a range that substantially favours households with documented household incomes exceeding S$350,000 to S$400,000 annually. Second-property and subsequent-property purchasers incur additional buyer's stamp duty (ABSD) at rates of five percent on the first S$180,000 of the purchase price and ten percent thereafter—adding approximately S$680,000 to the total acquisition cost for an investor or upgrader acquiring this as a non-primary residence. These tax implications meaningfully compress effective returns and require explicit quantification within any investment decision framework.

Capital Appreciation and District Momentum

The Thomson-East Coast Line, which opened incrementally between 2019 and 2024, has fundamentally redrawn demand patterns across the Orchard and nearby areas. Properties demonstrating direct station adjacency—as UPPERHOUSE demonstrably does—have consistently outperformed broader district averages in the years following new transit infrastructure activation. Forward-looking supply dynamics across central Singapore suggest ongoing scarcity of new trophy-category units in the immediate Orchard Boulevard vicinity, a constraint that structurally supports price appreciation for existing quality offerings. The district's absorption of tourism, expat residential demand, and institutional capital inflows remains robust, particularly for assets meeting the threshold criteria of premier location, transport connectivity, and finishable interior environments.

Comparative Positioning Within the Precinct

Neighbouring developments and alternative Orchard locations warrant detailed comparison on a per-square-foot basis, with particular attention to MRT walking distance, unit floor levels, and common amenity provision. UPPERHOUSE's direct station adjacency and established market reputation position it advantageously against alternative addresses requiring five-to-ten-minute walks to equivalent transit nodes. Units positioned on higher floors typically command incremental pricing, whilst corner and corner-proximal units generate positioning premiums due to enhanced natural light and air circulation. Ground-level and lower-storey units, conversely, may appeal to buyers prioritising retail and lifestyle accessibility or those with mobility considerations, though they traditionally underperform upper-floor equivalents in terms of capital appreciation velocity.

Conclusion

UPPERHOUSE at 22 Orchard Boulevard represents a materially significant residential asset class offering configured for affluent primary occupants and strategically positioned investors alike. The convergence of trophy location status, direct rapid-transit connectivity, generous room provision, and demonstrated district capital appreciation trajectories constructs a compelling value proposition within Singapore's prime residential market. Prospective purchasers are advised to engage qualified conveyancing counsel to verify lease tenure, ABSD exposure, and financing availability, thereby enabling fully informed acquisition decision-making aligned with personal financial circumstances and investment objectives.

Frequently Asked Questions

What rental yield can investors expect if they purchase UPPERHOUSE as an investment property?

At an S$7.054 million purchase price, achieving a gross rental yield of 2.5 to 3.2 percent annually is realistic based on comparable trophy-category units in the Orchard corridor currently achieving S$175,000 to S$225,000 in annual rental receipts. The direct MRT proximity and Orchard Boulevard prestige command premium rental rates among expatriate executives and corporate relocations, supporting occupancy rates that typically exceed 85 to 90 percent across full calendar years. However, investors must factor in property tax, sinking fund contributions, insurance, and potential vacancy periods; net yields after all outgoings typically compress to 1.8 to 2.4 percent, making this property better suited to capital appreciation-oriented acquisition strategies rather than yield-maximisation mandates.

How does the S$7.054M asking price compare to recent per-square-foot transactions in Orchard Boulevard?

The S$7.054 million price equates to approximately S$3,430 per square foot, positioning UPPERHOUSE at the premium end of Orchard Boulevard's current per-unit pricing spectrum for four-bedroom units. Recent transactions within the immediate precinct have demonstrated per-square-foot pricing ranging from S$3,200 to S$3,650 depending on floor level, unit orientation, and specific amenity inclusions; UPPERHOUSE's positioning within this band reflects fair value for a centrally sited address with direct station adjacency. Units commanding S$3,650-plus per square foot typically occupy higher floors, possess corner orientations, or benefit from panoramic district views; conversely, lower-priced comparables often sacrifice MRT proximity or occupy less prestigious micro-locations within the broader neighbourhood.

What are the Additional Buyer's Stamp Duty (ABSD) implications for second-property purchasers at this price point?

A second-property buyer acquiring UPPERHOUSE incurs ABSD at five percent on the first S$180,000 of the purchase price (amounting to S$9,000) and ten percent on the remaining S$6,874,000 (amounting to S$687,400), totalling approximately S$696,400 in ABSD liability. This represents a material increase to the total acquisition cost and directly compresses the net equity position and effective return profile, particularly relevant for investors modelling cash-on-cash returns. First-property buyers and Singapore citizens upgrading their primary residence benefit from ABSD exemptions or reduced rates; however, non-citizens, second-home purchasers, and corporate entities invariably face the full ABSD burden and must explicitly quantify this impact within financing and due-diligence frameworks.

What lease decay risks should leasehold UPPERHOUSE purchasers monitor, and how might this affect future resale value?

If UPPERHOUSE operates on a leasehold tenure rather than freehold, the residual lease length at point of purchase becomes a critical valuation variable; leases approaching 80 years remaining typically attract negligible valuation discounts, but those falling below 75 years experience accelerating capital depreciation as end-buyer financing options narrow and investor appetite declines. Properties with remaining leases below 60 years encounter significant financing restrictions under MAS guidelines and substantially reduced buyer pools, typically resulting in price corrections of 15 to 25 percent relative to freehold equivalents. Purchasers must obtain explicit lease tenure information and conduct sensitivity analysis on resale value at various remaining lease intervals; leases offering 99+ years or freehold status eliminate this risk entirely and represent superior long-term wealth preservation vehicles for conservative capital-preservation strategies.

How does the proximity to TE13 Orchard Boulevard MRT Station influence property demand and capital appreciation?

Direct adjacency to a rapid-transit station generating S$7 billion in annual passenger throughput fundamentally reshapes demand dynamics and appreciation trajectories; properties within 200 metres of MRT stations consistently demonstrate 8 to 15 percent capital appreciation premiums relative to properties requiring five-to-ten-minute walks to equivalent facilities. The Thomson-East Coast Line's opening between 2019 and 2024 catalysed significant revaluation across its corridor, with properties demonstrating direct station adjacency capturing outsized appreciation gains during the build-out phase and continuing to outperform broader district averages. For UPPERHOUSE, this MRT advantage translates into sustained appeal to affluent purchasers prioritising convenience, reduced commute friction, and access to express transit connectivity; the advantage is particularly pronounced for investors targeting corporate rental demand, where tenant preferences for walkable transit access directly influence rental feasibility and yield realisability.

What buyer profiles are best suited to this property, and how should each evaluate their suitability?

High-net-worth individuals seeking a trophy primary residence in Singapore's most prestigious address find UPPERHOUSE ideally configured; these buyers typically prioritise brand location, finishable interior environments, and lifestyle adjacency over yield optimisation and should focus evaluation on unit floor level, orientation, and long-term capital preservation potential. Upgraders transitioning from smaller units or suburban properties with growing families find the four-bedroom, five-bathroom configuration and central location compelling; this cohort benefits from detailed comparison against competing trophy addresses within 500 metres of equivalent transit access to benchmark value delivery. First-time buyers at this price point are exceptional cases typically requiring inherited capital or exceptional earned income; these purchasers warrant enhanced due diligence on financing headroom and long-term affordability at varying interest-rate regimes. Investors evaluating UPPERHOUSE as a capital-appreciation vehicle should model multi-decade hold periods, rental income scenarios at 80 to 90 percent occupancy, and resale exit strategies at 3.8 to 4.2 percent per annum appreciation—the realistic long-term expectation for trophy Singapore residential assets.

What TDSR headroom and financing constraints should purchasers evaluate at this S$7.054M price point?

At S$7.054 million with standard 80 percent loan-to-value financing, the monthly debt service on a 30-year mortgage approximates S$32,000 to S$34,500 depending on prevailing lending rates; under the 60 percent TDSR ceiling, purchasers require demonstrated gross household income of S$325,000 to S$345,000 annually to comfortably service this obligation without triggering MAS financing restrictions. Purchasers carrying additional debt obligations—existing mortgages, car loans, credit facilities—face material reductions in available borrowing capacity; financial advisors typically recommend total debt service not exceeding 45 to 50 percent of gross income for long-term wealth preservation and investment flexibility. Cash purchasers avoiding mortgage financing entirely eliminate TDSR constraints and preserve capital flexibility for alternative investment vehicles; however, those pursuing mortgage financing must stress-test affordability assumptions at 2.5 to 3.0 percent interest-rate premiums above current market rates to ensure sustained occupancy feasibility across multiple economic cycles.

How do competing developments near Orchard Boulevard compare to UPPERHOUSE in terms of value proposition and positioning?

Alternative trophy-category developments within the Orchard Boulevard immediate vicinity—including established prestige addresses and newer residential towers—typically demonstrate per-square-foot pricing within S$3,200 to S$3,650 bands, mirroring UPPERHOUSE's pricing bracket. Competing addresses occupying secondary positions within the precinct, or requiring five-to-ten-minute walks to MRT stations, consistently underperform UPPERHOUSE on per-square-foot valuation and capital appreciation velocity, though they may offer enhanced amenity packages or distinctive architectural features offsetting their transit disadvantage. Direct comparables with equivalent MRT adjacency command broadly similar pricing to UPPERHOUSE; detailed unit-level comparison should focus on floor levels, unit orientations, internal layout efficiency, and amenity provision to identify marginal value differentials justifying acquisition decisions—critical analytical steps that quantify whether UPPERHOUSE specifically represents optimal capital deployment relative to alternative immediate-vicinity options.

Which unit stack, floor level, or position within UPPERHOUSE offers the strongest value-appreciation potential?

Higher-floor units—particularly those occupying the 20th storey and above in buildings of this height classification—typically command incremental pricing of S$150,000 to S$250,000 relative to lower-floor equivalents, justified by enhanced privacy, superior natural light, and unobstructed district vistas that appeal to affluent primary occupants. Corner and corner-proximal units generate positioning premiums of S$200,000 to S$350,000 owing to enhanced ventilation, greater natural light from multiple exposures, and superior aesthetic qualities that sustain buyer appeal across multiple property cycles. Mid-storey units (8th to 15th floors) often deliver optimal value-pricing for investors prioritising capital appreciation, as they offer superior vistas relative to lower tiers whilst capturing lower per-unit premiums than elite top-floor positioning; these mid-range units typically appreciate at rates matching or marginalally exceeding premium-tier equivalents. Ground-floor and first-tier units should be evaluated cautiously, as they historically underperform in capital appreciation terms despite offering potential retail-adjacency conveniences; lower-floor positioning also attracts reduced buyer appeal on resale, translating into extended marketing periods and potential price concessions.

What future supply pipeline and district development plans should purchasers monitor for medium-to-long-term capital appreciation?

The Orchard Boulevard precinct operates within constrained supply dynamics, with limited redevelopment opportunities and no announced large-scale residential projects scheduled for commencement within the 2024-2028 timeline; this supply scarcity structurally supports capital appreciation as demand from affluent Singapore residents, relocated executives, and international investors continues to outpace new unit availability. The Thomson-East Coast Line's completed buildout (opening final segments in 2024) eliminates the infrastructure appreciation premium that existed during earlier phases, though the completed transit advantage itself provides durable capital-preservation foundations for properties demonstrating direct station adjacency. Purchasers should monitor broader Singapore planning communications for any announced conservation area restrictions, building height limitations, or district policy changes that might constrain future redevelopment; currently, Orchard Boulevard maintains predominantly stable zoning and height parameters supporting continued asset value preservation and gradual appreciation consistent with historical district performance patterns across property cycles.

UPPERHOUSE Orchard Boulevard: 4-bed luxury condo, $7.05M