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 location with direct Orchard MRT access — just 1 minute walk to TE13 station
2-bedroom, 2-bathroom unit spanning 700 sqft offering contemporary city living in a premium district
S$2.375 million price point reflects strong demand for quality residential stock near major transport hubs
Excellent position for both owner-occupiers seeking lifestyle proximity and investors targeting rental yield
Strategically positioned in one of Singapore's most vibrant commercial and retail precincts

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Ref: 500120461

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

Located at 22 Orchard Boulevard, UPPERHOUSE represents a significant opportunity within one of Singapore's most prestigious residential and commercial corridors. This 2-bedroom, 2-bathroom condominium spans 700 square feet and commands an asking price of S$2,375,000, positioning it squarely within the upper-mid range of the Orchard precinct's current market offerings.

The defining characteristic of this property is its exceptional proximity to Orchard Boulevard MRT Station on the Thomson-East Coast Line (TE13). Situated just 1 minute's walk from the station entrance, residents enjoy seamless connectivity across the wider transport network, enabling rapid transit to the Central Business District, Marina Bay, and beyond. This accessibility fundamentally shapes the appeal of the unit, whether for daily commuting professionals or investors assessing long-term rental demand.

Location and Transport Connectivity

Orchard Boulevard has historically commanded premium valuations, and the arrival of direct MRT connectivity has reinforced its attractiveness to both owner-occupiers and institutional investors. The Thomson-East Coast Line stations in this vicinity have demonstrated consistent demand uplift since opening, with properties proximate to TE13 experiencing measurable capital appreciation. For buyers considering their own transportation patterns or prospective tenant profiles, the 1-minute walk to the station removes friction from the commuting experience and substantially broadens the pool of potential renters or future purchasers.

Beyond the immediate MRT connection, Orchard Boulevard situates residents within walking distance of Orchard Road's retail, dining, and entertainment ecosystem. The district's established infrastructure includes premium shopping centres, fine dining establishments, and leisure facilities that have matured over decades, creating a self-reinforcing ecosystem of convenience and lifestyle amenities.

Unit Configuration and Interior Living

The 700-square-foot floor plate supports a 2-bedroom, 2-bathroom configuration that appeals to a diverse buyer demographic. For dual-income couples or small families, the two separate bathrooms reduce morning routine conflicts and enhance household utility. The bedroom count permits flexible use—a dedicated home office in the secondary bedroom has become increasingly valuable in post-pandemic working arrangements, allowing professionals to maintain separation between professional and leisure spaces.

Modern Orchard Boulevard developments typically emphasise efficient spatial planning, maximising usable living area within compact footprints. At 700 sqft, this unit offers sufficient room for contemporary living without the maintenance burdens and elevated carrying costs associated with larger formats. The balance between functionality and affordability within this floor plate has proven attractive across multiple buyer cohorts.

Market Positioning and Price Assessment

The S$2,375,000 asking price translates to approximately S$3,393 per square foot, placing the unit within a competitive band for Orchard properties with direct MRT access. Recent transactions in the Orchard corridor have demonstrated considerable variance based on lease tenure, unit condition, and floor level, but the price-per-square-foot metric provides a useful benchmarking tool. Buyers should consider how this valuation compares to recent arm's-length sales within the same development and competing properties in the immediate vicinity, as such comparables form the foundation of any investment decision.

The premium pricing reflects not merely the location but also the relative scarcity of well-positioned units in established Orchard developments. Unlike newer suburbs experiencing significant supply expansion, Orchard's residential stock is finite and surrounded by commercial zones, constraining future new supply and potentially supporting long-term price resilience.

Investment Yield Considerations

For investor-occupiers, the property's proximity to MRT and location within Orchard's bustling precinct suggest reasonable rental demand. Properties with strong transport connectivity and premium locations typically achieve rental yields ranging between 2.5% and 3.5% gross annually, depending on precise unit condition, lease length, and tenant profile. The 2-bedroom configuration targets young professionals and couples, market segments with consistent demand in the Orchard area. Prospective investors should scrutinise recent rental enquiries and lettings data for comparable units to validate yield assumptions against their acquisition price.

Buyer Suitability and Use Cases

This unit appeals to several distinct buyer profiles. High-net-worth individuals seeking a pied-à-terre or downsizing opportunity appreciate the Orchard location's prestige and convenience without the maintenance demands of larger properties. Young upgraders transitioning from HDB or first-generation private property can achieve a prime address at a more accessible price point than larger format units. Expatriate professionals value the transport links and proximity to established expatriate-friendly precincts. Portfolio investors pursuing rental income or medium-term capital appreciation view the MRT connectivity and location fundamentals as supportive of stable cash flows and future liquidity.

Financing and Affordability Implications

At S$2.375 million, the property sits below Singapore's property tax thresholds that trigger additional stamp duty layers, though buyers should clarify exact ABSD and TDSR implications with their financing advisors. First-time buyers are exempt from ABSD, whilst second-property purchasers face a 15% levy plus additional layers depending on purchase timing and ownership structure. With typical bank loan-to-value ratios at 75-80%, buyers should anticipate total cash outlay of S$550,000 to S$600,000 including downpayment and closing costs, assuming no utilisation of HDB sales proceeds. TDSR calculations at prevailing interest rates will determine maximum loan sizes, and prospective purchasers are advised to obtain pre-approval documentation before committing to offer submission.

Leasehold and Long-Term Value Preservation

Buyers must establish the lease length and structure of UPPERHOUSE units, as this directly impacts long-term asset preservation. Properties with shorter remaining lease tenures experience accelerating depreciation as the reversion date approaches, a material consideration for investors. Singapore's established practice has generally seen properties held on 99-year leases retain value more resiliently than shorter tenure formats, particularly as leases decay below 60 years remaining. Professional valuation and legal review are essential steps in due diligence.

Competitive Landscape and Development Comparison

The Orchard area encompasses established developments across a range of price points and configurations. Properties with similar 2-bedroom layouts in the district command variable prices based on exact location, amenity offerings, lease tenure, and unit condition. Some competing developments may offer lower square-footage pricing through older construction or less prominent locations, whilst others command premiums through premium finishes or enhanced facilities. Prospective purchasers should obtain recent comparable sales data and arrange viewings of competing units to contextualise this property's value proposition within the immediate competitive set.

Future Market Dynamics and Supply Considerations

The Orchard precinct experiences relatively constrained new residential supply due to land-use intensity and commercial dominance. This scarcity dynamic has historically supported price resilience and capital appreciation relative to suburban growth corridors experiencing active land release and development. Buyers seeking long-term stability may view limited supply as a supporting factor for future resale demand, though broader economic cycles and interest rate movements remain determining factors in overall market trajectory.

UPPERHOUSE at Orchard Boulevard represents a strategically positioned property for buyers prioritising location, transport connectivity, and lifestyle integration within Singapore's premier commercial district. The combination of MRT accessibility, established infrastructure, and relatively constrained supply suggests fundamentals worthy of serious consideration for those seeking premium Orchard exposure.

Frequently Asked Questions

What rental yield can I expect if I purchase UPPERHOUSE at Orchard Boulevard as an investment property?

Based on the S$2.375 million purchase price and the property's 2-bedroom configuration in a premium MRT-proximate location, gross rental yield typically ranges between 2.5% and 3.5% annually, depending on tenant profile and lease terms negotiated. Properties with strong transport connectivity in Orchard attract consistent demand from young professionals and expat renters, supporting rental rates of approximately S$4,500 to S$5,500 monthly for similar units. To refine your yield projection, review recent lettings data for comparable units within UPPERHOUSE and adjacent developments to establish realistic monthly rental achievement relative to carrying costs including mortgage, property tax, and maintenance contributions.

How does the S$3,393 per sqft asking price compare to recent market transactions for similar Orchard properties?

The effective price per square foot reflects current market conditions for Orchard units with direct MRT connectivity, though comparables vary significantly based on lease tenure, floor level, and unit condition. Recent transactions in the Orchard corridor for 2-bedroom units have ranged from approximately S$3,200 to S$3,600 per sqft depending on these variables, positioning UPPERHOUSE within a competitive band. Engage your property agent to obtain transactional data for the past 12 months within this development and competing properties within a 200-metre radius to validate whether the asking price represents fair market value or presents negotiation opportunity relative to recent arm's-length sales.

What are the ABSD implications if I'm purchasing UPPERHOUSE as a second property?

Second-property purchasers face Additional Buyer's Stamp Duty of 15% on the purchase price, equating to approximately S$356,250 on a S$2.375 million transaction, payable at completion. This ABSD impost significantly increases total acquisition cost and must be factored into your investment thesis and financing requirements. If your transaction structure involves a corporate entity or involves a spouse purchase subsequent to a prior individual acquisition, different ABSD bands may apply—consult your legal advisor to explore potential structuring optimisations. First-time buyers acquiring UPPERHOUSE as their first private residential property are exempt from ABSD entirely, materially improving acquisition economics for this buyer cohort.

What is the lease tenure of UPPERHOUSE units, and how does remaining lease length affect resale value?

You must confirm the specific lease tenure (typically 99 years, 103 years, or 999 years depending on when the development obtained its land grant) before executing a purchase commitment, as this fundamentally impacts long-term value preservation. Properties held on shorter leases experience accelerating depreciation as the reversion date approaches—a critical consideration particularly if lease tenure falls below 60 years remaining. Most established Orchard developments operate on 99-year leases, but exact tenure and date of commencement should be verified in the title documentation. Properties with longer remaining tenure typically achieve stronger resale multiples and attract a broader pool of potential purchasers, supporting both capital appreciation and exit liquidity.

How does proximity to Orchard Boulevard MRT (TE13) affect property demand and long-term capital appreciation?

Direct MRT connectivity fundamentally reshapes property demand patterns and forms a primary driver of capital appreciation in Singapore's residential market. Properties located within a 5-minute walk of established MRT stations typically demonstrate measurable price premiums and rental demand uplift relative to non-MRT-served properties. The Thomson-East Coast Line opening has reinforced Orchard Boulevard's attractiveness, with stations TE13 and adjacent stations demonstrating consistent utilisation and passenger growth. For owner-occupiers, the 1-minute walk eliminates commute friction and expands employment catchments; for investors, MRT proximity attracts tenant pools with stable employment and consistent rental payment profiles. Long-term capital appreciation in MRT-proximate properties has historically outpaced non-served areas over 10+ year holding periods.

Is UPPERHOUSE suitable for first-time property buyers, or does the Orchard location and price point present barriers?

UPPERHOUSE presents a premium positioning that may challenge first-time buyers on price and deposit requirements, requiring approximately S$550,000 to S$600,000 total cash outlay including downpayment and closing costs at typical 75-80% LTV financing. However, first-time buyers derive significant advantage through ABSD exemption—a 15% saving equivalent to S$356,250 compared to second-property purchasers. The 2-bedroom configuration and Orchard location offer substantial lifestyle advantages for first-time upgraders seeking to anchor themselves in a premium precinct whilst building equity. First-time buyers should carefully assess their TDSR headroom and confirm financing pre-approval before committing, ensuring the property represents sustainable leverage relative to household income.

What are the TDSR and financing implications at the S$2.375 million purchase price?

At S$2.375 million with typical 75-80% LTV financing (S$1.78 million to S$1.90 million loan requirement), TDSR calculations at prevailing interest rates will govern maximum loan approval. Assuming current mortgage rates around 4.5%, monthly debt servicing (inclusive of principal, interest, and property tax) would approximate S$9,500 to S$10,500, requiring household monthly gross income of approximately S$27,000 to S$30,000 to remain within the 60% TDSR threshold. Buyers should obtain formal pre-approval from their bank prior to offer submission, clarifying maximum loan size, interest rate assumptions, and tenure options. HDB sale proceeds or substantial cash reserves strengthen financing propositions by reducing loan requirements and improving debt service ratios.

How does UPPERHOUSE compare to competing 2-bedroom developments in the immediate Orchard vicinity?

The Orchard corridor encompasses several competing developments offering 2-bedroom configurations across a range of price points and vintage properties. Older developments may offer lower per-sqft pricing but potentially present higher maintenance expenses and dated finishes; newer developments command premiums through modern specifications and enhanced facilities, though supply remains constrained. UPPERHOUSE's positioning benefits from established reputation and MRT connectivity, but purchasers should conduct systematic comparison of recent sales, rental achievement, and facility quality across competing buildings within 300 metres distance. Direct property viewings and consultation of recent transactional data will establish whether this unit represents superior value or asks a premium relative to competing options with similar specifications and location attributes.

Which floor levels or unit stacks offer the best value within UPPERHOUSE?

Mid-floor units (typically floors 15-25) within UPPERHOUSE typically offer superior value-to-quality ratio compared to lower or highest floors, balancing privacy and views with lower acquisition costs and favourable MRT accessibility. Lower floors (1-10) may present discounted pricing but experience greater street noise proximity and reduced views, though some buyers prefer the reduced elevator wait times and lower walking distances. Highest floors command premium pricing through enhanced views and privacy, though marginal incremental utility may not justify the price differential relative to mid-floor alternatives. Units with northern or eastern orientation typically achieve premium valuations in Singapore's equatorial climate. Conduct systematic comparison of actual unit pricing across multiple floor levels to identify greatest value; ask your agent for per-sqft breakdowns disaggregated by floor level to quantify floor premium patterns.

What is the future residential supply pipeline in the Orchard area, and how might this affect long-term property values?

The Orchard precinct experiences notably constrained new residential supply due to dominant commercial land use and limited available sites suitable for residential development. Unlike suburban growth corridors experiencing active land release and development pipelines, Orchard's residential stock is finite and surrounded by retail, office, and hospitality uses, structurally limiting future supply expansion. This scarcity dynamic has historically supported price resilience and capital appreciation relative to other Singapore districts. Buyers pursuing long-term holding strategies may view limited supply as supporting factor for future resale demand, though broader economic cycles, interest rate movements, and potential redistribution of residential demand to emerging secondary precincts remain variables affecting overall market trajectory. Long-term Orchard property holders have generally benefitted from constrained supply supporting value preservation, though market cycles remain subject to macroeconomic forces beyond location-specific dynamics.

UPPERHOUSE Orchard Boulevard | 2BR $2.375M | Orchard MRT