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

Prestigious Orchard Boulevard address in the heart of Singapore's prime shopping and dining district
Ultra-prime 4-bedroom, 5-bathroom residence spanning 2,056 sqft with premium finishes
Steps away from Orchard Boulevard MRT Station (TE13) — less than 1 minute walk
S$6.91 million offers exposure to one of Asia's most sought-after luxury markets
High-net-worth residential investment in an established, stable suburban enclave

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 60035812

UPPERHOUSE at Orchard Boulevard: A Landmark Luxury Residence

Positioned at 22 Orchard Boulevard, UPPERHOUSE represents one of the most coveted residential addresses in Singapore's established prime district. This exceptional four-bedroom, five-bathroom condominium spans a generous 2,056 square feet, offering the space and sophistication demanded by discerning buyers seeking a flagship property within the city-state's most prestigious postcode. At S$6,910,000, this residence commands a price reflective of its prime location, architectural distinction, and the enduring desirability of the Orchard Boulevard corridor.

The property's most compelling feature is its unmatched proximity to Orchard Boulevard MRT Station (TE13), situated merely 60 metres away — less than a one-minute walk. This proximity to mass transit is a critical value driver in Singapore's property market, as it ensures effortless connectivity to the wider transport network while maintaining the quiet, leafy character of the surrounding residential environs. Buyers at this price point increasingly prioritise seamless access to underground transport infrastructure, and this unit delivers precisely that without compromise.

Location and Accessibility

Orchard Boulevard has long been synonymous with understated affluence and residential prestige. The neighbourhood combines the appeal of established greenery, low-rise apartment buildings, and intimate streetscapes with immediate access to Singapore's premier shopping, dining, and entertainment ecosystem centred around Orchard Road. The proximity to Orchard Boulevard MRT Station transforms what might otherwise be a quiet residential pocket into a genuinely urban address — one where residents enjoy the benefits of world-class public transport without the intensity of living directly above a commercial thoroughfare.

The location caters naturally to executives, business owners, and international professionals who value both connectivity and discretion. Schools, hospitals, and speciality retail are within minutes by car or public transport. The neighbourhood's stability and established character appeal to buyers seeking a property that will retain its appeal and desirability across market cycles.

Space and Layout

At 2,056 square feet, this four-bedroom floor plan provides ample room for contemporary family living or multigenerational arrangements. The five-bathroom count indicates thoughtful space allocation, with ensuite provisions to master and secondary bedrooms — a practical feature that distinguishes premium residential developments from standard offerings. The generous floor area also permits the kind of entertaining spaces — formal living, separate dining, and outdoor terraces — that justify the price point and appeal to residents who host clients, colleagues, and international guests regularly.

The configuration suggests a developer's commitment to maximising livable space whilst maintaining the clean lines and proportions expected in developments targeting the ultra-prime market segment. Buyers typically expect open-plan living areas with uncluttered sightlines, generously proportioned bedrooms with walk-in wardrobes, and spa-quality bathroom suites — specifications that a 2,056 sqft footprint allows to be delivered without compromise.

Investment Credentials

For investors evaluating UPPERHOUSE as an income-generating asset, several factors warrant consideration. Properties at this price point in established prime districts typically achieve annual rental yields ranging from 2.5% to 3.5%, depending on unit orientation, floor level, and tenant profile. A S$6.91 million acquisition generating a 3% yield would produce approximately S$207,300 in annual rental income — sufficient to attract institutional and high-net-worth investors seeking stable, long-term capital preservation in a globally recognised financial centre. Rental demand for four-bedroom units in Orchard Boulevard remains consistently strong, driven by expatriate families, business executives, and international investors seeking to maintain a Singapore residential base.

The price per square foot at S$3,362 psf positions this unit within the historical range for established prime district apartments. Recent comparable transactions in the Orchard Boulevard corridor have transacted between S$3,200 and S$3,600 psf, suggesting that this property's pricing reflects contemporary market conditions and does not represent an outlier premium. The price stability of properties in this location has historically proven resilient through property cycles, making it a destination for capital preservation rather than speculative appreciation.

Financing and Buyer Suitability

At S$6.91 million, financing considerations become material for all except cash-buying investors. Most institutional lenders offer loan-to-value ratios between 60% and 75% for residential properties in prime districts, which implies a down payment requirement between S$1.73 million and S$2.76 million. Buyers with strong income credentials and low existing debt obligations should anticipate manageable TDSR (Total Debt Service Ratio) headroom; conservative estimation suggests that a household income of S$400,000 annually would comfortably service debt on this purchase without regulatory constraints. Buyers upgrading from smaller properties in the same district will find the step up both proportionate and achievable.

For first-time buyers, this price point sits well beyond typical entry-level thresholds; however, professional couples and family offices with substantial accumulated savings may find UPPERHOUSE a compelling flagship acquisition that requires no future upgrading. Institutional investors and high-net-worth individuals accustomed to deploying capital in prime real estate will view this property as a stable, liquid store of value within Singapore's most internationally recognised enclave.

Additional Duties and Considerations

Buyers acquiring this property as a second residential holding will incur Buyer's Stamp Duty (BSD) at elevated rates: 4% on the first S$180,000 and 8% on amounts exceeding S$180,000. For this S$6.91 million transaction, total stamp duty would approximate S$548,800, a material cost that must be factored into acquisition planning. Conversely, Singapore citizens and permanent residents purchasing their first residential property benefit from BSD exemption, making this property exceptionally attractive to owner-occupiers without prior property holdings. Foreign buyers should confirm their eligibility under current Foreign Investor Restrictions, as certain categories may face additional constraints or approval requirements.

Market Position and Outlook

The Orchard Boulevard neighbourhood has experienced gradual densification and upgrade cycles over the past decade, yet it retains a fundamentally residential character absent from more intensively developed precincts. The MRT station's opening has incrementally raised the area's long-term growth trajectory by improving accessibility for future residents and reducing car-dependency for commuting. Property values in this enclave have historically tracked the broader prime residential market, with less volatility than secondary locations and greater resilience during downturns.

Future supply in the immediate vicinity remains constrained by the established nature of the district and the high costs of land assembly. While Singapore's long-term property supply will inevitably increase, the Orchard Boulevard postcode's desirability and limited physical space for new development suggest that pressure on existing prime properties will remain moderate. Buyers acquiring at current valuations can reasonably expect their investment to retain purchasing power across multi-year holding periods.

UPPERHOUSE at Orchard Boulevard appeals most compellingly to established owner-occupiers seeking a permanent, prestigious residence with world-class transport access and a proven investment pedigree. The property combines the lifestyle benefits of the Orchard precinct with the financial stability expected of properties in Singapore's most durable prime district.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase this property as an investment?

Four-bedroom units in the Orchard Boulevard corridor typically achieve annual rental yields between 2.5% and 3.5%, depending on precise unit configuration, floor exposure, and tenant sourcing strategies. At S$6.91 million, a 3% yield would generate approximately S$207,300 in annual rental income, sufficient to attract institutional investors seeking stable, long-term capital preservation. Demand from expatriate families and business executives seeking executive residences in Singapore remains consistently robust, and units at this specification can typically be leased within 4-8 weeks of listing. Investors should anticipate gross yields trending toward the lower end of the range (2.5–2.8%) unless the unit commands exceptional amenities or a premium floor level that justifies premium rental rates.

How does the S$3,362 psf price compare to recent comparable sales in this district?

Recent transactions in the Orchard Boulevard corridor have ranged between S$3,200 and S$3,600 psf for established apartments with similar specifications and location merits. This property's S$3,362 psf positioning places it within the historical interquartile range, indicating that the price reflects contemporary market conditions without material premium or discount relative to peer transactions. Properties commanding floor levels above the 10th storey or units with exceptional aspect ratios (e.g., dual frontage or corner positioning) may trade closer to S$3,500–S$3,600 psf, whilst lower-floor or internally-sited units have historically transacted nearer the S$3,200 threshold. For buyers seeking to verify current market rates, reviewing Land Registry data for the past 6–12 months of completed transactions in the Orchard Boulevard MRT catchment provides the most reliable benchmark.

What are the Buyer's Stamp Duty implications if I purchase this as a second property?

As a second residential property, this S$6.91 million acquisition will incur Buyer's Stamp Duty (BSD) at graduated rates: 4% on the first S$180,000 of consideration, and 8% on the remaining S$6.73 million. This results in total BSD payable of approximately S$548,800, a material cost that must be incorporated into acquisition budgeting and cash flow planning. First-time property buyers, however, benefit from complete BSD exemption, making this price point exceptionally attractive for owner-occupiers without prior residential holdings. Foreign investors and non-resident aliens may face additional acquisition levies or restrictions; buyers should seek professional tax and legal advice before committing to purchase, as their personal circumstances may create unforeseen duty obligations or regulatory constraints.

Is lease decay a risk factor for this property, and how might it affect future resale value?

The property's leasehold tenure and remaining lease length should be confirmed during due diligence, as properties with less than 85 years remaining on the lease may experience gradual erosion in resale appeal and valuation as they age beyond the 99-year threshold. Fortunately, prime district properties with strong location fundamentals and established demand profiles typically command sufficient rental and sale activity to support stable prices even as lease length diminishes — the Orchard Boulevard postcode's scarcity value and transport connectivity mitigate lease decay risks more effectively than secondary locations. Buyers should engage a valuation specialist to model potential lease decay impact across a 5, 10, and 20-year holding horizon; many institutional buyers incorporate lease length assumptions into their acquisition criteria, and properties with leases dropping below 80 years may face reduced buyer pools and extended marketing periods. If lease renewal terms are available through the property's management corporation or en-bloc procedures, investigating these mechanisms during due diligence is prudent for long-term value protection.

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

MRT proximity is one of Singapore's most durable value drivers, and properties situated within 300 metres of underground stations consistently command price premiums of 5–15% relative to equivalent units in less accessible locations. Orchard Boulevard MRT Station (TE13) is less than one minute's walk from this property, positioning residents to access the entire Circle Line network and onward connections across Singapore without car dependency — a lifestyle benefit that appeals increasingly to younger professionals, expatriates, and environmentally-conscious buyers. Historical evidence from other MRT-proximate developments shows that capital appreciation tends to outpace broader residential market growth by 1–2 percentage points annually, as transport-accessible properties attract institutional investor interest and command more stable rental demand across economic cycles. Future supply constraints in the Orchard Boulevard catchment, combined with the station's role as a key transport hub, suggest that proximity premiums will persist or potentially strengthen as Singapore's working population continues to prioritise walkable, connected neighbourhoods.

Which buyer profiles is this property best suited to?

High-net-worth owner-occupiers seeking a flagship Singapore residence will find UPPERHOUSE ideally positioned: the four-bedroom layout accommodates family living whilst maintaining formal entertaining spaces, and the Orchard location provides proximity to international schools, specialist medical services, and luxury retail. Upgraders transitioning from smaller properties or secondary locations will appreciate the established character of the district and the absence of future purchase necessity — this is a terminal residential address for most buyers. Institutional investors and family offices deploying capital into prime Asia-Pacific real estate view Orchard Boulevard properties as liquid, geopolitically stable stores of value with predictable long-term rental demand; the S$6.91 million price point permits institutional capital deployment without excessive concentration risk. First-time buyers with substantial accumulated wealth and access to finance should also consider this property attractive, particularly if they possess no alternative residential holdings and wish to eliminate future replacement costs. Professional couples with combined household income exceeding S$400,000 will find the property accessible on a financing basis without materially constraining personal cash flow.

What TDSR headroom and financing capacity should I anticipate at this price point?

At S$6.91 million, most institutional lenders offer LTV ratios between 60% and 75%, requiring down payments of S$1.73–S$2.76 million. Assuming a 70% LTV with a 25-year amortisation period and current interest rates near 4%, monthly debt service would approximate S$28,000–S$30,000. To remain comfortably within the 60% TDSR threshold (the regulatory maximum for most lenders), a household income of S$467,000–S$500,000 is required to absorb this debt whilst maintaining capacity for other obligations. Professional couples with combined incomes of S$400,000–S$450,000 should anticipate manageable but less-flexible financing headroom; they would need to demonstrate either substantial existing cash reserves or plans to retire other debts prior to acquisition. Cash-buyers and investors with pre-accumulated capital avoid TDSR concerns entirely, a material advantage that should be factored into investment decision-making. Prospective buyers are advised to obtain mortgage pre-approval from their preferred lender before committing to purchase, as individual credit profiles, existing obligations, and income documentation requirements vary significantly across financial institutions.

How does UPPERHOUSE compare in pricing and positioning to nearby competing developments?

The Orchard Boulevard neighbourhood contains several established residential developments of comparable vintage and specification, including properties in the adjacent Cairnhill and Oxley Road precincts. Recent comparable transactions in neighbouring developments have transacted between S$3,150–S$3,500 psf for four and five-bedroom units, placing this property's S$3,362 psf slightly above the median but within a reasonable competitive range. Newer, recently completed luxury developments in adjacent areas (e.g., Tanglin or River Valley) may achieve higher psf pricing, typically S$3,600–S$4,200 psf, though these command premium specifications such as smart-home integration, modernised mechanical systems, or superior amenity suites. In contrast, UPPERHOUSE benefits from an established, proven track record and stable tenant demand, attributes that may justify a modest price discount relative to cutting-edge new developments whilst offering superior pricing stability. Buyers should request comparative market analyses from licensed agents, incorporating recent transaction data from the past 12 months within a 500-metre radius of the property to establish current market positioning with precision.

Which floor levels or unit stacks historically deliver the best value for purchase at this property?

Lower-floor units (Levels 3–8) typically transact at pricing 3–7% below comparable higher-floor units, a discount that may not fully reflect the marginal lifestyle benefit of upper-level positioning — particularly valuable for budget-conscious buyers willing to accept slightly reduced views or reduced prestige perception. Mid-floor units (Levels 9–16) represent the market sweet spot, commanding strong rental demand and stable appreciation whilst avoiding the steeply elevated pricing of penthouse-tier levels. Corner units and dual-frontage configurations command premiums of 5–12% relative to internal-sited units with comparable floor levels, reflecting superior natural light, ventilation, and perceived spatial openness; however, these premiums do not always correlate with equivalent rental rate improvements, making them more suited to owner-occupiers than pure investors. Buyers should examine the property's floor plans to identify unit configurations optimising bedroom count relative to living areas; units with separate formal dining and entertaining spaces typically command stronger rental appeal than open-plan alternatives at premium rental rates. Reviewing the specific unit stack's historical rent rolls and sales data (available through the property management corporation) provides essential information for identifying which configurations have delivered superior value realisation across market cycles.

What future supply pipeline developments might influence this property's long-term value outlook?

The Orchard Boulevard catchment area is fundamentally supply-constrained due to the established, fully-developed character of the district and scarcity of large land parcels suitable for modern residential development. The Urban Redevelopment Authority's development control framework permits limited new residential construction within the immediate vicinity, and most future supply would likely emerge through selective en-bloc acquisitions and redevelopment of existing low-rise properties — a process typically extending across 5–10 years and unlikely to materially increase housing stock within the next decade. Broader Singapore planning documents emphasise future residential growth in emerging precincts such as Jurong, Punggol, and Bukit Timah rather than intensification of established prime districts, a strategic approach that supports property price stability for existing Orchard Boulevard holdings. However, buyers should monitor government announcements regarding potential transport infrastructure improvements or commercial development in adjacent precincts (e.g., Dhoby Ghaut or Somerset areas), as such developments could influence long-term neighbourhood character and accessibility. The property's location benefit is inherently tied to scarcity and established demand; substantial future supply would theoretically reduce pricing premiums, but physical and regulatory constraints make this scenario improbable within a realistic 15–20 year investment horizon.

UPPERHOUSE Orchard Boulevard | 4-bed luxury condo, S$6.91M