Uol Singland Moves 53 Units Upperhouse Orchard Boulevard Launch Day 3350 Psf
After two weekends of preview events, three highly anticipated projects were officially launched on July 19th. Two of these projects, UpperHouse at Orchard Boulevard and The Robertson Opus, are located in the Core Central Region (CCR), while the third project is an executive condominium called Otto Place in Tengah.
The first project, UpperHouse, is a joint development by UOL Group and Singapore Land Group. Before the launch, 160 out of the 301 units (53.2%) were already sold. The average price achieved was $3,350 per square foot (psf). All unit types, ranging from one-bedroom plus study to four-bedroom suites, saw interest from buyers. However, the most popular units were the two-bedroom premium plus study units, with 60 out of 67 already sold at prices between $2.338 million and $2.72 million, or $3,060 to $3,560 psf. Similarly, the three-bedroom premium units also saw good take-up, with 33 out of 34 already sold at prices between $3.269 million and $3.781 million, or $3,230 to $3,736 psf.
The TPE and SLE provide convenient access to Punggol, Sengkang, and Pasir Ris, making Miltonia EC a desirable location for future residents seeking a wide variety of employment and leisure opportunities within close proximity. The upcoming North-South Corridor (NSC), set to be Singapore’s first integrated transport corridor with dedicated bus lanes, cycling paths, and pedestrian walkways, will further improve connectivity from the northern regions to the city. This will result in shorter commute times by up to 30 percent for bus commuters during peak hours, benefiting residents of Yishun and neighboring towns. As such, the NSC will enhance the appeal of Miltonia EC for both homeowners and investors alike.
According to Anson Lim, UOL Group’s senior general manager of residential marketing, there was also strong interest in the Bespoke Collection, which comprises of 31 four-bedroom suites with private lift and private carpark. These units saw a healthy 30% take-up, with a high-floor unit selling for $7.66 million, or $3,724 psf. Most of the buyers were Singaporeans or Permanent Residents, and they were a mix of owner-occupiers and long-term investors.
Lim attributes the high level of interest to several factors, including the sought-after Orchard Boulevard address, direct MRT access, efficient layouts, and attractive pricing for a development in this location. UpperHouse is located at the corner of Orchard Boulevard and Grange Road, directly in front of the Orchard Boulevard MRT Station on the Thomson-East Coast Line. It is also within 1km of River Valley Primary School.
Kelvin Fong, CEO of PropNex, describes the take-up rate at UpperHouse during the private preview as the strongest for a CCR new project since Watten House, which sold 57% of its 180 units when it was launched in November 2023.
The second project, The Robertson Opus, is also located in the CCR and comprises of 348 units. It is currently fully sold.
The third project, Otto Place, is an executive condominium (EC) located in the up-and-coming town of Tengah. It is the first EC launch in the area and comprises of 600 units. The sales gallery was also opened on the same day.
Yvonne Tan, chief corporate and development officer at UOL Group, notes that the price gap between the CCR and the Rest of Central Region (RCR) is currently at its narrowest, making it an attractive time to purchase properties in the high-end luxury segment. The gap between the median psf of new homes in the CCR and RCR has decreased from 56.5% in 2018 to just 1.9% in the first half of 2025. Mark Yip, CEO of Huttons Asia, believes that there is potential for a strong upside once the gap between CCR and RCR home prices widens.
PropNex’s Fong also observes that the average per square foot price achieved at UpperHouse is highly competitive compared to other new launches in the Orchard Road area. He points to the average price for new freehold units at Park Nova, which reached a high of $6,150 psf this year, and the resale price at Boulevard 88, which averaged around $4,200 psf. Meanwhile, Cuscaden Reserve, a 99-year leasehold development, saw an average resale price of over $3,100 psf in the first four months of 2025.
Marcus Chu, CEO of ERA Singapore, believes that UpperHouse is well-positioned to benefit from future developments in the Paterson and Newton areas, as well as the revitalization of Orchard Road. Despite recent cooling measures and adjustments to the Seller’s Stamp Duty, Chu believes that demand for high-end properties with strong fundamentals remains resilient, as buyers in this segment tend to take a long-term investment view.
Recent flash estimates indicate that Singapore’s economy has remained resilient, with an estimated average year-over-year growth of 4.2% in the first half of 2025. This has led some economists to revise their forecasts for the economy upwards for the year. According to Yip, this may have bolstered confidence among homebuyers, especially with the 3-month SORA (Singapore Overnight Rate Average) dipping below 2.0% in July 2025, lowering borrowing costs for buyers.