CONDODistrict 10

UPPERHOUSE AT ORCHARD BOULEVARD

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Details

Project: UPPERHOUSE AT ORCHARD BOULEVARD
TOP year: 2028
Tenure: 99
Lease start: 2024
Land size: 7,031 sqm (75,685 sqft)
Plot ratio: 2.8
Developer: United Venture Development (No.7) Pte, Ltd,
Gross rental yield: Not enough rental data
Storeys: 35
Market segment: CCR
Total units: 301
District: 10

Rental demand signal

Rental demand cooling — Lease volume -20.3% vs the year before

District 10 · 11170 leases in the past 12 months · as of May 2026

REALIS lease transactions — a district-level read, not a promise for this specific unit.

Relevant market insights

What's next

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En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

UPPERHOUSE AT ORCHARD BOULEVARD was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Raffles Place, Buona Vista, Tanjong Pagar

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of UPPERHOUSE AT ORCHARD BOULEVARD. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km of UPPERHOUSE AT ORCHARD BOULEVARD · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

UPPERHOUSE AT ORCHARD BOULEVARDhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=232 traced current owners, 100.0% unit-exact.

Where current owners entered (psf)

$3,045 p5median $3,339p95 $3,711

Your entry price$3,340 psf

≈ 50% of the 232 current owners entered below this price (interpolated from the exact band).

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

Transaction History

Beds

Period

Size–sqft

Showing 10 of 232 total recorded transactions.


Jun 2026	4BR	$7,180,000	2,055	$3,494
Jun 2026	2BR	$2,395,000	699	$3,426
Jun 2026	2BR	$2,405,000	699	$3,441
May 2026	2BR	$2,375,000	699	$3,398
May 2026	1BR	$1,629,000	473	$3,444
May 2026	2BR	$2,549,000	699	$3,647
May 2026	4BR	$7,855,000	2,055	$3,822
May 2026	1BR	$1,665,000	473	$3,520
Mar 2026	4BR	$7,826,000	2,055	$3,808
Mar 2026	2BR	$2,457,000	699	$3,515

Nearby Transactions

DistanceWithin 300 m