Upperhouse at Orchard Boulevard Review — Bukit Timah / Holland · D10
PI Score: 60/100 — Good
Is Upperhouse at Orchard Boulevard a good buy?
PI Score rates Upperhouse at Orchard Boulevard 60/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~4.9% yield. Strongest card: Genuinely well-connected. Main watch-out: Plan a patient exit. Negotiate hard — pricing leaves little margin of safety.
Last updated 2025-01-15 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2029
- Units: 301
- Developer: UOL Group & Singapore Land (SingLand)
- Avg PSF: ~$3,336 psf
- Price from: S$1.51M
What works in its favour
- Genuinely well-connected: Location scores 9/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
- Rental demand supports ~4.9% gross: Rental scores 9/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
What to watch out for
- Plan a patient exit: Exit scores 2/10 across 301 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
- Not a school-belt play: Schools score 4/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
- Growth is incremental, not catalytic: Growth scores 4/10 — the thesis here is stability rather than transformation, so expect the area to track the market rather than lead it.
Who Upperhouse at Orchard Boulevard suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~4.9% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Bukit Timah / Holland address at ~$3,336 psf — location damn solid. Not a school-belt address — parents will shop elsewhere.
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