* 4-bedroom suite with private lift and carpark lot * Spacious 2056sqft, with 4 bedrooms all ensuite * Unblocked city view * Grand high ceiling 6.35m at living/dining, regular functional layout * Luxurious gourmet kitchen bar * Sophisticated finishes : Rimadesio wardrobe in masterbedroom, Caccaro cabinets in bedrooms, Ernestomeda kitchen cabinetry, VZug appliances, Turkey marble in leather finish gourmet kitchen bar * Fully equipped kitchen: 5-burner gas hob, hood, oven, steam oven, wine cooler, dishwasher, full fridge/freezer, washer, dryer * Exclusive only 31 units of 4-bedder suite * Marble floor at living/dining, private lift lobby (1200mm) * Engineered Timber floor at bedrooms * Concealed ceiling ducted aircon to living, dining and masterbedroom * Smart home system * Expected monthly maintenance fee : $680 About UPPERHOUSE at Orchard Boulevard - UOL Masterpiece collection - brand new 99-year leasehold from 2024 - Expected TOP Jun 2029 - 35 storey 1 tower 301 luxury apartments, with 6 commercial units at 1st level - Convenience: Doorstep to Orchard Boulevard MRT station, shopping etc. - 22 Orchard Boulevard is the address in Prime District 10 - Grand Entrance Driveway - enjoy the unique wellness villa The Botanical Villa around 320sqm - indoor spa pool - 50m lap pool with 5 lanes, leisure pool, bubble pool and play pool, Gym etc. - near to Unesco Botanic Gardens Direct Developer Sales and Discount Call developer sales team Eileen 9841XXXX for show flat appointment and booking.
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Total Transactions
10
Average Price
S6.1M
Total Value
S60.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1665 URA transactions · 36 outliers removed (IQR)
Fair Value
S$5.76M
S$2,803 psf
Asking Price
S$7.05M
S$3,431 psf
vs Market
+22.4%
vs Last Done
+37.2%
Tenure
101 yrs
99-year Leasehold · Balance remaining
Confidence
High
1665 comps
Nearest MRT
Orchard
913m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1665 comparable transactions
S$2,643
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,803
Recent Comparable Transactions
10 shown · 1665 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -10.8% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -10.8% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -10.8% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +8.2% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 527sqft | S$1,664,000 | ▲S$3,155 +12.6% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 829sqft | S$2,630,000 | ▲S$3,173 +13.2% vs FV | Freehold |
Aug 2025 | NATHAN ROAD Floor 16-20 | 3,175sqft | S$7,250,000 | ▼S$2,283 -18.6% vs FV | Freehold |
Aug 2025 | NATHAN ROAD Floor 01-05 | 2,250sqft | S$5,138,000 | ▼S$2,284 -18.5% vs FV | Freehold |
Aug 2025 | JERVOIS ROAD Floor 06-10 | 1,249sqft | S$2,650,000 | ▼S$2,122 -24.3% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▲S$2,926 +4.4% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -10.0% vs FV | Freehold |
TANGLIN ROAD
Aug 2025 · Floor 01-05
-10.8% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-10.8% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-10.8% vs FV
GRANGE ROAD
Aug 2025 · Floor 16-20
+8.2% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+12.6% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+13.2% vs FV
NATHAN ROAD
Aug 2025 · Floor 16-20
-18.6% vs FV
NATHAN ROAD
Aug 2025 · Floor 01-05
-18.5% vs FV
JERVOIS ROAD
Aug 2025 · Floor 06-10
-24.3% vs FV
GRANGE ROAD
Aug 2025 · Floor 21-25
+4.4% vs FV
ONE TREE HILL
Aug 2025 · Floor 01-05
-10.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1665 URA transactions (36 outliers removed), adjusted for: MRT Orchard 913m away (+1%); AI-detected value boosters: unblocked city view, high ceiling, smart home, brand new (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.