UpperHouse @ Orchard Boulevard – Prime D09 Luxury Condo Be the privileged first - Call Developer Hotline - 9846XXXX for viewing now Prime central address in Orchard Boulevard enclave: • Orchard Boulevard MRT station (TEL) at doorstep • minutes to Orchard & Tanglin, dining & medical amenities • 35 storeys | 303 exclusive units •One of the tallest condo in the area with speactular views • Commercial units on the 1st storey Renowned Developers - UOL and Singapore Land Group : track record for quality & architectural masterpieces. Premium Finishing & Smart Design: • Rimadesio/Caccaro/Ernestomeda/Vzug Attractive Pricing: •Competitive Core Central Region pricing, attractive pricing especially during early bird preview. Investment Potential: • Location is well sought after by rental clients - excellent rental demand from expats and professionals. •Ideal for owner-occupiers or investors seeking good value entry price. Signature collection: 1 bedroom + study (no balcony, effective layout) 2 bedroom premium 2 bedroom premium + study 3 bedroom premium Bespoke collection: 4 bedroom suite (with private lift and carpark lot) Disclaimer: All project information, including but not limited to pricing, availability, floor plans, and specifications, is subject to change without prior notice.
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Total Transactions
10
Average Price
S6.1M
Total Value
S60.8M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 450 URA transactions · 48 outliers removed (IQR)
Fair Value
S$1.43M
S$3,008 psf
Asking Price
S$1.55M
S$3,270 psf
vs Market
+8.7%
vs Last Done
+30.8%
Tenure
Freehold
No lease decay
Confidence
High
450 comps
Nearest MRT
Orchard
913m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
450 comparable transactions
S$2,920
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
+2%
Adjusted Fair Value PSF
S$3,008
Recent Comparable Transactions
10 shown · 450 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 -16.9% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -16.9% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -16.9% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 21-25 | 1,948sqft | S$5,700,000 | ▼S$2,926 -2.7% vs FV | Freehold |
Aug 2025 | ONE TREE HILL Floor 01-05 | 1,130sqft | S$2,850,000 | ▼S$2,522 -16.2% vs FV | Freehold |
Aug 2025 | ST. MARTIN'S DRIVE Floor 01-05 | 926sqft | S$2,290,000 | ▼S$2,474 -17.8% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 01-05 | 2,583sqft | S$8,500,000 | ▲S$3,290 +9.4% vs FV | Freehold |
Jul 2025 | GRANGE ROAD Floor 11-15 | 678sqft | S$1,850,000 | ▼S$2,728 -9.3% vs FV | Freehold |
Jul 2025 | GRANGE ROAD Floor 16-20 | 3,251sqft | S$12,300,000 | ▲S$3,784 +25.8% vs FV | Freehold |
Jul 2025 | ONE TREE HILL Floor 06-10 | 1,130sqft | S$2,850,000 | ▼S$2,522 -16.2% vs FV | Freehold |
Jul 2025 | ONE TREE HILL Floor 01-05 | 1,227sqft | S$3,100,000 | ▼S$2,526 -16.0% vs FV | Freehold |
TANGLIN ROAD
Aug 2025 · Floor 01-05
-16.9% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-16.9% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-16.9% vs FV
GRANGE ROAD
Aug 2025 · Floor 21-25
-2.7% vs FV
ONE TREE HILL
Aug 2025 · Floor 01-05
-16.2% vs FV
ST. MARTIN'S DRIVE
Aug 2025 · Floor 01-05
-17.8% vs FV
GRANGE ROAD
Aug 2025 · Floor 01-05
+9.4% vs FV
GRANGE ROAD
Jul 2025 · Floor 11-15
-9.3% vs FV
GRANGE ROAD
Jul 2025 · Floor 16-20
+25.8% vs FV
ONE TREE HILL
Jul 2025 · Floor 06-10
-16.2% vs FV
ONE TREE HILL
Jul 2025 · Floor 01-05
-16.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.