UPPERHOUSE AT ORCHARD BOULEVARD
UrbanLens Analysis
UPPERHOUSE AT ORCHARD BOULEVARD commands $3,309 PSF -- 51% above what District 10 typically fetches ($2,197 PSF). Orchard MRT sits just 58m away (1-min walk), a clear connectivity win. Against 19 NASSIM at $3,381 PSF, the 2% discount is worth examining closely.
Prices have essentially flatlined over two years (+0.0%), suggesting a market in equilibrium. 233 transactions over two years gives deep liquidity and reliable pricing signals. For context, SOMMERVILLE PARK has gained 4.2% over the same period.
With ~97 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 301 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
| SOMMERVILLE PARK | $2,159 | 2.2% | +4.2% |
PSF Trend
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