Orchard Boulevard (GLS)
CCRGLS confirmed
Research, not a listing. Market research by HomeVestor (Crestbrick Pte Ltd, CEA Licence No. L3010886H), tracking launches announced in URA Government Land Sales records and public announcements. Crestbrick is not the appointed marketing agency for this project, and this page is not an advertisement or offer of any property for sale. Project details are indicative estimates until the developer confirms; figures marked “estimate” are HomeVestor model output, not developer prices. Data: Urban Redevelopment Authority, under the Singapore Open Data Licence. General market information on this page was last updated on 12 Jul 2026. For educational purposes only — not financial advice.
$3,439
median $psf (actual)
The site
| Location | Orchard · D10 · Core Central (prime) |
| Type / tenure | Private condo · 99-yr |
| Estimated units | 280 (est. until developer confirms) |
| Status | GLS confirmed |
| Expected launch | 2026 (indicative) |
| GLS land price (awarded) | $1,616 psf ppr · S$428m · 2024-02
UOL / Singapore Land · now Upperhouse at Orchard Boulevard · Awarded Feb 2024. |
| Nearest MRT/LRT | Orchard · ~199 m |
| Schools within 1 km | 0 |
| Primary source | ura.gov.sg |
Live take-up — this project has launched
URA developer-sales data now covers this project, so the pre-launch estimate gives way to actual figures. Latest median $3,439 psf; 240 of 301 units sold to date (~80%). Around 6 units sold in the last 3 months.
Recent median $psf — 11/25: $3,677 · 12/25: $3,410 · 01/26: $3,469 · 02/26: $3,555 · 03/26: $3,807 · 05/26: $3,439. Source: URA Data Service, developer sales.
Our pre-launch estimate vs actual: we projected an indicative band of $3,207–$3,839 psf (mid $3,622); the launch is transacting at a median $3,439 psf — our midpoint was ~5% high. We keep this scorecard public as launches print real prices.
See how every launch is selling ›
Nearby resale — what the neighbours trade at
Median transacted $psf of the nearest comparable condos (URA, past ~5 years). Unit-level details are masked. This is the “or buy resale instead” benchmark the pricing band is measured against.
See undervalued resale in this area ›
How CCR launches are selling
Across 29 currently-selling CCR projects (URA developer sales): a median of 97% of units sold to date, and 62% are past 80% sold. Typical first-month take-up in this region ran ~54%. A launch priced into a slow-absorbing cohort carries more exit risk.
Competing supply nearby
Within ~2 km: about 56 unsold units in launches already selling, plus 520 units across 1 other pipeline projects we track. More competing new supply caps how fast a launch can raise prices — and how easily you resell before TOP.
How is this worked out? — cohort, source
Basis
Take-up is the region cohort of projects with URA developer-sales activity; nearby supply counts unsold units within ~2 km plus tracked pipeline sites.
Source
URA Data Service developer sales & pipeline; HomeVestor launch pipeline.
For educational purposes only — not financial advice.
Money math — stress-test a price
Enter an indicative $psf and unit size to see stamp duties, the progressive-payment timeline and the resale price you’d need to break even. All figures estimates.
How is this worked out? — stamp duty, payment scheme, breakeven
Stamp duty
BSD tiers and ABSD rates per IRAS (in data/rates.json, verified 9 Jul 2026).
Payments
Standard Normal Payment Scheme for building-under-construction; stages are indicative.
Breakeven
All-in entry cost recovered net of ~3% selling costs and Seller’s Stamp Duty for the exit year; ignores loan interest and price growth.
Note: Confirm stamp duties with IRAS; ABSD remissions may apply to some buyers.
Indicative only — not financial advice or a quotation.
Launch-readiness scorecard
Five evidence signals — leads, not a verdict. We don’t tell you to buy or not; we show what the data flags so you know what to verify at the showflat.
Implied price vs region cohort
~+9% above selling CCR launches
Rich
CCR launch absorption
cohort median 97% sold
Strong
Nearby competing supply
~56 unsold + 520 pipeline units <2 km
Light
Transit access
Orchard ~199m
Excellent
Tenure optionality
99-year leasehold
Standard
Three things to check at launch: (1) where the developer’s actual $psf lands versus the band above; (2) whether early take-up beats the region cohort; (3) whether nearby competing supply is rising or clearing. A licensed advisor can run these against your own budget and timeline.
Planning a new-launch or resale purchase?
Speak with a licensed Crestbrick advisor about your budget, stamp duties, financing and whether a launch or a resale unit better fits your goals. This is a general advisory consultation — we are not selling you a unit in any specific project unless we are its appointed agency.
Request a consultation ›Crestbrick Pte Ltd · Estate Agent Licence No. L3010886H · a HomeVestor advisor will be assigned · consultation is general advice, not a project sales pitch.
Contains information from the Urban Redevelopment Authority (private residential transactions, developer sales, Government Land Sales and pipeline) accessed via the URA Data Service and data.gov.sg, and from the Singapore Land Authority (OneMap), made available under the
Singapore Open Data Licence v1.0. HomeVestor is not endorsed by, and does not represent, any government agency.