Firm take-up at UpperHouse and The Robertson Opus with prices averaging about S$3,350 psf
UpperHouse at Orchard Boulevard moves 53% of its 301 units; The Robertson Opus sells 41% of its 348 units
Two new projects in the Core Central Region (CCR) – UpperHouse at Orchard Boulevard and The Robertson Opus – launched over the weekend, drawing firm demand with both moving more than 40 per cent of their units.
The launches of UpperHouse (301 units) and The Robertson Opus (348 units) mark the largest supply injection in the CCR since additional buyers’ stamp duty measures were tightened in 2023, said PropNex chief executive Kelvin Fong.
UpperHouse, by UOL Group and Singapore Land Group, sold 162 units or more than 53.8 per cent on Saturday (Jul 19), at an average price of S$3,350 per square foot (psf).
The 99-year leasehold project offers units from one-bedroom and study to four-bedroom suites. One-bedders were priced at nearly S$1.4 million, while two-bedders ranged from about S$2.1 million to S$2.7 million.
The project’s largest units, marketed as its “Bespoke Collection” – 31 four-bedders with private lift and parking – had a 30 per cent take-up, with a high-floor unit selling for S$7.66 million, or S$3,724 psf.
UpperHouse is the best-selling CCR project since Midtown Modern launched in 2021. Nearly all three-bedroom units were sold, and one-third of the four-bedders were taken up, indicating strong owner-occupier demand.
Singaporeans and permanent residents made up 99 per cent of buyers, with the rest being foreigners. The project drew a mix of owner-occupiers and long-term investors.
The narrowing price gap between CCR and RCR, and the attractive premium between freehold and leasehold luxury products, were cited as contributing factors.
Huttons data shows the median psf price gap between CCR and RCR narrowed from 56.5 per cent in 2018 to 1.9 per cent in H1 2025.
The average price of S$3,350 psf makes UpperHouse one of the most competitively priced new launches near Orchard Road. By comparison, Park Nova at Tomlinson Road saw average prices around S$6,150 psf, and Cuscaden Reserve around S$3,100 psf in early 2025.
Located in District 10, UpperHouse sits along Grange Road and Orchard Boulevard, opposite Orchard Boulevard MRT and near River Valley Primary School.
UOL and SingLand acquired the 7,013.4 square metre site last year for S$428.3 million or S$1,617 psf per plot ratio (ppr).
Steady take-up at The Robertson Opus
At the mixed-use The Robertson Opus, 143 out of 348 units were sold at an average price of S$3,360 psf, translating to a 41 per cent take-up rate.
The 999-year development in the River Valley area comprises one to four-bedroom units across five blocks. Studio units start from S$1.37 million, one-bedders from S$1.58 million, two-bedders from S$2.17 million, three-bedders from S$3.1 million, and four-bedders from S$5.09 million.
Three- and four-bedroom premium units under the Legacy Collection were the most popular and are nearly sold out.
The buyers comprise professionals purchasing for own stay or investment – 83 per cent are Singaporeans, 16 per cent are PRs mainly from China and Indonesia, and the rest are foreigners from the US and Switzerland.
The Robertson Opus includes a retail podium and is a redevelopment of Fraser Place Robertson Walk and the adjoining Robertson Walk commercial area, by Frasers Property and Sekisui House.
With steady take-up at both launches, PropNex’s Fong expects Q3 developers’ sales in the CCR to rebound.
“To be sure, the units sold at UpperHouse at Orchard Boulevard during the private preview alone has already far exceeded the 46 CCR new units sold for the whole of Q2 2025.”
Despite the recent hike in seller’s stamp duty rates, demand for luxury homes remains resilient, supported by buyers focused on capital stability and wealth diversification.
“These factors point to a strategic reset in the CCR market. With strong fundamentals, supportive policies, and improving economic signals, the luxury housing segment is well-positioned to regain momentum.”
