More Offices, Homes and Green Spaces Envisioned to Make Orchard Road More Vibrant

As the government ramps up efforts to rejuvenate Orchard Road as a lifestyle and tourism destination, some industry watchers believe more residential and office developments could help create a more vibrant precinct. Others, however, argue that the answer lies elsewhere, in more green spaces and in preserving diverse and “informal” uses that add character to a largely planned stretch.

Knight Frank Singapore head of research Leonard Tay thinks that fresh initiatives including plans for pop-up spaces, hotels, and a major new mixed-use project at Tanglin Road are “not enough to bring about a transformational increase in shopper traffic.” He noted that footfall is event-driven, increasing during Christmas light-ups, new mall or shop openings, and viral promotions.

Marc Boey, executive director of property services at Far East Organization, said: “Bringing more homes, offices and office workers into and around Orchard Road will be key to making the precinct more vibrant and sustainable, rather than relying solely on tourists.” Chua Yang Liang, JLL South East Asia head of research and consultancy, agreed, saying a sustained office and residential population would create baseline demand for F&B, services and convenience retail.

A big boost to supply in the area is slated for completion in 2028, with the redevelopment of SingTel’s Comcentre headquarters into One Comcentre. This will add about 800,000 sq ft of office space, making it the first major Grade A office development in Orchard Road since 9 Penang Road was completed in 2011, said CBRE Asia head of research Tricia Song. Overall vacancy of Orchard Road office space was 7.2 per cent in the first quarter of 2026, according to data from URA.

Other projects in the pipeline include the Tanglin Shopping Centre redevelopment that will come onstream in 2028, and an integrated revamp of Forum, voco Orchard hotel and HPL House. In the Orchard fringe, the redevelopment of Peice Centre and Peace Mansion into One Sophia is expected to be completed in 2029, combining residential and commercial components including a 13-storey office block with 122 strata-titled office units.

Alan Cheong, executive director of research and consultancy at Savills Singapore, said: “The way of thinking that Orchard Road should be heavily skewed towards retail and F&B is becoming dinosauric.” He added that having more office workers in the district would go a long way for F&B operators to increase breakfast, lunch, tea break and dinner revenues on weekdays.

URA’s Master Plan 2025 paves a path for whole new neighbourhoods near Orchard Road. The Newton area is earmarked for an “urban village,” with 5,000 private homes planned for the 76-hectare precinct comprising Newton Circus, Scotts Road and Monk’s Hill. Another 1,000 new homes are envisioned along Paterson Road.

Two prime plots of land have been released at Orchard Boulevard in the heart of Orchard Road. The first parcel, sold in 2024, is being developed into the 301-unit UpperHouse. A second Orchard Boulevard site which can yield 110 new homes is expected to be offered in August. Combined, four projects supplied almost 2,300 units, of which about 300 units are still unsold.

The government also plans to pedestrianise a 500-metre stretch from Buyong Road to Handy Road, expanding Istana Park to three times its current size. Goh of Surbana Jurong believes a park at Paterson Road would be a more practical option as the land is already vacant and sits within Orchard’s core activity belt. “Singapore needs a bold idea,” he said, adding that “beyond just adding more commercial space and some pocket parks,” the precinct needs meaningful green spaces.