Type

Units

Min Area

Price Range

4 BR

1518 sqft

S$4.2M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$4.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$837K on this acquisition.
Located 6 min (470 m) from NE5 Clarke Quay MRT Station.

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Union Square Residences: Prime Riverside Living at Havelock Road

Union Square Residences stands as a distinguished residential address on Havelock Road, one of Singapore's most coveted mixed-use precincts. The development offers contemporary condominium living in an established neighbourhood renowned for its blend of commercial vibrancy, cultural heritage, and residential appeal. Positioned just 470 metres from Clarke Quay MRT Station on the North-East Line, the project provides residents with seamless connectivity to key business districts, entertainment hubs, and major transport corridors across the island.

The location represents a significant draw for both owner-occupiers seeking a vibrant urban lifestyle and investors targeting sustained rental demand. Havelock Road has consistently attracted families, young professionals, and high-net-worth individuals seeking proximity to the CBD, Orchard shopping and dining destinations, and the dynamism of the Clarke Quay riverside precinct. This enduring appeal has underpinned stable capital values and rental yields across residential developments in the area.

Strategic Connectivity and Accessibility

Proximity to Clarke Quay MRT Station affords residents direct access to the North-East Line, enabling swift commutes to Marina Bay, Orchard, and the Central Business District. The six-minute walk to the station positions Union Square Residences within the most desirable catchment for professionals and families who prioritise transport convenience. Beyond rail, the area benefits from excellent bus connectivity and is situated within minutes of major arterial roads including New Bridge Road and Mohamed Sultan Road, facilitating ease of movement by car or ride-hailing services.

The neighbourhood's transformation over the past decade has elevated its status considerably. What was historically an industrial and commercial zone has evolved into a thriving mixed-use destination encompassing contemporary office towers, gastronomy venues, cultural institutions, and premium residential developments. This trajectory of urban renewal continues to attract institutional interest and support capital appreciation across residential properties in the precinct.

Unit Typologies and Space Planning

Union Square Residences offers a range of unit configurations designed to accommodate diverse household compositions and lifestyle preferences. The development features spacious layouts with multiple bedrooms and bathrooms, providing flexibility for family living or conversion to home office arrangements. Unit sizes typically range across the 1,500 square foot threshold and above, offering the spatial generosity increasingly demanded by discerning buyers in the prime residential market segment.

The architectural and interior design approach emphasises contemporary aesthetics, generous natural light, and functional room planning. Master suites are thoughtfully proportioned to accommodate ensuite bathrooms and walk-in storage, whilst additional bedrooms are similarly generous and suitable for guest quarters, home studies, or flexible family arrangements. Living and dining areas facilitate entertaining, reflecting the lifestyle expectations of the target demographic.

Resident Facilities and Amenities

As a modern condominium development, Union Square Residences incorporates a comprehensive suite of resident facilities typical of luxury residential projects in Singapore's prime districts. These typically encompass swimming facilities, fitness centres, landscape gardens, and communal spaces designed to foster resident engagement and wellbeing. The development is managed to exacting standards consistent with the expectations of premium property owners and investors seeking well-maintained, professionally administered residential environments.

The provision of quality facilities and responsive building management directly correlates with tenant satisfaction and rental competitiveness. Properties housed within well-appointed developments with extensive amenities command rental premiums relative to comparable units in buildings with minimal facilities, representing a tangible value proposition for investor-owners.

Investment Credentials and Rental Market Positioning

The Havelock Road precinct has established itself as a resilient rental market, attracting expatriate professionals, relocating local families, and corporate housing tenants. The proximity to the CBD, international schools, and premium retail and dining establishments creates sustained tenant demand across the calendar year. Union Square Residences, by virtue of its modern finish, comprehensive facilities, and excellent transport connectivity, positions itself competitively within this rental landscape.

Capital appreciation in this district has historically tracked in line with broader prime residential market performance, underpinned by limited new supply and enduring appeal of the location. The combination of owner-occupier demand and investor interest provides a stable demand foundation, supporting both resale velocity and rental lettability. Properties in this catchment tend to attract professional tenants willing to pay premium rents, enhancing yield prospects for long-term investors.

Market Context and Pricing Considerations

Union Square Residences reflects current market valuations for established developments in the Havelock Road precinct, with pricing broadly aligned to recent transaction evidence in comparable properties within the same district. Units across various configurations are available, permitting prospective purchasers to select properties matching their specific spatial, budgetary, and investment requirements. The pricing structure reflects the location premium, modern specifications, and comprehensive facilities integral to contemporary prime residential developments.

For owner-occupiers, the development represents a compelling option for those seeking immediate occupancy of a well-finished, professionally managed residence in one of Singapore's most vibrant neighbourhoods. For investors evaluating medium to long-term acquisition strategies, the combination of rental yield potential and capital appreciation prospects merits serious consideration within a diversified property portfolio context.

Neighbourhood Characteristics and Lifestyle Appeal

The immediate environs of Union Square Residences combine commercial activity, hospitality venues, and cultural attractions that define the Clarke Quay experience. Robertson Quay, Mohamed Sultan Road, and Havelock Road collectively form a precinct recognised for exceptional dining and entertainment offerings, boutique retail, and creative industry spaces. This neighbourhood energy and cultural vitality distinguish the area from more residential, quieter precincts, appealing to buyers and tenants seeking an engaged, cosmopolitan urban lifestyle.

The riverside location, whilst not beachfront, provides proximity to waterfront promenades, parks, and recreational facilities that enhance quality of life and support property values. Families benefit from proximity to established international schools, whilst professionals appreciate the short commute to workplace locations across the CBD and Orchard corridors.

Conclusion

Union Square Residences embodies contemporary luxury residential living positioned within one of Singapore's most dynamic and well-established urban precincts. The combination of excellent MRT connectivity, vibrant neighbourhood character, spacious unit configurations, and professional management creates a compelling proposition for owner-occupiers and investors alike. The development merits consideration as part of a comprehensive residential property evaluation, particularly for purchasers prioritising location credentials, modern finish, and proximity to essential transport and lifestyle amenities.

Frequently Asked Questions

What rental yield can investors typically expect from units at Union Square Residences?

Rental yields on properties at Union Square Residences generally range between 2.5% and 3.5% per annum, depending on unit configuration, floor level, and lease tenure. The Havelock Road precinct attracts sustained tenant demand from expatriate professionals and relocating families willing to pay premium rents, which supports competitive rental returns. Investors should note that final yields depend on acquisition price relative to market rental rates at the time of purchase, and professional property management engagement is critical to optimising lettability and tenant quality. The development's proximity to Clarke Quay MRT and the vibrant mixed-use neighbourhood enhances rental appeal, supporting consistent occupancy and tenant retention across economic cycles.

How does Union Square Residences pricing compare to recent per-square-foot transactions in Havelock Road?

Union Square Residences pricing reflects current market benchmarks for modern developments in the Havelock Road and Clarke Quay precinct, typically ranging between S$2,700 and S$3,200 per square foot depending on unit size, floor level, and finish specifications. Recent transactions in comparable developments on Havelock Road and neighbouring streets have established this pricing corridor as representative of the district's current market conditions. Prospective buyers should engage qualified property agents to review recent comparable sales data and assess whether specific units represent fair value relative to floor size, aspect, and amenity access. The district's established appeal and limited new supply have historically supported stable or appreciating per-square-foot valuations over three to five year holding periods.

What Additional Buyer's Stamp Duty applies to a second property purchase at Union Square Residences?

Singapore Citizens purchasing Union Square Residences as a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price. For a property valued at S$2,000,000, ABSD would total S$400,000 on top of standard stamp duty and other acquisition costs, materially impacting total outlay and investment returns. Permanent Residents and foreign nationals face higher ABSD rates of 25%, whilst first-time Singapore Citizen owner-occupiers are exempt from ABSD. Investors should factor ABSD liabilities into financial modelling and consult tax advisors regarding overall cost-of-acquisition implications before proceeding to offer stage. This stamp duty obligation particularly affects second-property acquisitions and should inform purchase decision timing and financing strategy.

Is there lease decay risk at Union Square Residences, and how does remaining lease tenure affect resale value?

Union Square Residences is a freehold development, meaning there is no lease expiry date and no depreciation of property value due to lease decay over time. Freehold tenure represents a significant advantage relative to leasehold properties, which decline in value as the unexpired lease shortens below 80 years. This structural advantage supports long-term capital preservation and makes the development particularly attractive to legacy buyers planning multi-generational ownership or extended holding periods. Unlike leasehold properties requiring en bloc collective sales or lease extension negotiations to maintain value, freehold units at Union Square Residences retain intrinsic scarcity value indefinitely. For investors targeting 10-year-plus holding strategies, freehold tenure eliminates refinancing difficulties and supports stable long-term rental demand.

How does proximity to Clarke Quay MRT station influence property demand and capital appreciation?

Proximity to Clarke Quay MRT Station on the North-East Line is a primary demand driver for Union Square Residences, as most professional tenants and owner-occupiers prioritise transport connectivity within their property evaluation criteria. The six-minute walk to the station positions the development within the most desirable rental and sales catchment, supporting premium rental rates and higher capital values relative to properties further from MRT access. Historical data across Singapore demonstrates that residential properties within 500 metres of MRT stations command valuations 15–25% higher than comparable units outside optimal walking distance. Clarke Quay's position on the North-East Line further enhances value, as the line provides direct access to key employment and retail corridors including Orchard, Marina Bay, and Tampines. Future transport upgrades or residential intensification in the catchment area could further strengthen capital appreciation prospects, making location-based transport advantage a material long-term value factor.

Which buyer profiles are best suited to Union Square Residences?

Union Square Residences appeals to multiple buyer cohorts. High-net-worth owner-occupiers seeking modern, professionally managed luxury residences with vibrant neighbourhood lifestyle find the development particularly suitable, given the exceptional dining, entertainment, and cultural amenities within walking distance. Upgraders moving from smaller apartments or HDB flats to spacious, centrally located condominiums benefit from the generous unit sizes and excellent transport connectivity to workplaces. Expatriate professionals and relocating families attracted to the cosmopolitan Clarke Quay precinct and international school proximity represent a strong tenant demographic, making the development compelling for long-term investors seeking stable rental income. First-time owner-occupiers with sufficient financial capacity typically favour more affordable developments further from the CBD, though high-earning young professionals may prioritise the development's location and lifestyle credentials. Investors evaluating portfolio diversification across prime residential assets should view Union Square Residences as a quality blue-chip holding with historical appreciation and resilient rental demand.

What TDSR and financing headroom should buyers anticipate at Union Square Residences price points?

At typical Union Square Residences price points ranging from S$3.5 million to S$5 million, buyers should expect to satisfy stringent Total Debt Servicing Ratio (TDSR) requirements set by the Monetary Authority of Singapore, which cap mortgage servicing obligations at 55% of gross monthly income for the primary applicant. A property valued at S$4 million with a 70% LTV mortgage (S$2.8 million loan) generates monthly servicing costs of approximately S$14,000–S$15,000, requiring gross household income of at least S$26,000–S$27,000 monthly to satisfy TDSR limits. Buyers should arrange pre-approval financing well ahead of offer stage and engage qualified mortgage brokers to stress-test affordability at prevailing interest rates plus a prudent buffer. The development's appeal to high-income professionals generally supports ready access to mortgage financing, though banks increasingly scrutinise income documentation and employ more conservative lending multiples. First-time buyers particularly should budget additional acquisition costs including ABSD (if applicable), legal fees, and agent commissions alongside mortgage deposits, which typically range from 25–30% for non-first-time buyers.

How does Union Square Residences compare to nearby competing developments on Havelock Road?

Union Square Residences competes directly with other established freehold and leasehold developments on Havelock Road and neighbouring streets including Mohamed Sultan Road and Robertson Quay. Comparable developments in the immediate precinct include other modern condominiums offering similar unit sizes, facilities, and proximity to Clarke Quay MRT, with pricing broadly aligned to Union Square Residences across the S$2,700–S$3,200 per square foot range. Union Square Residences benefits from excellent building design, comprehensive resident facilities, and professional management comparable to or exceeding peer developments in the precinct. The freehold tenure structure provides a distinct advantage relative to leasehold competitors, particularly for long-term value preservation and investor confidence. Prospective buyers should conduct comparative site visits, review rental data for competing developments, and evaluate recent resale transactions to assess whether Union Square Residences represents superior value or positioning relative to alternatives in the same neighbourhood. The relatively limited supply of prime residential stock on Havelock Road supports relatively stable pricing across competing developments, with differentiation driven by unit design, floor levels, and amenity quality rather than dramatic price dispersion.

Which unit stacks or floor levels typically represent best value at Union Square Residences?

Mid-level units spanning the 10th to 20th floors typically offer superior value relative to the highest floors, as per-square-foot pricing premiums for units above the 25th floor significantly exceed the subjective amenity gains from marginally enhanced views and wind reduction. Lower-floor units between the 3rd and 8th floors may suffer from reduced natural light, noise considerations related to street-level activity, and perceived loss of privacy, justifying modest per-square-foot discounts relative to mid-level properties. Units with north or north-east facing aspects benefit from direct morning light and cooling afternoon shade, supporting tenant desirability and rental competitiveness relative to south or west-facing units subject to afternoon heat exposure. Units positioned at stack ends offering dual-aspect light and cross-ventilation typically command premiums of 5–10% relative to mid-stack units, reflecting genuine amenity advantage and tenant preference. Investors should prioritise mid-level, dual-aspect units at competitive pricing as delivering optimal risk-adjusted returns, as these units command reliable rental demand without paying the disproportionate premium for highest-floor positioning. Consulting the development floor plans and undertaking site visits to evaluate specific unit orientation and sightlines is essential to maximising value selection.

What future supply pipeline exists in the Havelock Road and Clarke Quay district?

The Havelock Road and Clarke Quay precinct faces constrained new residential supply, as most available land parcels have been developed or are earmarked for commercial, hospitality, or mixed-use purposes aligned with the district's established identity as a business and entertainment destination rather than a residential enclave. The Urban Redevelopment Authority's planning framework for the Central Area emphasises vertical mixed-use intensification rather than additional stand-alone residential developments, suggesting future supply additions will be modest relative to ongoing owner-occupier and investor demand. This structural constraint on new supply typically supports stable or appreciating valuations for established developments including Union Square Residences, as the limited housing stock serves as a scarcity anchor supporting long-term capital preservation. Prospective buyers should recognise that the development's location advantage is underpinned partly by limited future competition from new entrants, which is a material factor supporting investment thesis for longer-term holding periods. However, transformation of nearby commercial areas or adjacent precincts could introduce new residential competition; monitoring URA planning announcements and development pipelines in surrounding neighbourhoods is prudent due diligence for investors evaluating capital appreciation prospects.

[For Sale] Union Square Residences — From S$4.2M