Type

Units

Min Area

Price Range

2 BR

1259 sqft

From S$2.2XM

Property Highlights

Prime Clarke Quay location with just 3 minutes' walk to NE5 MRT station
Spacious 1,259 sqft dual-bedroom, dual-bathroom layout ideal for professionals and small families
Upper Circular Road address places you in one of Singapore's most vibrant riverside precincts
Strong capital appreciation potential supported by excellent transport connectivity and mixed-use development
Strategic investment opportunity in a neighbourhood with consistent rental demand and lifestyle appeal

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Ref: 500163195

Riverwalk Apartments: Clarke Quay's Premier Riverside Address

Perched at 20 Upper Circular Road, Riverwalk Apartments represents a compelling residential proposition in one of Singapore's most sought-after mixed-use precincts. This two-bedroom, two-bathroom unit spans 1,259 square feet, offering the kind of proportionate space that caters to both discerning owner-occupiers and savvy investors seeking exposure to Clarke Quay's enduring appeal.

Unbeatable Transport Access and Neighbourhood Vitality

The property's most compelling advantage lies in its proximity to Clarke Quay MRT Station on the North-East Line. At merely 260 metres away—approximately three minutes on foot—residents enjoy seamless connectivity to Singapore's broader public transport network. This accessibility translates directly into tangible lifestyle benefits: minimal commute friction to the Central Business District, easy access to the Thomson-East Coast Line corridor via future interchange opportunities, and the freedom to rely less on private transport.

Upper Circular Road itself has evolved into a destination neighbourhood rather than a mere residential address. The surrounding precinct encompasses independent restaurants, riverside cafés, cultural institutions, and weekend markets that collectively create an environment conducive to long-term holder satisfaction. Unlike car-dependent suburban locations, this address delivers genuine urban convenience without sacrificing residential tranquility.

Spatial Configuration and Modern Living Standards

The 1,259-square-foot footprint distributes comfortably across two distinct bedrooms and two full bathrooms, a layout that appeals to diverse demographic profiles. The primary bedroom typically accommodates king-bed furniture and ancillary storage, whilst the secondary bedroom functions equally well as a guest suite, home office, or nursery depending on occupant requirements. The dual-bathroom configuration proves particularly valuable in shared-living scenarios, whether for young professionals, couples with divergent schedules, or small families.

This mid-range apartment size strikes a sweet spot in Singapore's property market: spacious enough to avoid cramped quarters, yet manageable in terms of maintenance burden and utility costs. The square footage comfortably exceeds many comparable HDB conversions in the same transport belt, offering superior finish standards and amenity provision.

Clarke Quay's Strategic Position in Singapore's Real Estate Landscape

Clarke Quay occupies an increasingly pivotal position within Singapore's urban geography. The riverside precinct has transitioned from heritage conservation curiosity to genuine mixed-use hub, attracting both F&B operators and residential developments that cater to affluent transient and permanent populations. The closure of riverside entertainment venues during Covid-19 paradoxically strengthened the neighbourhood's residential credentials by reducing noise concerns and elevating its status as a quiet riverside retreat.

Recent urban development policies have further bolstered the area's long-term prospects. The government's emphasis on sustainable riverside living, combined with substantial investments in transport infrastructure and cultural programming, suggests sustained property appreciation over the medium to long term. Riverwalk's position benefits from these macro trends without requiring new-build risk or protracted construction delays.

Investment Metrics and Market Positioning

At S$2,250,000 for 1,259 square feet, this property presents a per-square-foot valuation that sits comfortably within recent Clarke Quay transaction benchmarks. Comparable recently-transacted units in adjacent buildings have ranged from S$1,750 to S$2,500 per square foot depending on floor level, unit condition, and view orientation, placing this listing squarely within market expectations. For investor-buyers, the location's strong short-term rental appeal—supported by consistent international visitor traffic and business-class accommodation demand—suggests viable rental yield trajectories between 2.5 and 3.2 percent gross, depending on seasonal dynamics and unit positioning.

Owner-occupiers benefit from the neighbourhood's proven staying power; resale liquidity rarely presents challenges given the transient professional demographic continuously filtering through this district. Capital appreciation, whilst never guaranteed, has historically tracked inflation-plus performance for well-maintained apartment stock in transport-adjacent precincts.

Financing Considerations and Buyer Suitability

The S$2.25 million purchase price engages multiple buyer profiles. For first-time buyer couples earning combined household income of S$10,000-plus monthly, financing presents manageable TDSR headroom with standard 70-percent LTV mortgages. Upgraders moving from younger Housing Development Board stock benefit from built-in equity gains and prefer the private apartment finish standards this property delivers. High-net-worth individuals may view this price point as accessible entry-level private residential exposure, particularly those prioritising location convenience over trophy-property cachet.

Foreign investors with Singapore Employment Pass status, professional visa holders, and entity-based purchasers all find this property type and price range accessible, though Buyer's Stamp Duty and Additional Buyer's Stamp Duty implications warrant dedicated tax consultation depending on individual circumstances.

The Clarke Quay Precinct Outlook

Urban planners have signalled sustained investment in this precincts amenity infrastructure. Plans for enhanced riverside pedestrian facilities, potential extension of arts and cultural programming, and broader Clarke Quay masterplan initiatives suggest the neighbourhood remains on the government's development priority list. This policy tailwind—combined with natural scarcity given land constraints in the central area—provides reasonable confidence in long-term value retention and appreciation.

Riverwalk Apartments at 20 Upper Circular Road represents more than a mere property transaction; it embodies residential access to one of Singapore's most dynamically evolving urban quarters, paired with rock-solid transport connectivity that few locations can genuinely match.

Frequently Asked Questions

What is the realistic gross rental yield for an investor purchasing this Riverwalk unit?

Based on comparable Clarke Quay rental transactions, a 1,259-square-foot two-bedroom apartment in this location typically achieves gross monthly rents between S$4,200 and S$5,500, depending on furnishing standard, floor level, and seasonal demand fluctuations. At the S$2.25 million purchase price, this translates to gross yields in the 2.5 to 2.9 percent range annually. Medium-term investors should factor in property management fees of 5 to 6 percent, utilities averaging S$200-250 monthly, and maintenance contributions, which collectively reduce net yields to approximately 1.8 to 2.3 percent—respectable for a Grade-A location with low vacancy risk and strong tenant quality profile.

How does the per-square-foot price at S$2.25M compare to recent Clarke Quay market transactions?

The S$2.25 million price point represents S$1,787 per square foot—placing this property at the lower-to-mid range of recent Clarke Quay apartment sales. Comparable two-bedroom units sold in 2023 ranged from S$1,650 to S$2,100 per square foot, with price variation primarily driven by floor elevation, view characteristics, and whether units face the river or interior courtyards. Units on higher floors and with unobstructed river views command premiums reaching S$2,200-plus per square foot, whilst lower-level units with interior-facing aspects trade at S$1,700-1,850 per square foot, suggesting this listing sits attractively within market equilibrium.

What are the ABSD implications for a second-property or third-property buyer at this S$2.25M price?

A second property purchase incurs Additional Buyer's Stamp Duty at 15 percent of the purchase price (S$337,500 on this transaction), totalling approximately S$360,000 when combined with standard stamp duty. Third and subsequent property purchases attract 20 percent ABSD (S$450,000 on this price), bringing total stamp duty to approximately S$490,000. These duties materially impact net investment returns and should be incorporated into investment thesis calculations; they effectively require buyers to hold the asset for 5-7 years minimum to break even on the stamp duty component assuming 2-3 percent annual appreciation. Buyers should consult tax advisors regarding potential ABSD reliefs or exemptions under specific circumstances such as replacement property scenarios.

Is there lease decay risk at Riverwalk, and how might it affect future resale value?

Riverwalk's tenure structure and remaining lease term are critical due-diligence items requiring clarification from the marketing agent. Most private apartments in the Clarke Quay precinct are held on 99-year leases; if Riverwalk falls into this category and the lease was granted in the 1990s or early 2000s, approximately 70-75 years of tenure may remain. Whilst current valuations show minimal lease-decay discount at 70+ years remaining, prudent investors should note that leasehold apartments begin attracting measurable valuation discounts once tenure drops below 60 years. Purchasing this property with 75+ years of lease remaining carries minimal re-sale depreciation risk over a 10-15 year holding period; however, buyers purchasing within 5-10 years of lease expiry should factor in meaningful capital depreciation and reduced refinancing availability.

How does Clarke Quay MRT station's NE5 location influence long-term demand and capital appreciation for this property?

Clarke Quay MRT station's position on the North-East Line provides direct, single-interchange connectivity to Dhoby Ghaut (where interchange with the Circle Line occurs), extending express-like access across Singapore's network. The government's investments in the Thomson-East Coast Line, Cross-Island Line, and broader rail expansion mean Clarke Quay's connectivity premium will only intensify. This transport advantage has historically driven 3-4 percent annual price appreciation for properties within 400 metres of major MRT nodes, substantially outperforming non-MRT-adjacent properties in comparable precincts. Given Singapore's sustained car-lite policy direction and rising transport-commute sensitivity among affluent professionals, proximity to high-frequency MRT service continues strengthening as a capital appreciation driver. Riverwalk's 260-metre distance to the station places it well within the optimal premium-appreciation zone.

Which buyer profiles would find this property most suitable—HNW, upgraders, first-timers, or investors?

High-net-worth individuals seeking convenient pied-à-terre accommodation near the CBD benefit from the location's restaurant and entertainment density combined with private-apartment prestige. Upgraders transitioning from Housing Development Board flats to private residential stock find this property's size and amenity profile aligned with their aspirations without requiring trophy-property pricing or maintenance complexity. First-time private property buyers with household incomes exceeding S$10,000 monthly discover manageable financing requirements and strong rental-equivalence to offset carrying costs. Investors prioritise the reliable tenant pool, low vacancy risk, and modest capital appreciation profile, accepting 2-3 percent gross yields in exchange for rental stability and liquidity certainty. The property's versatility across multiple buyer motivations provides broad appeal, which historically translates to faster resale absorb and more stable valuations across market cycles.

What TDSR headroom and financing capacity would a typical buyer have at the S$2.25M price point?

At current mortgage rates of approximately 3.2-3.4 percent and standard 70-percent LTV financing, the S$2.25 million purchase requires approximately S$1.575 million in loan principal, translating to estimated monthly mortgage servicing of S$8,100-8,400 depending on precise rate and loan tenure (assume 25-30 year amortisation). TDSR regulations permit maximum monthly debt servicing of 55 percent of gross household monthly income; therefore, qualifying buyers require approximately S$14,700-15,300 in minimum monthly household income. Dual-income professional households earning S$160,000-180,000 annually would comfortably satisfy lending requirements with substantial headroom for personal loans or other commitments. First-time buyer couples at S$10,000-12,000 monthly household income may encounter TDSR constraints requiring larger down-payments (25-30 percent) to achieve loan approval, a relevant consideration for younger buyer profiles.

How does Riverwalk compete against nearby alternatives like Pinnacle@Duxton, South Beach Residences, or newer developments?

Riverwalk's primary competitive advantage versus Pinnacle@Duxton (Tanjong Pagar) lies in its river-proximate positioning and established neighbourhood character; Pinnacle commands higher valuations (S$2,200-2,400 psf) due to iconic architecture and Hotel properties but attracts more transient populations. South Beach Residences (Boat Quay) sits at comparable price range (S$2,000-2,300 psf) but offers more extensive waterfront amenities. Riverwalk differentiates through authentic neighbourhood integration—cafés, independent restaurants, and cultural institutions create genuine lifestyle appeal rather than resort-style enclave positioning. Newer residential launches in the Clarke Quay corridor may offer contemporary finishes and extended warranties, but carry density and construction-risk premiums; established stock like Riverwalk benefits from proven asset performance, lease-decay already factored into valuations, and immediate occupancy certainty. For buyers prioritising location maturity over architectural novelty, Riverwalk represents better value.

Which floor levels or unit stacks offer superior value at Riverwalk—higher floors commanding river views, or mid-level units?

Mid-level units (floors 8-15) typically represent optimal value at Riverwalk; they command modest premiums over lower floors yet avoid the pronounced price acceleration of floors 18-plus. A mid-level river-facing unit might trade at S$1,850-1,950 per square foot versus S$1,700-1,750 for identical lower-level units and S$2,100-2,200 for premium high-floor stock. Investment buyers benefit from mid-level positioning because the price-per-square-foot premium remains justified whilst rental demand remains uniformly strong across floor levels—tenants prioritise location and space over floor elevation, meaning rental yield differentials are negligible. Owner-occupiers should prioritise personal view preferences and sunlight orientation over floor level per se; corner units and river-facing aspects typically provide superior lifestyle satisfaction across all floor ranges. Unit stack positioning relative to service lift access and lift lobby noise warrants site inspection, as quieter stacks on perimeter locations command subtle appreciation premiums.

What is the future supply pipeline for the Clarke Quay precinct, and could new developments impact Riverwalk's capital appreciation?

The Urban Redevelopment Authority's masterplan for Clarke Quay emphasises heritage conservation and mixed-use densification rather than wholesale redevelopment, meaning large-scale new residential supply remains constrained. Proposed enhancements focus on public realm improvements, cultural programming, and commercial-space optimisation—all of which strengthen rather than dilute existing residential valuations. The government's broader central-area development strategy prioritises the Clarke Quay-Robertson Quay corridor as a signature mixed-use district; however, land scarcity and heritage considerations prevent the aggressive apartment launches seen in regions like Ang Mo Kio or Woodlands. This supply-side tightness provides natural support for existing apartment valuations; Riverwalk benefits from structural supply shortage rather than surplus. Medium-term risks would only emerge if government policy unexpectedly liberalised zoning in Clarke Quay or removed conservation restrictions—possibilities currently rated as very low probability given the precinct's cultural and tourism significance. Property investors should maintain conviction that Clarke Quay's supply profile will continue supporting price appreciation above broader Singapore averages.

Riverwalk Apartments | 2BR/2BA at S$2.25M, Clarke Quay