Union Square Residences.
The brief
Union Square Residences rises forty storeys from the former Central Mall site on Havelock Road - CDL's most ambitious Singapore River play since Canninghill Piers, and the first new private residential tower in District 1 in a decade. A single tower, thirty-nine residential floors, the river at the front door.
Indicative pricing. Psf ranges from $2,981 at entry to $3,837 at the top. The 1-bedroom plus study (463 sqft) opens at $1.318M - the sharpest quantum in the stack. Two Sky Suites on levels 38 and 39 were priced at $9.288M and $9.5M respectively on launch day. As of 2026, approximately 37% of units have been sold; selected stacks carry discount offers. [Prices indicative - confirm directly with CDL.]
Location context. Clarke Quay MRT (NE5) is a seven-minute walk. Fort Canning (DT20) and Chinatown (NE4/DT19) are also accessible on foot, giving residents access to two lines without transferring. Robertson Quay, Boat Quay, and the CBD are within a 10-minute walk. Fort Canning Park rises directly behind the tower.
Three things to know.
First District 1 tower in a decade
No new private residential tower in D01 since Marina One Residences in 2014. Union Square is also the first project in the Singapore River Planning Area to benefit from URA's Strategic Development Incentive Scheme GFA uplift (67%) - the reason a 40-storey residential tower is viable on this site.
Three MRTs in walking range
Clarke Quay NE5 at seven minutes, Fort Canning DT20 and Chinatown NE4/DT19 also on foot. That's the North East Line and Downtown Line accessible without a transfer - rare at this price quantum.
CDL's mixed-use formula
366 homes sit above a retail podium, office floors, and hotel-licensed co-living. CDL has run this playbook at Canninghill Piers and South Beach Residences. The mixed-use podium drives footfall and keeps the address alive at ground level.
Fit & trade-offs
Who this is for.
Primary-market access to the first new private residential tower in District 1 since 2014, 366 homes above CDL's mixed-use Singapore River podium, with selection still open across nine variant types from 463 sqft to a 4,833 sqft penthouse and developer-level discounts on selected stacks
Launch-day momentum and the leasehold-discount quantum available at OCR comparables like Chuan Park, in exchange for a District 1 address at $2,981 psf entry
- ·Buyers wanting a District 1 address with a Singapore River frontage at primary-market pricing
- ·Buyers prioritising three MRT lines on foot (Clarke Quay NE5, Fort Canning DT20, Chinatown NE4 or DT19) without a transfer
- ·Buyers comfortable with extended primary-market absorption for selection latitude across 366 units and nine variant types
- ·Buyers wanting an established residential neighbourhood rather than a mixed-use central-area address
- ·Buyers requiring strong launch-day sell-through as a confidence signal
- ·Buyers seeking a sub-$1.3M entry quantum or a sub-$2,500 psf D01 reference
Unit mix
366 units. 9 typologies.
| Type | Size (sqft) |
|---|---|
| 1-Bedroom | 463 |
| 1-Bedroom + Study | 506 |
| 2-Bedroom | 700-732 |
| 2-Bedroom + Study | 743 |
| 3-Bedroom | 990 |
| 3-Bedroom Premium | 1066 |
| 4-Bedroom Premium | 1518 |
| Sky Suite · 5-Bedroom | 2476 |
| Penthouse | 4833 |
Across launch: $2,981 - $3,837 psf. Per-variant pricing on application.
Floor plans
13 typologies.
Block + stack layout. 366 units across 13 typologies.
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Children's poolpool
- Sky deck pool (Level 34)pool
- Gymnasiumwellness
- Sky gym (Level 34)wellness
- Yoga deckwellness
- Sky lounge (Level 34)social
- Function roomssocial
- BBQ pavilionssocial
- Recreation pods (scattered through tower)recreation
- Conciergeutility
- Outram Secondary Schoolsecondary
- Camford International Collegeinternational
- Integrated International Schoolinternational
- River Valley Primary Schoolprimary
- Cantonment Primary Schoolprimary
Location
20 Havelock Road, Singapore.
Comparables
Other launches in context.
Track record
City Developments Limited (CDL) priors.
Risks & catalysts
What could move.
- ·Extended primary-market absorption (~37% sold after ~18 months) signals slower-than-launch-band demand and weaker resale comparables at TOP
- ·Mixed-use podium tenant mix (retail, office, hotel-licensed co-living) drives both footfall and noise, the live-work tradeoff cuts both ways for own-stay buyers
- ·TOP nominal 2028-Q4 (developer site lists Expected TOP 15 Mar 2031), construction milestone progress not independently verified in this run
- ·Singapore River Planning Area D01 has thin recent transaction comparables, valuation anchoring relies on Marina One Residences (2014) and Canninghill Piers (2021)
- ·First District 1 private residential tower in a decade, scarcity premium underpins the long-hold thesis on a fully built-out central area
- ·Three MRT lines (NE, DT, plus Chinatown interchange) within a 7-10 minute walk gives the address two-line accessibility without transfer
- ·URA Strategic Development Incentive Scheme GFA uplift (67%) on this site is non-replicable, future D01 stock cannot reach the same tower height on a comparable parcel
- ·Robertson Quay rejuvenation and Singapore River corridor activation continue, anchored by The Robertson Opus and adjacent F&B redevelopment
FAQ
What buyers ask.
Q01Why is Union Square Residences still available at the developer level after launching in November 2024?
Status is 'available' as of 2026-05-06. The v1 body prose preserved above records approximately 37% sold after roughly 18 months in market, with selected stacks carrying developer discount offers. The slow absorption reflects a combination of the upper-band $2,981 to $3,837 psf range, thin D01 transaction comparables, and the broader CCR softness through 2024 to 2026. Selection across nine variant types from 463 sqft to a 4,833 sqft penthouse remains open.
Q02Why is Union Square Residences the first private residential tower in District 1 in a decade?
No new private residential project has launched in D01 since Marina One Residences in 2014. Union Square is also the first project in the Singapore River Planning Area to benefit from URA's Strategic Development Incentive Scheme (SDI), which awarded a 67% gross floor area uplift on this site. Without SDI, a 40-storey residential tower would not be financially viable on this parcel; the scheme is the proximate reason Union Square exists at this scale.
Q03How does Union Square Residences compare to Canninghill Piers as a CDL mixed-use precedent?
Canninghill Piers (2021, 696 units, 99-year leasehold) and Union Square Residences (2024, 366 units, 99-year leasehold) are both CDL mixed-use redevelopments on the Singapore River. Canninghill integrates retail and serviced apartments at Liang Court and sold out post-launch; Union Square integrates retail, office and hotel-licensed co-living at the former Central Mall site. Union Square's residential count is roughly half of Canninghill's, the parcel is smaller, and the absorption pace has been markedly slower.
Q04What MRT lines are within walking distance of Union Square Residences?
Three stations are on foot: Clarke Quay (NE5, North East Line) at approximately 7 minutes, Fort Canning (DT20, Downtown Line), and Chinatown (NE4 / DT19, North East and Downtown Line interchange). This gives residents direct access to two MRT lines without a transfer, with the Chinatown interchange one stop away. Robertson Quay, Boat Quay and the CBD are all within a 10-minute walk.
Q05What is the mixed-use programme at Union Square Residences and how does it affect own-stay buyers?
366 residential units sit above a podium that combines retail floors, office floors, and hotel-licensed co-living units. CDL has run this formula at South Beach Residences and Canninghill Piers; the podium drives ground-level footfall and keeps the address active through the day. For own-stay buyers, the trade-off is street activity (positive for amenity access, negative for residential quietude); facility-level segregation between residential and commercial circulation mitigates but does not eliminate this.
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