Condos Near Robertson Quay: Area Guide (2026)
Robertson Quay condo area guide for 2026: CCR status, Thomson-East Coast Line stations, school distance, CCR price and vacancy data and URA land bids.
Robertson Quay is a riverside strip in the Core Central Region (CCR), where condos cost more and the buyer pool is wider than in the suburbs. The 2018 version of this guide compared riverside condos using an old stamp-duty regime and old prices. Neither applies now, so this guide covers the location, the data and the checks instead.
At a glance
- Robertson Quay falls in the Singapore River planning area, next to River Valley. Its postcodes start with 238 or 239, and URA’s list of postal districts puts sector 23 in district 9, part of the CCR.
- Two Thomson-East Coast Line (TEL) stations, Havelock and Great World, are about 0.2–0.5 km away in a straight line.
- CCR prices moved +1.8% in Q2 2026 and −0.1% in the Q3 flash estimate. CCR vacancy was 8.3% at end-Q2, the highest of the three segments.
- URA sold the nearby River Valley Green Parcel C site on 23 Jun 2026 at S$18,621.77 per sqm of GFA.
The area in numbers
SingStat’s 2025 survey counts 4,630 residents in the Singapore River planning area and 12,700 in River Valley. Almost all live in condos and other apartments (4,500 and 11,890). The survey shows no HDB residents in either area.
The residents are younger than average. About 9% of Singapore River residents and 14% of River Valley residents are 65 or older, against 19% for all residents and 23% in Queenstown (Propwise calculation from SingStat’s age table). Counts are rounded to the nearest 10 and come from a survey, so treat small differences with care.
% of residents aged 65 and over
Source: SingStat, resident population by age (Propwise calculation) (2025 survey). Counts are rounded and come from a survey, so treat small differences with care.
We placed Robertson Quay in the Singapore River area by matching OneMap’s location for the quay to URA’s planning-area boundary. URA’s CCR map shades postal districts 9, 10 and 11 as CCR.
MRT, roads and schools
LTA opened TEL Stage 3 on 13 November 2022, with Great World and Havelock among its stations. Great World is TE15 and Havelock is TE16. From points along the quay, our straight-line distances (from LTA exit data) are 0.24–0.40 km to Havelock, 0.34–0.47 km to Great World and 0.76–0.93 km to Fort Canning (DT20). Real walks are longer, so time them. TEL connects with the North-South Line at Orchard, the East-West and North East lines at Outram Park, and the Circle Line at Marina Bay.
Thomson-East Coast Line
- OrchardNorth-South Line
- Great World TE150.34 to 0.47 km from the quay
- Havelock TE160.24 to 0.40 km from the quay
- Outram ParkEast-West LineNorth East Line
- Marina BayCircle Line
Downtown Line
- Fort Canning DT200.76 to 0.93 km from the quay
Source: LTA, Thomson-East Coast Line (October 2026); LTA MRT station exits (data.gov.sg). Schematic, not to scale. Stations between Outram Park and Marina Bay are not shown. Time the real walk before you buy.
URA plans to turn lanes on Zion Road into a wider footpath and cycling path by 2026, and to add cycling paths between Outram and Orchard by 2030.
MOE’s school directory lists River Valley Primary School at River Valley Green, about 0.36–0.40 km in a straight line from the quay. For Primary 1, MOE ranks applicants by home-to-school distance in bands of 1 km and 2 km, and you must live at the address for 30 months from the start of registration. MOE measures the distance, so confirm it before you buy.
Rent and HDB yardsticks
There is no HDB town here, so use two other yardsticks. First, URA’s CCR rent index rose 1.2% in Q2 2026. Vacancy in the CCR was 8.3%, against 6.1% in the RCR and 5.6% in the OCR. A high vacancy rate gives tenants more choice, which matters if you plan to rent out.
% of private residential stock vacant
Source: URA, Q2 2026 real estate statistics (End-Q2 2026).
Second, HDB flats on Havelock Road in Bukit Merah give a nearby comparison. This is a Propwise calculation from the HDB resale and HDB rental datasets, Oct 2025–Sep 2026 (resales by registration month, rents by approval month). The 5-room sample is too small to use.
| Flat type (Havelock Road) | Resales | Median resale price | Median monthly rent (contracts) |
|---|---|---|---|
| 3-room | 24 | S$815,000 | S$3,150 (42) |
| 4-room | 17 | S$1,100,000 | S$4,250 (20) |
Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.
The condo market here
URA’s CCR index rose 0.6% in Q1, 1.8% in Q2 and fell 0.1% in the Q3 flash estimate. In all, 5,428 units remained unsold in uncompleted CCR projects at end-Q2. We do not list individual condos, because lists date fast. Check a project’s recent sales on URA’s Property Market Information search.
- Core Central Region
- Rest of Central Region
- Outside Central Region
- Policy measures (select one for details)
Latest: CCR 161.5 (Q2 2026); RCR 226.2 (Q2 2026); OCR 271.1 (Q2 2026).
Table view
| Period | Core Central Region | Rest of Central Region | Outside Central Region |
|---|---|---|---|
| Q2 2026 | 161.5 | 226.2 | 271.1 |
| Q1 2026 | 158.6 | 228.9 | 271.4 |
| Q4 2025 | 157.7 | 227.1 | 265.6 |
| Q3 2025 | 163.4 | 225.5 | 263.0 |
| Q2 2025 | 160.7 | 224.8 | 260.9 |
| Q1 2025 | 156.0 | 227.3 | 258.1 |
| Q4 2024 | 154.8 | 223.5 | 257.3 |
| Q3 2024 | 150.9 | 217.0 | 249.1 |
| Q2 2024 | 152.6 | 215.3 | 249.1 |
| Q1 2024 | 153.1 | 211.9 | 248.6 |
| Q4 2023 | 148.1 | 211.3 | 248.1 |
| Q3 2023 | 142.5 | 213.0 | 237.4 |
| Q2 2023 | 146.5 | 208.6 | 225.0 |
| Q1 2023 | 146.6 | 213.9 | 222.3 |
| Q4 2022 | 145.4 | 204.9 | 218.2 |
| Q3 2022 | 144.4 | 198.7 | 224.0 |
| Q2 2022 | 141.2 | 193.3 | 208.4 |
| Q1 2022 | 138.6 | 181.7 | 204.1 |
| Q4 2021 | 138.7 | 186.7 | 199.7 |
| Q3 2021 | 135.1 | 175.0 | 188.9 |
| Q2 2021 | 135.8 | 170.6 | 189.1 |
| Q1 2021 | 134.3 | 170.4 | 185.6 |
| Q4 2020 | 133.6 | 160.6 | 183.6 |
| Q3 2020 | 129.5 | 153.8 | 180.4 |
| Q2 2020 | 134.6 | 150.0 | 177.4 |
| Q1 2020 | 131.1 | 152.6 | 177.2 |
| Q4 2019 | 134.1 | 153.4 | 177.9 |
| Q3 2019 | 138.0 | 155.4 | 173.1 |
| Q2 2019 | 135.3 | 153.4 | 171.7 |
| Q1 2019 | 132.3 | 148.2 | 171.0 |
| Q4 2018 | 136.4 | 149.2 | 170.7 |
| Q3 2018 | 137.8 | 146.6 | 169.5 |
| Q2 2018 | 136.0 | 148.5 | 169.7 |
| Q1 2018 | 134.8 | 140.6 | 164.8 |
| Q4 2017 | 127.8 | 138.9 | 156.1 |
| Q3 2017 | 126.0 | 138.3 | 154.9 |
| Q2 2017 | 125.9 | 137.6 | 153.7 |
| Q1 2017 | 126.5 | 136.8 | 154.2 |
| Q4 2016 | 127.0 | 136.4 | 154.0 |
| Q3 2016 | 126.9 | 139.2 | 154.9 |
| Q2 2016 | 129.4 | 140.6 | 156.5 |
| Q1 2016 | 129.0 | 140.3 | 157.3 |
| Q4 2015 | 128.6 | 140.3 | 159.4 |
| Q3 2015 | 129.0 | 140.9 | 159.4 |
| Q2 2015 | 130.6 | 143.2 | 162.0 |
| Q1 2015 | 131.4 | 144.1 | 163.8 |
| Q4 2014 | 131.9 | 146.6 | 165.6 |
| Q3 2014 | 133.1 | 148.6 | 167.0 |
| Q2 2014 | 134.2 | 149.2 | 167.6 |
| Q1 2014 | 136.2 | 149.7 | 169.1 |
| Q4 2013 | 137.6 | 154.8 | 169.3 |
| Q3 2013 | 140.5 | 154.2 | 170.9 |
| Q2 2013 | 140.9 | 155.6 | 167.3 |
| Q1 2013 | 141.2 | 155.3 | 161.1 |
| Q4 2012 | 140.3 | 155.0 | 158.9 |
| Q3 2012 | 139.4 | 153.6 | 153.2 |
| Q2 2012 | 139.2 | 152.3 | 151.6 |
| Q1 2012 | 138.4 | 151.7 | 150.9 |
| Q4 2011 | 139.2 | 152.5 | 149.2 |
| Q3 2011 | 138.5 | 152.4 | 148.4 |
| Q2 2011 | 137.5 | 150.6 | 145.3 |
| Q1 2011 | 135.3 | 148.9 | 142.8 |
| Q4 2010 | 133.9 | 145.9 | 138.6 |
| Q3 2010 | 131.0 | 143.3 | 135.8 |
| Q2 2010 | 128.9 | 140.0 | 132.9 |
| Q1 2010 | 122.4 | 133.8 | 125.7 |
| Q4 2009 | 117.2 | 124.1 | 120.5 |
| Q3 2009 | 109.2 | 113.3 | 113.4 |
| Q2 2009 | 94.8 | 95.6 | 97.7 |
| Q1 2009 | 100.0 | 100.0 | 100.0 |
| Q4 2008 | 119.4 | 120.4 | 107.9 |
| Q3 2008 | 127.6 | 128.3 | 114.6 |
| Q2 2008 | 131.2 | 131.5 | 116.3 |
| Q1 2008 | 131.3 | 130.6 | 115.2 |
| Q4 2007 | 126.5 | 126.4 | 111.0 |
| Q3 2007 | 117.7 | 117.4 | 103.7 |
| Q2 2007 | 108.6 | 108.7 | 96.1 |
| Q1 2007 | 100.7 | 100.6 | 89.7 |
| Q4 2006 | 95.4 | 96.9 | 87.9 |
| Q3 2006 | 90.9 | 94.8 | 86.5 |
| Q2 2006 | 86.3 | 94.4 | 85.8 |
| Q1 2006 | 82.5 | 94.4 | 84.5 |
| Q4 2005 | 81.5 | 94.1 | 84.3 |
| Q3 2005 | 79.7 | 94.1 | 83.6 |
| Q2 2005 | 77.9 | 94.1 | 83.6 |
| Q1 2005 | 77.6 | 93.7 | 83.6 |
| Q4 2004 | 76.9 | 92.9 | 83.4 |
| Q3 2004 | 76.4 | 92.2 | 83.0 |
| Q2 2004 | 76.1 | 91.6 | 82.7 |
| Q1 2004 | 76.0 | 91.5 | 83.0 |
Policy measures marked on this chart (22)
- 2025-07-03 Seller's Stamp Duty holding period back to four years, rates raised by 4 pp
- 2024-08-19 HDB loan LTV cut to 75% and Enhanced CPF Housing Grant raised
- 2023-04-26 ABSD rates raised, April 2023
- 2023-02-14 CPF Housing Grant raised for first-time resale buyers, Budget 2023
- 2023-02-14 Buyer's Stamp Duty raised for higher-value properties, Budget 2023
- 2022-09-29 Property measures, September 2022: higher TDSR and MSR rate floor, HDB loan LTV 80%, 15-month wait-out
- 2021-12-15 Property cooling measures, December 2021: higher ABSD, TDSR 55%, HDB loan LTV 85%
- 2018-07-05 Property cooling measures, July 2018: higher ABSD and lower LTV limits
- 2018-02-19 Budget 2018: Proximity Housing Grant enhanced
- 2018-02-19 Budget 2018: top BSD rate raised to 4% above S$1m
- 2017-03-10 SSD holding period cut to 3 years; TDSR relaxed for equity withdrawal
- 2013-08-27 HDB loan and resale measures, August 2013
- 2013-06-28 MAS introduces the Total Debt Servicing Ratio (TDSR) framework
- 2013-01-11 Property cooling measures, January 2013
- 2012-10-05 Maximum loan tenure of 35 years and tighter LTV limits, October 2012
- 2011-12-07 Additional Buyer's Stamp Duty introduced, December 2011
- 2011-01-13 Property cooling measures, January 2011
- 2010-08-30 HDB measures after National Day Rally 2010: DBSS income ceiling, 5-year MOP for non-subsidised flats
- 2010-08-30 Property cooling measures, August 2010
- 2010-02-19 Seller's Stamp Duty introduced and LTV limit cut to 80%, February 2010
- 2009-09-14 Interest-only loans and Interest Absorption Scheme disallowed, September 2009
- 2005-07-19 Property policy review, July 2005: LTV limit raised to 90%, CPF housing rules eased, foreign ownership rules eased
Land bids give a cost floor. URA awarded River Valley Green Parcel C for S$750.57m on a maximum 40,306 sqm of GFA. That is S$18,621.77 per sqm, about S$1,730 per sq ft, before construction and profit. Four bids came in, and the next best was S$17,881.21. The site is about 0.3–0.4 km from the quay. Nearby, a Reserve List site at Morrison Lane can yield about 205 units. A Reserve List site launches only if a developer applies.
S$ per sqm of GFA
Source: URA, River Valley Green Parcel C award (23 June 2026); URA, tender bids. S$750.57m on a maximum 40,306 sqm of GFA, four bids. The site is about 0.3 to 0.4 km from the quay.
Buyer type matters. ABSD is 60% for foreigners, 5% on a PR’s first home and 0% on a citizen’s first home. Banks cap debt at 55% of income and test loans at 4%. Model your loan in the Propwise mortgage calculator.
What is coming
Master Plan 2025 plans a new neighbourhood at Pearl’s Hill and a mixed-use hub at Paterson, above Orchard MRT station, with a route towards the River Valley area. URA also says its Singapore River One business improvement district has produced positive results. New neighbourhoods will be paced out, and URA gives no dates.
Who it suits, and a checklist
Robertson Quay may suit buyers who want a walkable riverside, two TEL stations and a short ride to the CBD. It may suit families less if school priority matters, and noise from the quay’s bars may bother some residents. See what makes a good location for how to weigh these.
- Confirm the postal district and the tenure. See valuing leasehold property.
- Time the walk to Havelock or Great World.
- Visit on a weekday morning and a Friday night.
- Compare recent sales for the same project and size on URA’s search.
- Check the rent and vacancy trend before you count on rental income.
- Work out ABSD for your buyer status first.
Bottom line
Robertson Quay is a CCR location with good rail links and a young, apartment-based resident base. The price index and vacancy data both say the segment is mixed in 2026. Compare projects on recent sales, tenure and walk time, not on old lists.
