THREE THREE ROBIN is a freehold development along ROBIN ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 36 units and is an established secondary-market project.
This profile draws on 10 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for THREE THREE ROBIN is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 10 sales and 28 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THREE THREE ROBIN dashboard.
- Average sale price: $4,113,000 across 10 transactions
- Estimated gross rental yield: 2.3%
- District 10 PSF ranking: Above average (top 40%)
- Freehold tenure · CCR · D10 · 36 units
About THREE THREE ROBIN
THREE THREE ROBIN is a freehold condominium, located at ROBIN ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 36 residential units.
As a freehold property, THREE THREE ROBIN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THREE THREE ROBIN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 8 | $2,258 psf | $3,428,750 |
| 5+ BR | 2 | $2,079 psf | $6,850,000 |
Sales Market Overview
THREE THREE ROBIN has recorded 10 sale transactions with an average transaction price of $4,113,000, ranging from $2,760,000 to $9,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $2,044 psf | $5,230,000 | — |
| 2022 | 4 | $2,253 psf | $3,485,000 | ↑ 10.2% |
| 2023 | 2 | $2,349 psf | $4,125,000 | ↑ 4.3% |
| 2025 | 1 | $2,377 psf | $3,250,000 | ↑ 1.2% |
THREE THREE ROBIN ranks in the top 40% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THREE THREE ROBIN trades 9.2% below the segment benchmark.
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Rental Market Overview
THREE THREE ROBIN has recorded 28 rental transactions with monthly rents averaging $7,948/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 6 | $5,905/mo | $4,830/mo | $6,850/mo |
| 3 BR | 20 | $7,730/mo | $5,600/mo | $10,500/mo |
| 4 BR | 2 | $16,250/mo | $16,000/mo | $16,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $7,604/mo |
| 2022 | 6 | $6,542/mo |
| 2023 | 6 | $9,867/mo |
| 2024 | 6 | $7,358/mo |
| 2025 | 3 | $8,900/mo |
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Investment Analysis
Based on average rents and sale prices, THREE THREE ROBIN delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows THREE THREE ROBIN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THREE THREE ROBIN
- Stevens MRT
- Stevens MRT
- Newton MRT
- Newton MRT
- Napier MRT
- ISS International School (Preston)
- Anglo-Chinese School (Primary)
- ISS International School (Paterson)
Nearby MRT Stations
THREE THREE ROBIN is 470m from Stevens MRT (Downtown Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Stevens | DT10 | Downtown Line | 470m |
| Stevens | TE11 | Thomson-East Coast Line | 470m |
| Newton | NS21 | North-South Line | 1.1 km |
| Newton | DT11 | Downtown Line | 1.1 km |
| Napier | TE12 | Thomson-East Coast Line | 1.3 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.4 km |
| Orchard | NS22 | North-South Line | 1.4 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 16 schools within 2 km of THREE THREE ROBIN, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 730m |
| Anglo-Chinese School (Primary) | Primary | 740m |
| ISS International School (Paterson) | International | 790m |
| Singapore Chinese Girls' School (Primary) | Primary | 830m |
| Nanyang Primary School | Primary | 1.0 km |
| Nanyang Girls' High School | Secondary | 1.0 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| Methodist Girls' School (Primary) | Primary | 1.2 km |
| Methodist Girls' School | Secondary | 1.2 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| St. Margaret's Primary School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Stevens sits about 0.47km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 36 units, THREE THREE ROBIN keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. ISS International School (Preston) sits about 0.73km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 10 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THREE THREE ROBIN hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 10 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THREE THREE ROBIN?
What is the rental yield for THREE THREE ROBIN?
Is THREE THREE ROBIN freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 10 transactions analysed
- Rental data: 28 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THREE THREE ROBIN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing THREE THREE ROBIN against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $3,200,000