WATERMARK ROBERTSON QUAY is a freehold development along RODYK STREET in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 206 units and is TOP 2008.
This profile draws on 40 recorded transactions from URA REALIS 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.
At roughly 18 years from TOP, WATERMARK ROBERTSON QUAY is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 9 (Orchard / River Valley), the immediate context for WATERMARK ROBERTSON QUAY 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 40 sales and 414 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WATERMARK ROBERTSON QUAY dashboard.
- Average sale price: $2,612,547 across 40 transactions
- Estimated gross rental yield: 2.8%
- District 9 PSF ranking: Above average (top 48%)
- Freehold tenure · CCR · D9 · 206 units
About WATERMARK ROBERTSON QUAY
WATERMARK ROBERTSON QUAY is a freehold condominium, located at RODYK STREET in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by HONG LEONG HOLDINGS, comprising 206 residential units, completed in 2008.
As a freehold property, WATERMARK ROBERTSON QUAY does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WATERMARK ROBERTSON QUAY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 10 | $2,165 psf | $1,975,889 |
| 3 BR | 20 | $2,187 psf | $2,496,150 |
| 4 BR | 9 | $2,045 psf | $3,446,667 |
| 5+ BR | 1 | $1,792 psf | $3,800,000 |
Sales Market Overview
WATERMARK ROBERTSON QUAY has recorded 40 sale transactions with an average transaction price of $2,612,547, ranging from $1,840,000 to $4,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 14 | $1,962 psf | $2,491,143 | — |
| 2022 | 6 | $2,093 psf | $2,431,833 | ↑ 6.7% |
| 2023 | 1 | $2,264 psf | $2,900,000 | ↑ 8.2% |
| 2024 | 8 | $2,279 psf | $2,520,750 | ↑ 0.7% |
| 2025 | 9 | $2,272 psf | $2,997,876 | ↓ 0.3% |
| 2026 | 2 | $2,305 psf | $2,494,000 | ↑ 1.4% |
WATERMARK ROBERTSON QUAY ranks in the top 48% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, WATERMARK ROBERTSON QUAY trades 12.6% below the segment benchmark.
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Rental Market Overview
WATERMARK ROBERTSON QUAY has recorded 414 rental transactions with monthly rents averaging $6,021/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 292 | $5,420/mo | $3,800/mo | $7,520/mo |
| 3 BR | 103 | $7,205/mo | $4,400/mo | $11,000/mo |
| 4 BR | 19 | $8,832/mo | $6,000/mo | $12,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 72 | $4,801/mo |
| 2022 | 92 | $5,709/mo |
| 2023 | 75 | $6,828/mo |
| 2024 | 82 | $6,344/mo |
| 2025 | 76 | $6,357/mo |
| 2026 | 17 | $6,246/mo |
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Investment Analysis
Based on average rents and sale prices, WATERMARK ROBERTSON QUAY delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,728 psf | 580 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,511 psf | 251 |
Location Map
Map shows WATERMARK ROBERTSON QUAY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WATERMARK ROBERTSON QUAY
- Havelock MRT
- Fort Canning MRT
- Great World MRT
- Chinatown MRT
- Chinatown MRT
- Fairfield Methodist School (Primary)
- Outram Secondary School
- Kheng Cheng School
Nearby MRT Stations
WATERMARK ROBERTSON QUAY is 500m from Havelock MRT (Thomson-East Coast Line), with 16 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Havelock | TE16 | Thomson-East Coast Line | 500m |
| Fort Canning | DT20 | Downtown Line | 750m |
| Great World | TE15 | Thomson-East Coast Line | 770m |
| Chinatown | NE4 | North-East Line | 950m |
| Chinatown | DT19 | Downtown Line | 950m |
| Clarke Quay | NE5 | North-East Line | 980m |
| Outram Park | EW16 | East-West Line | 1.1 km |
| Outram Park | NE3 | North-East Line | 1.1 km |
Nearby Schools
There are 11 schools within 2 km of WATERMARK ROBERTSON QUAY, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 440m |
| Outram Secondary School | Secondary | 710m |
| Kheng Cheng School | Primary | 710m |
| Gan Eng Seng School | Secondary | 1.3 km |
| Gan Eng Seng Primary School | Primary | 1.3 km |
| Cantonment Primary School | Primary | 1.4 km |
| Singapore Management University | Tertiary | 1.5 km |
| ACS (Junior) | Primary | 1.7 km |
| School of the Arts | Jc | 1.8 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.8 km |
| Henderson Secondary School | Secondary | 1.9 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. Havelock sits about 0.50km 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.
Solid facilities scale. 206 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Fairfield Methodist School (Primary) sits about 0.44km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: WATERMARK ROBERTSON QUAY 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. 40 transactions in URA REALIS 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 40 transactions analysed
- Rental data: 414 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 WATERMARK ROBERTSON QUAY
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.