Overview & Key Facts
One Robin is an ultra-boutique freehold condominium on Robin Road in District 10 — a short, leafy street that loops off Stevens Road in one of Singapore’s most prestigious residential corridors. Developed by Popular Land Pte Ltd and completed in 2009, the development comprises just 14 units arranged across a single low-rise block, sitting within easy reach of the Good Class Bungalow (GCB) enclave that defines the character of this neighbourhood.
With only 14 residences, One Robin sits firmly in the ultra-boutique category that has become increasingly sought-after by high-net-worth buyers who prize privacy, exclusivity, and freehold tenure over communal amenities. The Robin Road address carries its own quiet cachet: bounded by Stevens Road to the south, Dunearn Road to the west, and the Raffles Girls’ School catchment to the north, it is a pocket of Singapore that rarely makes headlines precisely because it doesn’t need to. The land values speak for themselves.
Median transaction prices of S$3.75 million — against only six recorded resale transactions in the development’s history — paint a picture of owners who buy and hold rather than trade. That illiquidity is both a feature and a risk depending on the buyer’s horizon, and it shapes every aspect of the investment case for One Robin.
Location & Connectivity
The single most compelling feature of One Robin’s location is its proximity to Stevens MRT station, which sits a mere 0.32 km away — an easy four-to-five-minute walk even in Singapore’s afternoon heat. Stevens serves both the Downtown Line (DTL) and Thomson-East Coast Line (TEL), making it one of the most transfer-efficient stations in the network: Orchard Road is two stops south on the TEL, the CBD is reachable in under 20 minutes via direct TEL service, and Woodlands North is at the opposite end of the same line. For a property at this price point, being walkable to a dual-line interchange is an exceptional connectivity bonus that most CCR alternatives cannot match.
For drivers, the address is equally strong. Stevens Road connects directly to the Pan Island Expressway (PIE) and the Central Expressway (CTE), placing Orchard Road roughly 5–7 minutes by car in off-peak conditions and the CBD within 12–15 minutes. Novena, with its cluster of private hospitals and medical specialists, is a comfortable 5-minute drive — a factor that carries increasing weight for older buyers.
Day-to-day retail and dining are concentrated along Balmoral Plaza and Balmoral Crescent, a short walk or drive away, with Cold Storage at Chancery Court providing grocery access. For more comprehensive retail, Orchard Road’s malls (ION, Wheelock, Forum) are within a 10-minute drive. The surrounding neighbourhood is predominantly residential — the kind of quiet that buyers in this segment actively seek, and that the density of Orchard Road makes genuinely rare.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.0 km |
| ISS International School (Paterson) | international | ~1.0 km |
| St. Joseph's Institution | secondary | ~1.0 km |
| Nanyang Primary School | primary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.3 km |
Facilities
One Robin must be evaluated with complete candour on facilities: there are virtually none beyond what is standard for a boutique residential block. A development of 14 units does not support a tennis court, a 50-metre lap pool, or a clubhouse — and buyers who arrive expecting resort amenities will be disappointed. What the development does offer is a small swimming pool and the essentials of low-rise condo living in a quiet, well-maintained compound. The true amenity here is the neighbourhood itself: the Botanic Gardens is a 10-minute walk, the Ridgewood and Dunearn corridors offer mature tree-lined walking routes, and Stevens Court Park is in the immediate vicinity.
Maintenance fees at a 14-unit development of this nature are typically reasonable in absolute dollar terms but high on a per-square-foot basis, spread as they are across fewer units. Prospective buyers should request the management corporation’s financial statements to verify reserve fund health and any outstanding rectification works — small developments are vulnerable to cost concentration if major repairs are needed. That said, a 2009 completion means the development is relatively young and should not yet be approaching major structural-maintenance cycles.
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $2,200,000 to $5,500,000, averaging $3,748,333.
Rents range from $9,500 to $10,000 per month across 3 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 17.4% (from $1,798 to $2,110 psf).
Neighbourhood Comparison
The closest peers in the district are instructive. Hyll on Holland (319 units, freehold, ~S$2,648 psf) offers far broader facilities and stronger liquidity at a comparable tenure pedigree, but is 1.0+ km from any MRT — a meaningful gap for buyers who plan to use public transport. Leedon Green (638 units, freehold, ~S$2,784 psf) provides the facilities and liquidity depth that One Robin cannot, at a PSF premium of roughly S$670 over One Robin’s last recorded year-four data. D’Leedon (1,703 units, 99-year, ~S$1,855 psf) sits at the opposite end of the spectrum: much cheaper per square foot, large facilities, but leasehold and a very different residential character.
The most direct comparison is arguably Skye at Holland (666 units, 99-year, ~S$2,945 psf) — a new launch that underscores how much new-build premiums have diverged from boutique freehold resale in this district. A buyer choosing between One Robin and Skye at Holland is essentially choosing between freehold tenure and MRT convenience on one side versus new-build quality, a larger community, and developer warranty on the other. At roughly 29% lower PSF than Skye at Holland’s recent pricing, One Robin offers a meaningful entry-price advantage — but buyers must be comfortable with thin exit liquidity and minimal on-site amenities as the counterbalance.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE ROBIN | Freehold | 2009 | 14 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates ONE ROBIN across multiple dimensions.
What Residents Say
“Very quiet and private. Stevens MRT being so close is a real bonus — we almost never need to drive to the city. The neighbourhood has that old-money feel that you just don’t get in newer developments.”
— Owner-occupier via PropertyGuru, 2024
“Facilities are minimal compared to larger condos, but we bought for the address and freehold tenure, not the gym. The compound is well-maintained and management is responsive. Small development means you actually know your neighbours.”
— Resident review via EdgeProp, 2023
“Great connectivity on paper and in practice. Two MRT lines two minutes’ walk away makes this feel much more convenient than most D10 addresses. The trade-off is you’re paying a premium per square foot for a unit with no amenities to speak of.”
— Resident review via 99.co, 2025
Feedback patterns across review platforms consistently highlight two themes: appreciation for the boutique privacy and the Stevens MRT convenience, alongside frank acknowledgement that the development asks buyers to forgo the amenity breadth of larger competitors. There are no management controversy flags in the public record — a positive signal for a development where any MCST dispute would be felt acutely by all 14 households. The combination of a stable owner-occupier base and low transaction churn suggests a mature, settled community.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership in CCR
- Stevens MRT 0.32 km (DTL + TEL dual-line) — exceptional walkable connectivity for D10
- Ultra-boutique 14-unit scale — genuine privacy and owner-occupier community
- Prestigious Robin Road address in GCB-adjacent corridor
- PSF appreciated ~35% from year-two trough to year-four peak (S$1,562 → S$2,110)
- Top-tier school proximity: ACS (Primary) 0.83 km, SCGS (Primary) 0.89 km, Nanyang Girls' High 1.01 km
- Decent 3.2% gross yield by CCR standards
- No new-launch premium — resale pricing reflects real transaction history
- Low-density residential neighbourhood with GCB streetscape character
- Botanic Gardens, Ridgewood walking routes within easy reach
- Extreme illiquidity — only 6 total resale transactions in development history
- Virtually no shared amenities beyond a small pool — no gym, tennis court, or clubhouse
- Only 3 recorded rental transactions — thin tenant market, real void-period risk
- Sinking fund exposed to cost concentration across just 14 units if major works arise
- High absolute entry price (S$3.75M median) limits buyer pool for resale
- No 1 km primary school option for P1 registration priority (closest ACS at 0.83 km — verify by block)
- Limited recent PSF data — small sample size makes trend analysis unreliable
- Management cost efficiency lower than larger developments on per-unit basis
Verdict
One Robin is a development for a very specific buyer: one who places a premium on privacy, freehold land ownership, and the prestige of a CCR address within walking distance of a dual-line MRT station, and who does not require the communal facilities or the social infrastructure of a larger development. At S$3.75 million median pricing, it is not a value play — buyers are paying for the district, the tenure, and the scarcity. Whether that scarcity translates to capital appreciation over the long run depends heavily on the direction of CCR pricing, the continued relevance of the Stevens corridor, and the eventual narrative around the Good Class Bungalow enclave that surrounds it.
The illiquidity is the single most important risk to quantify. Six total resale transactions and three recorded rentals over the development’s history mean that the exit market is thin. A buyer who needs to sell within a two-year window may face a wait of 12–18 months to find a qualified buyer at the desired price, or may need to accept a meaningful discount for speed. Rental demand is similarly concentrated: at an average of S$9,833 per month, the target tenant pool is small, and void periods of two to three months are realistic. The 3.2% gross yield is respectable for the CCR segment — but yield-seekers with a short investment horizon should look elsewhere.
For the right buyer — a high-net-worth individual or family seeking a lock-and-leave primary residence or a Singapore asset-allocation play with freehold tenure and genuine MRT convenience — One Robin offers something that is genuinely difficult to replicate at scale: an intimate residential environment in one of Singapore’s most coveted districts, delivered at a price that reflects the address rather than an inflated new-launch premium.