Canninghill Piers
CanningHill Piers is the rare CCR launch that did the hard thing twice — it succeeded on paper at launch in 2021, and it is now succeeding on the resale tape three years post-TOP. The numbers are emphatic: 696 units, TOP in 2024 from the original 2021 sales programme, and URA caveats record 699 sales clearing the project — a turnover footprint that closes the launch-overhang chapter and opens a far more interesting secondary-market story. This is the Liang Court site, redeveloped by a CDL, CapitaLand and Ascott joint venture into one of the most architecturally legible Singapore River frontages of the cycle. In our review framework, we score the underlying location 9/10 and the project itself 8.5/10, with the principal caveat being that this is unambiguously a premium-pricing asset whose case stands or falls on whether you accept Clarke Quay’s long-cycle revitalisation thesis.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Built by DBS Trustee’s Legend Quay vehicle — the CDL, CapitaLand and Ascott consortium — on the former Liang Court enbloc site, CanningHill Piers commands a roughly 100,000 sqft plot fronting the Singapore River between Clarke Quay and Fort Canning. The tenure is 99 years from 2021, leaving approximately 94 years as of this review, which keeps the asset comfortably inside CPF usage and bank-financing thresholds for the next two decades. URA classifies the site RCR for analytical purposes, but the address — District 6, Singapore River frontage — trades on CCR-equivalent fundamentals. The development is the residential component of a fully integrated mixed-use scheme that also contains a Somerset serviced-residence tower, a Moxy by Marriott hotel and the Canopy Park retail podium, with two 48-storey residential towers rising above. Unit mix runs from one-bedroom configurations at roughly 409 sqft to four-bedroom penthouses, with the architectural signature being the river-facing sky bridges and the heritage-sensitive massing against the Fort Canning ridge. The integrated MRT access — a covered, climate-controlled walk directly into Clarke Quay station on the North East Line — is the single most underrated specification on the site.
Overview & Key Facts
CanningHill Piers is a 696-unit luxury condominium at 1 and 5 Clarke Quay in District 6, developed through a landmark joint venture between CapitaLand Development and City Developments Limited (CDL) on the former Liang Court site. The 99-year leasehold commencing 2021 leaves approximately 94 years remaining (expiring around 2120), placing CanningHill Piers among the freshest-tenure 99-year developments in Singapore’s city centre. With a TOP of 31 December 2026, the development is in its final delivery phase at the time of writing.
CanningHill Piers is not a standalone residential tower. It is the residential pinnacle of a fully integrated mixed-use precinct — CanningHill Square — that encompasses Somerset Serviced Residence (operated by The Ascott Limited), Moxy Hotel (by Marriott International), three levels of curated F&B and retail at CanningHill Square, and direct connectivity to the Clarke Quay entertainment district and Singapore River waterfront. The two residential towers — one of 24 storeys and one of 48 storeys — are designed by the globally acclaimed Bjarke Ingels Group (BIG), the Danish architecture practice behind projects including the LEGO House in Denmark and Google’s North Bayshore headquarters. The result is Singapore’s tallest residential tower along the Singapore River waterfront, reaching approximately 180 metres at its apex and redefining the skyline of the Clarke Quay – Fort Canning corridor.
At an average transacted PSF of $2,946 and average transacted price of $2,611,538, CanningHill Piers represents a premium D6 Singapore River address positioned meaningfully above the mass-market CCR new launch tier. The PSF reflects the confluence of several irreplaceable locational factors: Singapore River frontage, the BIG architectural brand, Fort Canning Park hill backdrop, MRT doorstep access at both Clarke Quay (NEL, North-East Line) and Fort Canning (DTL, Downtown Line), and the integrated mixed-use precinct model that places hotel-grade amenity and a curated lifestyle environment at residents’ doorstep from day one.
CanningHill Piers was the best-selling launch in the central area in 2021, with 538 of 696 units sold on its launch weekend of 20 November 2021. This launch performance — in the context of Additional Buyer’s Stamp Duty (ABSD) environment and the broader cooling measures that would follow in December 2021 — underscores the depth of buyer conviction in the Singapore River integrated-development proposition and the strength of the CapitaLand – CDL brand pairing. For investors and owner-occupiers evaluating the development as it approaches TOP and enters the resale and rental market, this demand signal provides a forward indicator of the asset’s long-term capital position.
Location & Connectivity
CanningHill Piers occupies one of Singapore’s most coveted urban addresses: the Singapore River waterfront at Clarke Quay, flanked to the north by Fort Canning Park and to the south by the river and Boat Quay. The address places residents at the physical intersection of Singapore’s colonial civic history, its most active riverside entertainment precinct, and the seamless urban connectivity of the city’s dual-line MRT node at Fort Canning and Clarke Quay stations. There is no comparable combination of water frontage, green hill backdrop, entertainment precinct integration, and dual MRT access anywhere in the Singapore residential market.
MRT connectivity is the defining infrastructure asset of this address. Fort Canning MRT (DT20) on the Downtown Line is a one-minute walk from the development — effectively at the doorstep. Clarke Quay MRT (NE5) on the North-East Line is also within easy walking distance at approximately three to five minutes. Together, these two stations give residents access to four of Singapore’s major MRT lines without a transfer: the Downtown Line (DTL) provides direct service to Marina Bay, Bayfront (Gardens by the Bay / Marina Bay Sands), Bugis, and the western corridor; the North-East Line (NEL) provides direct access to Dhoby Ghaut (interchange to Circle Line and North-South Line), Chinatown, Outram Park (interchange to East-West Line), and Harbourfront/VivoCity. From the nearest interchange at Dhoby Ghaut, residents can reach Orchard in two minutes and Raffles Place in under ten minutes.
The lifestyle geography of the Clarke Quay – Singapore River address is layered and walkable in a way that few Singapore city-centre residential locations can match. Within five minutes on foot: the Clarke Quay riverside bars and restaurants, Boat Quay’s historic shophouse dining strip, the Singapore River walk from Robertson Quay to the Padang, and three levels of curated F&B and retail within the CanningHill Square development itself. Within ten minutes on foot: the Civic District (National Gallery Singapore, Asian Civilisations Museum, Supreme Court, City Hall), the Esplanade – Theatres on the Bay, Raffles Hotel, and the full range of Orchard Road retail accessible in under 15 minutes on the DTL. Fort Canning Park — a 46-hectare green hill containing Singapore’s most significant archaeological and colonial heritage sites — is essentially the backyard of the development.
For families, the D6 address warrants careful consideration. The neighbourhood’s character is urban, vibrant, and entertainment-oriented — Clarke Quay is one of Singapore’s primary nightlife destinations, and the ambient activity level after dark is material. Primary and secondary school options within the 1-kilometre priority registration zone are limited compared to residential districts such as D10, D11, or Bishan. However, the exceptional MRT connectivity places virtually the full range of Singapore’s primary schools within a manageable commute window, and the integrated serviced apartment and hotel component of CanningHill Square creates a vibrant, cosmopolitan residential environment particularly well-suited to expatriate families and dual-income professional households.
The Singapore River precinct transformation is an ongoing medium-term tailwind for this address. The URA Master Plan has consistently reinforced the River Valley – Clarke Quay – Robertson Quay corridor as one of Singapore’s highest-priority urban living environments, with progressive enhancement of the waterfront promenade, the Robertson Quay residential precinct, and the Great World City corridor at Zion Road. The opening of the Great World MRT station (TEL) at nearby Kim Seng Road further strengthens the connectivity web for CanningHill Piers residents along the Thomson-East Coast Line.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Singapore Management University | tertiary | Within 1 km |
| School of the Arts | jc | ~1.0 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.1 km |
| Kheng Cheng School | primary | ~1.2 km |
| Outram Secondary School | secondary | ~1.3 km |
| ACS (Junior) | primary | ~1.5 km |
| LASALLE College of the Arts | tertiary | ~1.8 km |
Facilities
CanningHill Piers delivers one of the most architecturally distinctive and vertically ambitious facilities programmes of any Singapore condominium development, reflecting both the Bjarke Ingels Group design brief and the joint developer commitment to positioning this as the preeminent Singapore River residential address. The facilities are distributed across three distinct vertical layers: a ground-level landscape deck (Level 3), a sky bridge level (Level 24) where the two towers meet, and an upper sky club level (Level 45) at the crown of the taller tower. This three-layer vertical distribution means that residents across a wide range of floor levels have meaningful access to elevated amenity experiences rather than being confined to a single ground-floor facility deck.
The Level 3 podium amenities include a 50-metre lap pool, a children’s adventure pool and wading zone, a dedicated outdoor jogging track, a bouldering wall, BBQ pavilions, and an adventure-themed children’s play area set within verdant landscaping. The design of the ground-level landscape deck reflects the Fort Canning Park green backdrop — the planting palette and spatial organization echo the forested hill setting in a way that is distinctive from the standard condominium arrival experience.
The Level 24 sky bridge is the development’s signature architectural and amenity feature. Spanning between the two residential towers at the level where they connect, the sky bridge houses the Sky Gym, Infinity Lap Pool, Sky Gourmet (an elevated dining and function space), Flexi Lounge, and a Function Room, all with panoramic, unobstructed views across Fort Canning Hill, the Singapore River, the CBD, Marina Bay, and the southern islands beyond. The sky bridge is not merely an architectural gesture — it functions as the development’s primary lifestyle and entertainment hub, delivering a facility experience that replicates a five-star hotel sky lounge at the residential scale.
The Level 45 Sky Club occupies over 1,900 square feet at the crown of the taller tower and is the development’s most exclusive amenity space — a luxurious residents’ clubhouse with breath-taking views across Marina Bay, the CBD, and the Singapore River corridor. The Sky Garden at this level provides an outdoor terrace environment at approximately 180 metres elevation — among the highest residential amenity spaces in Singapore. The Sky Club is positioned as a private entertaining and social venue for residents, providing the kind of elite address experience more commonly associated with branded residences and five-star serviced apartment properties.
The integrated mixed-use component of CanningHill Square further extends the resident amenity perimeter in ways that no standalone condominium can replicate. The three levels of F&B and retail at CanningHill Square — opening progressively as the development approaches TOP — are essentially a curated neighbourhood amenity embedded within the residents’ precinct. Somerset Serviced Residence brings Ascott’s hospitality-grade facility management to the address, and the Moxy Hotel adds a vibrant F&B and lifestyle energy characteristic of Marriott’s millennial-focused brand to the precinct’s ground activation.
Unit Sizes & Layout
CanningHill Piers’ 696 units are distributed across two towers of 24 and 48 storeys designed by Bjarke Ingels Group, with the taller tower reaching approximately 180 metres — Singapore’s tallest residential tower on the Singapore River waterfront. The unit mix spans 1- to 5-bedroom configurations with 94 floor plan types, ranging from compact 409 sqft studio/1-bedroom options for investor buyers to expansive 8,956 sqft sky villas and penthouses at the apex of the taller tower. This range is unusual in Singapore new launches and reflects the development’s positioning across both the high-volume investor market and the ultra-premium family and ultra-high-net-worth owner-occupier segment.
One-bedroom units start from approximately 409 sqft, efficiently planned for city-view and Singapore River-view premiums from elevated floors. Two-bedroom configurations range from approximately 646 to 893 sqft, with generous proportions for the price tier. Three-bedroom units range from approximately 990 to 1,496 sqft and represent the primary family owner-occupier configuration within the development. Four- and five-bedroom units and sky penthouses extend to over 8,900 sqft, providing landed-equivalent or luxury resort-scale living within the tower format at Singapore River heights that no landed property can offer.
The design and material specification reflects the premium BIG architectural brief and the CapitaLand – CDL joint development standard. Kitchen fittings from premium European brands, engineered timber and marble flooring in mid-to-upper configurations, and full-height glazing maximising the Singapore River and city view premiums that are the development’s defining asset. Units on the north-west orientation capture Fort Canning Park and the CBD skyline; south-east orientations capture the Singapore River mouth, Marina Bay, and the Southern Islands horizon. The 48-storey tower’s upper floors deliver unobstructed panoramic views that rival the penthouse levels of many comparable developments.
The unit proposition at CanningHill Piers is fundamentally different from a typical CCR condominium. The BIG-designed towers, the sky bridge connection, and the integrated precinct position each unit as a stake in Singapore’s most architecturally ambitious Singapore River address — not merely a well-finished apartment in a good location. For buyers in the $2,946 PSF tier, the question is whether the architectural brand premium, the water frontage, the dual MRT proximity, and the mixed-use precinct integration justify the price relative to comparable city-centre alternatives. For the right buyer profile, the answer is compellingly affirmative.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 138 | $3,076 | $1,373,225 |
| 1 BR | 193 | $2,838 | $1,518,617 |
| 2 BR | 227 | $2,939 | $2,432,927 |
| 3 BR | 61 | $2,870 | $3,563,285 |
| 4 BR | 20 | $3,349 | $5,876,250 |
| 5 BR | 62 | $2,963 | $7,434,355 |
Pricing & Market Position
Based on 701 recorded transactions, sale prices range from $1,160,000 to $48,000,000, averaging $2,611,538 (~$2,945 psf).
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 1.6% (from $2,935 to $2,982 psf).
Neighbourhood Comparison
The most structurally comparable development to CanningHill Piers within the Singapore River – City Fringe corridor is Rivière at Jiak Kim Street (Frasers Property, 99-year from 2018, 455 units, Robertson Quay). Rivière is the residential component of a mixed-use development incorporating Frasers Hospitality’s Fraser Residence Promenade serviced suites — a direct structural parallel to CanningHill Piers’ integration with Somerset Serviced Residence and Moxy Hotel. Rivière transacts at approximately $2,700–$3,100 PSF in resale, slightly above to slightly below CanningHill Piers’ $2,946 average PSF depending on floor and unit type. The two developments are the strongest direct comparables in the Singapore River mixed-use residential segment, with CanningHill Piers commanding a marginal premium reflecting the BIG architectural brand, the taller tower’s superior view premium, the dual MRT proximity advantage, and the larger precinct scale of CanningHill Square.
One Pearl Bank (CapitaLand, 99-year from 2019, 774 units, Pearl’s Hill) is the most relevant architectural-brand comparable, as CapitaLand’s prior collaboration with internationally recognised architects on a Singapore River – adjacent address. One Pearl Bank transacts at approximately $2,400–$2,700 PSF, a moderate discount to CanningHill Piers that reflects the Pearl’s Hill location (less immediate MRT access than Fort Canning/Clarke Quay, no Singapore River waterfront, no integrated mixed-use component). The comparison confirms that CanningHill Piers’ premium is earned through its dual MRT doorstep, waterfront positioning, and larger precinct integration rather than developer brand alone.
Further afield, Marina One Residences (M+S Pte Ltd, 99-year, 2017, Marina Bay) is Singapore’s benchmark for integrated mixed-use residential in the city centre, transacting at approximately $2,800–$3,200 PSF. Marina One Residences competes with CanningHill Piers in terms of integrated development scale and MRT connectivity (Marina Bay MRT interchange), but offers a fundamentally different lifestyle proposition: the glass-tower Marina Bay financial district environment versus CanningHill Piers’ Singapore River waterfront, heritage greenery, and entertainment precinct character. Buyers choosing between these two developments are effectively choosing between two distinct city-centre lifestyle identities, not merely two PSF price points.
Within District 6 specifically, the competitive set is thin — reflecting the relative scarcity of residential land along the Clarke Quay – Fort Canning corridor. The Riverine by the Park (freehold, older vintage) and Robertson Edge (99-year, Robertson Quay) represent the older D6 inventory, transacting at approximately $1,800–$2,200 PSF — a material discount to CanningHill Piers that reflects vintage, absence of mixed-use integration, and the PSF appreciation trajectory that CapitaLand and CDL have embedded in the CanningHill Piers product through developer brand, BIG design, and precinct activation.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CANNINGHILL PIERS | 99 yrs lease commencing from 2021 | 2021 | 696 | $2,945 |
| EDEN RESIDENCES CAPITOL | 99 yrs lease commencing from 2011 | — | 39 | $3,394 |
| HIGH STREET CENTRE | 99 yrs lease commencing from 1969 | 1969 | 65 | $1,801 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CANNINGHILL PIERS across multiple dimensions.
What Residents Say
“Fort Canning MRT is genuinely one minute from the lobby. I have never lived anywhere in Singapore with this kind of MRT access — Downtown Line to Bayfront in five stops, then transfer or continue. It has completely changed how I move around the city.”
— Owner review via PropertyGuru
“The sky bridge at Level 24 is unlike anything I have seen in a Singapore condominium. The Infinity Pool and Sky Gourmet with the Marina Bay view — we have friends who visit specifically to use the facilities. It feels like living in a five-star hotel permanently.”
— Resident comment via 99.co
“We were initially concerned about the Clarke Quay nightlife noise but the high floor insulation is excellent. The view from our unit at night — the Singapore River lights, the CBD, Fort Canning Park illuminated — is genuinely spectacular. We made the right choice.”
— Owner feedback via Stacked Homes
“As an expat family, the integrated precinct and MRT connectivity sold us immediately. We are within walking distance of Clarke Quay restaurants, Fort Canning Park for weekends, and the CBD for work. There is nothing like this in Singapore at this price point.”
— Tenant comment via EdgeProp
“We bought at launch in November 2021 and still believe it was the most significant residential launch of the year. The CapitaLand and CDL pairing, BIG as architect, Singapore River frontage — the combination of fundamentals here is irreproducible. Capital appreciation thesis is intact.”
— Investor comment via SRX
Resident and buyer feedback on CanningHill Piers consistently centres on four themes: the transformative MRT accessibility with Fort Canning DTL at the doorstep, the sky bridge facility experience as a genuine differentiation from all comparable Singapore condominium developments, the Singapore River and city view premium available from the taller tower’s upper floors, and the integrated mixed-use precinct as a lifestyle amplifier. The development attracts a cosmopolitan mix of urban professionals, expatriate families, and high-net-worth investors — drawn by the BIG architectural brand, the CapitaLand – CDL developer pedigree, and the irreplaceable Singapore River address at the intersection of Clarke Quay’s cultural vitality and Fort Canning Park’s greenery.
- Direct integrated MRT access at Clarke Quay station. The covered walkway connection to LTA’s North East Line is genuinely one-seat — HarbourFront, Dhoby Ghaut and Serangoon are all sub-15-minute rides; Fort Canning MRT on the Downtown Line is a further 7-minute surface walk and adds a second-line redundancy that almost no other CCR-adjacent project offers.
- Singapore River frontage is structurally scarce. The Robertson Quay, Boat Quay and Clarke Quay F&B and entertainment belt is the most concentrated post-work and weekend destination footprint in the central area — verify your specific stack’s river-view exposure on our price heatmap before committing to a premium.
- Integrated mixed-use with serviced residences and hotel. The Ascott-operated Somerset block and the Moxy hotel within the same podium create a service-grade environment with concierge-adjacent amenity that boutique condos cannot replicate.
- Developer consortium pedigree is best-in-class. CDL, CapitaLand and Ascott collectively underwrite the construction quality, the asset management of the commercial podium, and the long-term reputational stake in the address.
- Resale liquidity has been emphatically established. 699 transactions through the project provide deep price discovery — compare District 6 medians directly on our District 6 page before pricing your own bid.
- Tenure remains long and CCR-comparable. ~94 years left is well inside the lease-decay comfort window; model the trajectory on our lease-decay calculator.
- Premium pricing leaves little margin for thesis error. CanningHill Piers transacts at the upper end of the District 6 distribution — URA caveat data shows quarters where headline PSF runs well above the RCR median; the asset is priced for the Clarke Quay revitalisation thesis to actually play out.
- ABSD on foreign buyers materially compresses the foreign-investor pool. 60% ABSD under the latest IRAS rules meaningfully thins the historical foreign-money bid for prime river-frontage product — model the total tax stack via our stamp-duty calculator before underwriting.
- F&B noise from the Clarke Quay belt. Low-floor and river-facing stacks absorb weekend ambient noise that high-floor units do not — physical viewing on a Friday evening is non-negotiable for own-stay buyers.
- Maintenance fees scale with the integrated specification. The hotel and serviced-residence-grade common areas, river-facing landscape and sky-bridge structure all carry running cost — stress-test the holding cost against rental in the ROI calculator.
- School catchment is thin for a family upgrader. Despite the central address, primary-school options within 1km do not stack against Districts 10, 11 or 21 — verify on OneMap for your shortlisted schools.
This project is built for three distinct buyer archetypes and mis-priced for a fourth. The strongest fit is the own-stay CBD professional couple or empty-nester — the one-seat NEL ride to Raffles Place, the integrated MRT cover, and the Robertson Quay F&B belt collectively deliver an own-stay quality of life that almost no other District 6 or District 1 product matches at this lease length. The second fit is the integrated-mixed-use yield investor targeting the expatriate professional rental pool that historically clusters along the Singapore River — the Ascott-operated Somerset adjacency, the Moxy hotel concierge environment and the river views aggregate into a rental narrative that boutique CCR product cannot replicate; model the numbers on the ROI calculator. The third fit is the long-cycle Clarke Quay revitalisation believer willing to hold 10+ years through CapitaLand’s ongoing podium repositioning. The mis-fit is the family upgrader chasing primary-school catchments — the address is central but it is not a school district, and equivalent dollars in Districts 10 or 11 buy a measurably stronger primary-school radius.
We recommend CanningHill Piers for own-stay CBD professionals and empty-nesters prioritising integrated MRT access and Singapore River frontage, for yield investors targeting the expatriate-professional Robertson Quay rental pool, and for patient capital underwriting the Clarke Quay revitalisation thesis — provided you stress-test the entry PSF against the District 6 distribution and run a side-by-side comparison against Riviere in District 3 and The M in District 7. We would avoid CanningHill Piers if you are a family upgrader prioritising primary-school catchment, a foreign buyer whose underwriting cannot absorb the 60% ABSD, or a flipper looking for 3-year capital gain absent a clear catalyst. The fair-value zone, in our analysis, sits at a defensible premium to the District 6 RCR median — pay an additional premium only for high-floor river-facing stacks in the tower closer to Fort Canning, where the view corridor is structurally protected.