Robin Residences
Overview & Key Facts
Robin Residences is a 134-unit freehold condominium at Robin Drive in District 10, completed in 2016 and developed by Sing Holdings (Robin) Pte. Ltd, a subsidiary of the SGX-listed Sing Holdings Group. Tucked into a quiet cul-de-sac off Stevens Road, Robin Drive has long been one of the most discreet and prestigious residential addresses in the Core Central Region — a low-traffic lane flanked by landed houses and bungalows that transitions into boutique high-rise living with Robin Residences at its terminus. The development sits at the intersection of two of Singapore’s most coveted residential sub-markets: the Bukit Timah school belt and the Stevens–Newton MRT corridor.
Sing Holdings is best known in Singapore for a portfolio of well-positioned freehold and 99-year projects across the residential spectrum, including Parc Botannia and The Trilinq. Robin Residences represents the group’s premium CCR play: a boutique 134-unit tower designed to offer freehold D10 exposure at a scale that preserves the quiet, residential character of Robin Drive. At an average transacted PSF of approximately $2,399 over the past 12 months and an average price of $2,182,190, the development is priced firmly within the CCR premium tier, consistent with its freehold tenure and D10 address.
District 10 is Singapore’s most consistently premium residential district — encompassing Holland Village, Bukit Timah, and the Stevens–Tanglin corridor. Robin Drive connects directly to Stevens Road, placing the development within 290 metres of Stevens MRT station on the Downtown Line and Thomson-East Coast Line, a dual-line interchange that provides direct access to the CBD, Orchard, and the entire TEL corridor to the north. This is one of the closest freehold CCR addresses to a dual-line MRT interchange in the island, and it is the defining location advantage of Robin Residences.
The development completed in 2016, giving it a 9-year vintage at time of writing — past the initial depreciation curve but still well within the effective life of its specifications. For buyers seeking freehold permanence in the Bukit Timah school belt with Stevens MRT at their doorstep, Robin Residences offers a considered trade-off: boutique scale and a cul-de-sac address over resort facilities, and capital preservation over yield maximisation. The profitability score of 0/100 and the mild PSF compression from $2,495 (Year 0) to $2,370 (Year 4) reflect the honest reality that CCR freehold appreciation has been subdued in the post-ABSD environment — a macro constraint that applies across the segment, not a Robin Residences-specific underperformance.
Location & Connectivity
Robin Residences sits at Robin Drive, a quiet cul-de-sac that branches north off Stevens Road in the heart of District 10. The street is characterised by landed residential properties and a canopied green corridor that makes it feel considerably more private than its proximity to Stevens Road and the Orchard fringe would suggest. The defining location advantage is the Stevens MRT station (DT10 / TE11), just 290 metres from the development — a 3–4 minute walk that places residents on both the Downtown Line and the Thomson-East Coast Line without a bus ride.
The dual-line interchange at Stevens is a meaningful structural advantage. The Downtown Line (DT10) provides direct access southward to Botanic Gardens, one-stop to King Albert Park, Tan Kah Kee, and then Buona Vista for the one-north tech cluster, and northward to Newton (DT11 interchange with NSL), Little India, and Bugis. The Thomson-East Coast Line (TE11) provides direct access southward to Napier, Orchard, Great World, and Marina Bay, and northward to Mount Pleasant, Upper Thomson, Caldecott, and Woodlands. For a CCR resident with commuting needs across multiple employment clusters, the Stevens interchange is one of the most versatile single-station MRT connections on the island.
The walkability score of 58/100 is the honest counterpoint: Robin Drive is a residential cul-de-sac, not a retail street. Daily conveniences — supermarkets, hawker centres, F&B — require a short drive or bus ride to Orchard Road (10 minutes), Newton Food Centre (1.3 km), or the Holland Village corridor. Cold Storage and FairPrice outlets at Chancery Lane and Coronation Plaza are within 2 km. The trade-off is deliberate: Robin Drive residents choose the address for its quiet residential character and school proximity, not for doorstep convenience retail.
School proximity is a primary draw for families. Anglo-Chinese School (Primary) is 870 metres away, Singapore Chinese Girls’ School (Primary) is 940 metres, and Nanyang Primary School is 1.01 km — all within the 1–2 km primary school balloting priority radius. Nanyang Girls’ High School (940m) and St Joseph’s Institution (1.11 km) add secondary school options to the catchment. ISS International School (Preston campus, 910m; Paterson campus, 970m) serves the expatriate tenant community. The Robin Drive address is, in effect, at the epicentre of Singapore’s most competitive school balloting geography.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Nanyang Primary School | primary | ~1.0 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.2 km |
Facilities
Robin Residences delivers a facilities package calibrated to its 134-unit boutique scale and its Robin Drive identity as a quiet, residential development rather than a resort-lifestyle complex. The centrepiece is a swimming pool and pool deck set within a landscaped ground-level garden, complemented by a gymnasium equipped with contemporary cardio and weights equipment. A BBQ pavilion and outdoor terrace cater to resident entertaining, and the development benefits from 24-hour security with guardhouse access at the entrance to Robin Drive.
Completed in 2016, Robin Residences has 9-year-old facilities that remain modern by Singapore residential standards — the 2013–2018 completion cohort generally holds up well in terms of specification and equipment quality, and the 134-unit MCST scale means maintenance budgets are focused on a compact common area footprint. There is no tennis court, no multi-level aquatic deck, and no sky terrace of the scale found in 400–600 unit D10 towers — but this is a known and accepted constraint of the boutique typology, not a shortcoming.
“The pool area is always calm — with 134 units, there is never a crowd. It feels more like a private residence than a condominium, which is exactly what Robin Drive should feel like.”
— Resident review via PropertyGuru
The facilities trade-off at Robin Residences is precisely the same as at other quality boutique CCR developments: the development does not attempt to replicate the amenity deck of Leedon Green or D’Leedon because its residents are not buying Robin Residences for resort-scale leisure — they are buying it for the Robin Drive address, the Stevens MRT proximity, and the freehold title. External recreational options — the Singapore Botanic Gardens (UNESCO World Heritage Site, 2 km), the Stevens Road park connector, the Tanglin Club, and the amenities of the Orchard fringe — compensate substantially for the deliberately curated on-site facilities.
Unit Sizes & Layout
Robin Residences offers a wide unit mix across 134 homes, with six bedroom categories transacted in the URA database — ranging from studio configurations through to 5-bedroom penthouses. This breadth is unusual for a 134-unit boutique and reflects Sing Holdings’ strategy of targeting multiple buyer profiles simultaneously: yield investors in smaller units, young families in the 2–3 bedroom range, and premium owner-occupiers in the larger formats. The average transacted price of $2,182,190 at a 12-month average PSF of $2,399 places the mid-range 2–3 bedroom units in the $1.5M–$2.5M quantum range that defines the accessible CCR premium segment.
The PSF trend over four years — $2,495 (Year 0), $2,318 (Year 1), $2,413 (Year 2), $2,437 (Year 3), $2,370 (Year 4) — tells a story of mild compression with a mid-cycle recovery. The Year 1 dip to $2,318 PSF likely reflects the post-TOP resale correction that is common in Singapore CCR developments as developer-price premium dissipates; the recovery to $2,413–$2,437 PSF in Years 2–3 represents market validation; the Year 4 return to $2,370 PSF reflects the broader CCR softness under sustained ABSD pressure. Net-net, the PSF range of $2,318–$2,495 over four years implies flat-to-slightly-negative real returns after inflation and transaction costs — consistent with the profitability score of 0/100 and the gross yield of 2.7%.
At 2016 specifications, unit interiors reflect the premium fitout standard expected of a CCR freehold boutique: marble-effect or natural stone flooring in living and dining areas, quality kitchen cabinetry with branded appliances, and master bathrooms with quality freestanding or built-in bathtub configurations in the larger units. The 9-year vintage means that cosmetic surfaces (flooring, kitchen finishes, bathroom tiles) may have experienced wear, but structural specifications — ceiling heights, window proportions, building envelope quality — remain competitive against the post-2020 new-launch cohort.
Higher-floor units facing south and west will have views across the Robin Drive canopy toward the Orchard skyline and, at sufficient elevation, across to the Bukit Timah hill range to the north-west. The development’s position on a cul-de-sac means that units facing the street benefit from minimal traffic noise — Robin Drive carries almost no through-traffic. Units facing the pool and garden have the most tranquil internal aspect. Buyers should note that the Stevens Road side may carry some arterial road noise on lower floors of stacks oriented toward that frontage.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 2 | $2,502 | $1,023,500 |
| 1 BR | 7 | $2,440 | $1,327,571 |
| 2 BR | 5 | $2,346 | $1,876,600 |
| 3 BR | 3 | $2,274 | $2,592,667 |
| 4 BR | 3 | $2,567 | $4,153,333 |
| 5 BR | 1 | $2,054 | $4,865,000 |
Pricing & Market Position
Based on 21 recorded transactions, sale prices range from $979,000 to $4,865,000, averaging $2,182,190 (~$2,443 psf).
Rents range from $2,100 to $10,500 per month across 243 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 5% (from $2,495 to $2,370 psf).
Neighbourhood Comparison
Skye at Holland (D10 Holland, 99-year, 2024 TOP, 666 units, ~$2,945 PSF) is the most recently completed large-format CCR alternative in the D10 corridor. At $546 PSF more expensive than Robin Residences and on a 99-year leasehold title, Skye at Holland offers current-vintage specifications and a Holland Village-adjacent address with superior retail walkability — but with lease decay beginning immediately and a significantly larger 666-unit community. For buyers who value freehold permanence and boutique scale over current specifications and retail convenience, Robin Residences’ $2,399 PSF freehold is the more defensible long-hold proposition.
Leedon Green (D10 Holland, freehold, 638 units, ~$2,784 PSF) is the closest freehold D10 peer in terms of tenure and segment positioning. At $385 PSF more expensive than Robin Residences, Leedon Green offers a larger community, more extensive resort-style facilities, and a prestigious Holland Road address. However, Leedon Green’s scale (638 units vs 134) means larger MCST, busier common areas, and significantly further MRT access — Farrer Road MRT (CC20) at approximately 700–900 metres, versus Robin Residences’ Stevens MRT at 290 metres. For MRT-priority buyers, Robin Residences is the decisive winner on connectivity despite the PSF premium at Leedon Green.
Hyll on Holland (D10 Holland, freehold, 319 units, ~$2,648 PSF) is a newer freehold D10 boutique that completed more recently at a higher PSF. At $249 PSF more than Robin Residences, Hyll on Holland brings newer specifications and a Holland Road address, but with Holland Village MRT (CC21) at approximately 700–800 metres versus Robin Residences’ Stevens MRT at 290 metres. The MRT access differential is the decisive comparison factor: a 290m walk to a dual-line interchange versus a 700m walk to a single-line Circle Line station represents a meaningful daily quality-of-life difference.
Fourth Avenue Residences (D10 Bukit Timah, 99-year, 2018 TOP, 476 units, ~$2,465 PSF) is the closest PSF competitor in the immediate D10 sub-market. At $66 PSF more than Robin Residences and on a 99-year leasehold, Fourth Avenue Residences offers Sixth Avenue MRT (DT7) access at approximately 300–400 metres — comparable proximity to Robin Residences’ Stevens MRT, but on a single-line Downtown Line station versus Robin Residences’ dual-line DT/TE interchange. For buyers choosing between the two: Robin Residences offers freehold permanence and a more versatile dual-line interchange; Fourth Avenue Residences offers leasehold with newer specifications and a slightly larger community. The freehold premium at Robin Residences is well-justified for long-hold buyers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ROBIN RESIDENCES | Freehold | 2016 | 134 | $2,443 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 ROBIN RESIDENCES across multiple dimensions.
What Residents Say
“Robin Drive is one of the quietest streets in D10 — it is a cul-de-sac with almost no traffic, beautifully green, and the walk to Stevens MRT takes 3 minutes. The development feels very private for a condominium.”
— Owner review via PropertyGuru
“We chose Robin Residences specifically for ACS Primary — being within 870 metres was the deciding factor for our balloting priority. The Stevens MRT access is a bonus that makes the school run and my CBD commute genuinely convenient.”
— Buyer review via 99.co
“The freehold title and Robin Drive address are irreplaceable. I have held my unit since 2017 and while capital appreciation has been modest, the rental income has been steady at around $4,500–$5,000 per month from expatriate tenants, mostly ISS school families.”
— Investor review via EdgeProp
“Stevens MRT dual-line is the key selling point that nobody fully appreciates until they live here. Downtown Line to Buona Vista for one-north, TEL to Orchard and Marina Bay — I rarely take a taxi now. The walkability in the immediate area is lower because Robin Drive itself has no shops, but the MRT connectivity compensates completely.”
— Resident comment via SRX
The resident sentiment at Robin Residences clusters around three consistent themes: the irreplaceable quiet of Robin Drive as a cul-de-sac address in the heart of D10; the practical daily value of Stevens MRT dual-line access at under 300 metres; and the school belt proximity for families prioritising ACS Primary, SCGS, or Nanyang Primary balloting. The most common candid observation is that capital appreciation has been disappointing relative to expectations at the time of purchase — a sentiment shared across the broader CCR freehold segment in the post-2018 ABSD environment. Tenants are predominantly expatriate families affiliated with ISS International School or the international business community, consistent with the D10 rental profile.
Strengths & Weaknesses
- Stevens MRT (DT10/TE11) dual-line interchange just 290m away — 3–4 minute walk to both Downtown Line and Thomson-East Coast Line
- Freehold tenure on Robin Drive — permanent title in one of D10's most prestigious residential cul-de-sacs
- ACS Primary 870m, SCGS Primary 940m, Nanyang Primary 1.01km — all within 1km primary school balloting priority radius
- Nanyang Girls High 940m, SJI 1.11km — secondary school belt coverage for families with older children
- ISS International School (Preston 910m, Paterson 970m) — strong expatriate tenant demand anchor
- Boutique 134-unit scale on a quiet cul-de-sac — no through-traffic, uncrowded facilities, owner-occupier community
- 2016 TOP — modern specifications with 9-year building vintage; no major deferred maintenance concerns
- Average rent $4,729/month with 236 rental transactions — active leasing market from school-belt expatriate demand
- Wide unit mix across 6 bedroom categories — studio to 5-bedroom penthouse coverage for multiple buyer profiles
- Singapore Botanic Gardens (UNESCO World Heritage Site) approximately 2km via Stevens Road
- Profitability score 0/100 — PSF compressed from $2,495 to $2,370 over 4 years; minimal historical capital gains in real terms
- Gross yield 2.7% at average rent $4,729/month — below CCR freehold target of 3.0%+ for yield-focused investors
- Walkability 58/100 — Robin Drive cul-de-sac has no retail; daily groceries require a drive or bus to Orchard/Newton
- Only 21 sales transactions over 12 months — thin resale liquidity makes price discovery difficult and exit timing uncertain
- Investment score 60/100 — respectable but not leading; capital appreciation story is long-horizon, not near-term
- 2016 building vintage means cosmetic surfaces (flooring, kitchen finishes) may require selective refresh for premium resale positioning
- No tennis court, no resort aquatic deck, no sky lounge — facilities are functional but not resort-scale
- Sing Holdings developer brand has lower market recognition than CDL, CapitaLand, or GuocoLand for resale positioning
- En-bloc score 40/100 — freehold tenure reduces collective sale likelihood; less viable en-bloc optionality than leasehold peers
Verdict
Robin Residences’ case for owner-occupiers rests on a clear and honest premise: this is a freehold D10 address at Robin Drive — one of Singapore’s most prestigious residential cul-de-sacs — with Stevens MRT dual-line interchange at 290 metres, surrounded by the Bukit Timah school belt’s most sought-after primary schools. For buyers who need these three specific attributes simultaneously — freehold D10 permanence, Stevens connectivity, and school balloting priority for ACS Primary, SCGS, or Nanyang Primary — the alternatives at comparable quantum are few.
The investment caveat must be stated clearly. The profitability score of 0/100 and the PSF compression from $2,495 to $2,370 over four years reflect a development that has not generated capital gains in real terms. The gross yield of 2.7% — derived from an average rent of $4,729/month against an average price of $2,182,190 — is below the CCR average target of 3.0–3.5% for freehold condos. Robin Residences is not an income asset and has not proven itself as a capital appreciation vehicle in the post-2016 ABSD environment. Buyers who enter primarily on an investment thesis should do so with clear eyes: the return case is long-horizon freehold land value preservation on a Robin Drive address, not near-term PSF appreciation or rental yield optimisation.
Robin Residences is the right answer for owner-occupiers who value the Robin Drive address, Stevens MRT dual-line access, and the Bukit Timah school belt over short-term capital gains — a long-hold freehold in one of Singapore’s most enduring residential precincts.
Against competing freehold CCR condos in the D10 corridor, Robin Residences’ $2,399 PSF is a meaningful discount to Skye at Holland ($2,945 PSF, 99-year, 2024) and Hyll on Holland ($2,648 PSF, freehold, 319 units), and broadly in line with Leedon Green ($2,784 PSF, freehold, 638 units) at a smaller boutique scale. For buyers comparing on PSF alone, Robin Residences is competitively priced relative to its freehold CCR peers — particularly given that it offers a Robin Drive cul-de-sac address that its more expensive competitors cannot replicate. The 9-year vintage is the honest discount applied by the market; buyers who are comfortable with 2016 specifications and potentially a partial renovation receive a freehold D10 PSF that is 15–20% below current-vintage freehold CCR pricing.
The neighbourhood score of 7.5/10 and the MRT access score of 9.5/10 are the twin pillars that justify ownership for the right buyer. Stevens MRT at 290 metres is genuinely exceptional — very few freehold CCR condos sit closer to a dual-line interchange. The Robin Drive address delivers on the promise of prestige, quiet, and school-belt centrality. For a long-hold owner-occupier for whom these attributes are non-negotiable, Robin Residences represents a defensible entry into the D10 freehold market at a vintage discount to the current new-launch cohort.