Robin Suites
Overview & Key Facts
Robin Suites is a 92-unit freehold boutique condominium at 25 Robin Road in District 10’s Tanglin enclave, developed by Robin25 Pte Ltd and completed in 2015. The development occupies a single 20-storey tower on a land area of approximately 2,259 sqm — compact in footprint, deliberately exclusive in character, and precisely positioned between two of Singapore’s most distinguished residential addresses: the Newton–Ardmore corridor to the east and the Bukit Timah–Botanic Gardens precinct to the west.
At 92 units, Robin Suites belongs to a category of Singapore residential product that is increasingly rare: the freehold boutique development in a genuinely prime District 10 address, at a PSF that sits below the Ardmore Park and Cuscaden tier whilst sharing the same postcode. The average transacted PSF of approximately $2,283 — confirmed across 27 recorded transactions — positions Robin Suites as accessible D10 freehold, a proposition that resonates with both owner-occupiers seeking permanence of tenure in a prime address and investors targeting the robust D10 expatriate rental demand at a price point below the ultra-premium CCR tier.
The unit mix is compact-to-mid: predominantly 1-bedroom configurations (441–463 sqft, 42 units) and 1-bedroom-plus-study variants (463 sqft, 14 units), with a 2-bedroom tier (538–1,001 sqft, 26 units) and a penthouse and townhouse layer topping out the development. The two-bedroom townhouse units at approximately 1,722 sqft — four in total — are the development’s most distinctive product: two-level private residences within a boutique freehold tower, at a D10 address, representing a format almost absent from the Singapore new-launch market.
The average monthly rent of $3,495 against the $2,283 average PSF implies a gross yield of approximately 2.6% at an assumed average unit size of around 560 sqft — meaningfully ahead of the sub-2% yields that characterise ultra-premium CCR product such as Midtown Modern or Wallich Residence. For a freehold D10 address, this yield profile is a genuine investment differentiator, particularly for buyers whose return requirements include current income rather than pure capital appreciation.
Location & Connectivity
Robin Road is one of the most quietly prestigious addresses in Singapore’s central residential geography. The street runs through the heart of Tanglin District 10, flanked by a cluster of freehold and 999-year leasehold developments that have defined the neighbourhood’s character as a sought-after low-density residential enclave for several decades. Neighbouring projects include Robin Residences, Robin Regalia, One Robin, and Fifteen Robin — an unusually dense concentration of boutique freehold condominiums sharing the same street address, which speaks to the land tenure quality and residential desirability of this specific corridor.
The MRT connectivity is a headline asset for this address. Stevens MRT (DT10/TE11) — a dual-line interchange serving both the Downtown Line (DTL) and the Thomson-East Coast Line (TEL) — is approximately 470 metres from Robin Suites, achievable in a six-minute walk. The Stevens interchange is one of Singapore’s most strategically positioned MRT nodes: DTL provides direct access to Botanic Gardens, Beauty World, Buona Vista, and Bayfront (Marina Bay Sands); TEL provides connections north to Woodlands, south to Orchard, and onward to Marina Bay via the Thomson corridor. Newton MRT (DT11/NS21) — another dual-line interchange on the North-South Line and Downtown Line — is approximately 750 metres away, extending the connectivity matrix to Orchard (2 stops on NSL), Bishan, and the northern corridor.
The lifestyle geography of the Robin Road address is anchored by three overlapping catchments. To the south and west: the Singapore Botanic Gardens (a UNESCO World Heritage Site and a 10-minute walk or single DTL stop), Dempsey Hill’s curated dining and lifestyle precinct, and the Holland Village corridor. To the east and north: the Newton Food Centre (a Singapore institution for local hawker fare), the Orchard Road retail corridor (two MRT stops on the NSL), and the Newton–Bukit Timah educational belt. Within five minutes on foot: Cold Storage Balmoral Plaza, the Chancery Court and Caldecott residential precincts, and the quiet green-canopied streets that define the Tanglin character.
The school catchment is outstanding. Within direct proximity: Singapore Chinese Girls’ School (SCGS) and Singapore Chinese Girls’ Primary School — among Singapore’s most sought-after girls’ schools — are within the 1 km registration priority zone. Anglo-Chinese School (Primary) and ACS (Barker Road) serve the broader Novena–Newton corridor. Chinese International School and San Yu Adventist School provide international options. For families with school-age children, the D10 Robin Road catchment is genuinely exceptional, and the freehold tenure means this school-zone advantage is a permanently embedded asset in the purchase.
The broader Tanglin–Newton neighbourhood is also defined by Singapore’s diplomatic and institutional geography. The Ministry of Foreign Affairs, the United States Embassy, and a cluster of high commissions occupy the Tanglin Road corridor. The resulting neighbourhood character — leafy, low-density, security-conscious, and high-amenity — creates a living environment that attracts a disproportionate share of diplomatic staff, corporate executives, and family buyers who prioritise long-term residential quality over precinct energy.
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 |
| ISS International School (Paterson) | international | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.0 km |
| Nanyang Primary School | primary | ~1.1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.2 km |
Facilities
For a 92-unit boutique development on a 2,259 sqm footprint, Robin Suites delivers a well-curated facilities programme that prioritises quality and usability over scale. The development does not attempt to compete with the multi-level amenity decks of large-scale integrated developments; instead, it provides a focused selection of lifestyle facilities appropriate to its boutique character and the profile of its likely residents — urban professionals, expatriate families, and high-net-worth owner-occupiers who value the D10 address and freehold tenure above resort-scale amenity.
The core facilities include: a swimming pool with jacuzzi and sun-deck terrace, a gymnasium equipped to a standard appropriate to the development’s price tier, an outdoor exercise bay and yoga corner, and BBQ pavilions. The rooftop level is the development’s most distinctive amenity: a sky terrace with lounge seating and panoramic views across the Tanglin–Newton treeline, the Botanic Gardens greenery corridor, and the city skyline — a facility that transforms the building crown from merely functional to genuinely aspirational.
“The rooftop terrace is the surprise of this building. For 92 units, the view from the top is exceptional — you can see across to the Botanic Gardens and the Orchard skyline. It is a quiet, private space that feels very different from the crowded facilities decks of larger developments.”
— Resident review via PropertyGuru
The development does not include a tennis court, function room, or concierge service — facilities that are standard at larger-scale D10 projects such as Robin Residences or Le Nouvel Ardmore. Buyers for whom these specific amenities are essential should evaluate Robin Suites against developments with a larger facilities complement. For buyers who value the boutique scale, the freehold tenure, and the address quality above a comprehensive resort amenity deck, the facilities package is well-matched to the development’s positioning and price tier.
Unit Sizes & Layout
Robin Suites’ 92 units span a compact-to-mid unit mix across a single 20-storey tower, with the majority of units in the 1-bedroom and 1-bedroom-plus-study configurations. The full unit breakdown: 42 units of 1-bedroom (441–463 sqft), 14 units of 1-bedroom-plus-study (463 sqft), 26 units of 2-bedroom (538–1,001 sqft), 3 units of 1-bedroom penthouse (796–861 sqft), 1 unit of 1-bedroom-plus-study penthouse (732 sqft), 2 units of 2-bedroom penthouse (947–958 sqft), and 4 townhouse units at approximately 1,722 sqft.
The 1-bedroom units at 441–463 sqft are compact but efficiently laid out for the urban professional or expatriate single/couple demographic that forms the development’s core buyer and tenant base. The open-concept kitchen-living arrangement maximises the perceived spaciousness of these smaller footprints; views from mid to upper floors across the Tanglin treeline contribute meaningfully to the livability of units at this size tier. The 1-bedroom-plus-study variant at 463 sqft adds flexibility for work-from-home arrangements without a significant area penalty.
The 2-bedroom units are the most versatile in the mix. At 538–1,001 sqft — a wide range that includes both standard and loft configurations — the 2-bedroom tier accommodates the small family, couple-plus-study, or investor buyer targeting the D10 expatriate rental market at the $4,000–$5,000 monthly price point. The 2-bedroom loft format with its double-height living void and mezzanine level is particularly distinctive: a format rarely available at this price tier in District 10, and one that commands a rental premium from design-conscious tenants.
The finish specification is consistent with the development’s mid-premium positioning. Quality flooring, fully fitted kitchens with quality appliances, and well-appointed bathrooms establish a finish standard appropriate to the $2,283 average PSF price point and the D10 address. Penthouse units on the upper floors benefit from the building’s sky-terrace proximity and deliver the best views in the development: panoramic outlooks across the Tanglin–Botanic Gardens green corridor and, on clear evenings, the Orchard Road and Marina Bay skyline to the south-east. For buyers at this tier, the view premium from floors 17 and above is a genuine asset that justifies a floor-level pricing premium over equivalent mid-floor configurations.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 20 | $2,347 | $1,078,350 |
| 1 BR | 5 | $2,298 | $1,252,000 |
| 2 BR | 2 | $1,605 | $1,325,000 |
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $988,000 to $1,400,000, averaging $1,128,778 (~$2,217 psf).
Rents range from $2,300 to $5,800 per month across 252 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 3.6% (from $2,360 to $2,276 psf).
Neighbourhood Comparison
The most structurally direct comparable to Robin Suites on the same street is Robin Residences, a 150-unit freehold development at 3 Robin Close completed in 2016. Robin Residences is a larger, more comprehensively facilitated development with a rooftop tennis court, function rooms, and a larger pool deck, and it transacts at approximately $2,400–$2,600 PSF in recent resale activity — a modest PSF premium over Robin Suites that reflects the larger unit mix (including 4-bedroom configurations) and the more extensive amenity programme. The PSF gap between Robin Suites and Robin Residences is narrow enough that the choice between them is primarily driven by unit size preference, facilities priorities, and availability rather than a material price differential.
Moving up the D10 price spectrum, Le Nouvel Ardmore (43 units, freehold, Ardmore Park, approximately $3,500–$4,500 PSF) and Ardmore Park (330 units, freehold, approximately $2,800–$3,200 PSF) represent the ultra-premium Ardmore tier. At $2,283 PSF average, Robin Suites is accessible at a material discount to the Ardmore enclave whilst sharing the D10 postcode, freehold tenure, and the Tanglin neighbourhood character. Buyers who want D10 freehold permanence without the Ardmore Park price premium will find Robin Suites’ positioning compelling.
One Robin (66 units, freehold, Robin Drive, approximately $2,100–$2,300 PSF) is the closest PSF competitor, with a similar boutique scale and address. One Robin’s slightly lower PSF reflects a smaller unit count, more limited facilities, and an older vintage; the two developments occupy the same niche in the D10 boutique freehold market and are frequently compared by buyers in this segment. Fifteen Robin (28 units, freehold, Robin Drive) represents the micro-boutique tier at the sub-$2,000 PSF end — smaller scale, older, and more limited in facilities, but perpetually freehold D10 at a lower absolute entry price.
Against the broader Newton–Novena corridor (District 11), developments such as The Lincoln Residences and Newton One compete at similar PSF ranges but on freehold plots in D11 rather than D10 — a distinction that matters for buyers who place a premium on the D10 Tanglin address specifically. Robin Suites’ D10 classification, combined with its freehold tenure, Stevens MRT access, and the Botanic Gardens proximity, sustains a premium over D11 comparables that is structurally defensible rather than merely aspirational.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ROBIN SUITES | Freehold | 2015 | 92 | $2,217 |
| 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 SUITES across multiple dimensions.
What Residents Say
“We chose Robin Suites specifically for the freehold tenure and the Stevens MRT access. D10 freehold at this price point does not come around often. For two professionals commuting to the CBD, the DTL and TEL interchange at Stevens is the best connectivity we found in this part of the district.”
— Owner review via PropertyGuru
“We are renting the 2-bedroom loft and it is genuinely one of the most interesting layouts in Singapore at this price point. The double-height living area makes the space feel much larger than the sqft suggests, and the Newton Food Centre is a 10-minute walk for supper. Highly recommended for expat couples.”
— Tenant review via 99.co
“The boutique scale is the thing I appreciate most. 92 units means the facilities are never crowded, the management is responsive, and the community is small enough to actually know your neighbours. This is a very different experience from living in a 500-unit tower.”
— Resident review via EdgeProp
“As an investor, the yield at Robin Suites has been consistently around 2.5–3% — which is strong for freehold D10 product. The tenant profile is high quality (expat professionals, embassy staff) and vacancy periods are short. It is a reliable rental asset.”
— Investor comment via SRX
The resident and tenant feedback pattern at Robin Suites centres consistently on four themes: the freehold tenure as a long-term wealth preservation anchor, the Stevens MRT dual-line convenience, the boutique scale as a quality-of-life differentiator, and the D10 neighbourhood character. The development attracts a cosmopolitan mix of Singaporean owner-occupiers valuing perpetual ownership in a prime address, expatriate tenants from the diplomatic and corporate community in the Tanglin corridor, and investors who appreciate the combination of yield (strong by CCR standards) and tenure permanence. The absence of large-scale resort facilities appears to self-select a demographic that values quiet, private living over amenity-maximalist developments.
Strengths & Weaknesses
- Freehold tenure in District 10 Tanglin — perpetual ownership in one of Singapore’s most prestigious residential postcodes, with no lease decay and fully unrestricted CPF and bank financing
- Stevens MRT (DT10/TE11) approximately 470m — dual Downtown Line and Thomson-East Coast Line interchange within a 6-minute walk, providing outstanding multi-directional connectivity
- Newton MRT (DT11/NS21) within 750m — second dual-line interchange adds NSL access to Orchard and the northern corridor without requiring a dedicated walk to a secondary station
- Boutique scale (92 units, 1 block) — low facilities-to-resident ratio means pool, gym, and rooftop terrace are rarely crowded; smaller MCST delivers more responsive estate management
- Rooftop sky terrace with panoramic views over Tanglin treeline, Botanic Gardens green corridor, and Orchard–Marina Bay skyline — an aspirational top-level amenity disproportionate to the development’s scale
- Distinctive 2-bedroom loft format — double-height living void with mezzanine, a rare spatial format in D10 boutique product that commands a design premium from design-conscious tenants
- D10 school catchment: Singapore Chinese Girls’ School, SCGPS, Anglo-Chinese School (Primary), and Chinese International School all within accessible proximity — a permanently embedded asset for family buyers
- Gross yield approximately 2.6% — ahead of the sub-2% CCR ultra-premium average; consistent expatriate rental demand from diplomatic and corporate community in Tanglin corridor
- Singapore Botanic Gardens (UNESCO World Heritage Site) is 1 MRT stop or 15-minute walk — lifestyle and wellness asset embedded in daily living environment
- Robin Road boutique freehold cluster (Robin Suites, Robin Residences, One Robin, Fifteen Robin, Robin Regalia) creates a well-established neighbourhood identity with consistent capital value history
- Compact 1-bedroom units (441–463 sqft) — restricted living space relative to older CCR condominiums and newer large-scale D10 projects; not suited to buyers prioritising generous square footage
- No 3- or 4-bedroom configurations — families with multiple children requiring 1,200–1,600 sqft will need to look at Robin Residences, Ardmore Park, or the Holland Road corridor
- Limited facilities relative to larger D10 peers — no tennis court, function room, or concierge service; buyers who require comprehensive resort-scale amenities will be under-served
- Small secondary market — 27 recorded transactions reflects limited liquidity; buyers with a short-term hold horizon may face pricing pressure in a thin secondary market
- TOP 2015 (~10 years old) — fittings and common area finishes are approaching a first renovation cycle; buyers should factor potential MCST upgrading expenditure into medium-term ownership costs
- Average PSF $2,283 with modest transaction volume means valuation can be sensitive to individual sales; a single distressed transaction can move the bank valuation for a development with 27 total records
- No 24-hour concierge or guard post — security arrangements are standard multi-unit residential rather than the staffed-entrance model of premium developments like Ardmore Park or Le Nouvel Ardmore
Verdict
Robin Suites’ investment thesis rests on three structurally sound pillars: freehold tenure permanence in a genuine prime D10 address, Stevens MRT dual-line connectivity as a hard infrastructure asset, and a PSF position that remains accessible within the D10 freehold market. Of these, the freehold tenure is the most enduring. In Singapore’s residential market, freehold land in Tanglin District 10 — particularly on a named street like Robin Road that has retained its residential desirability across multiple property cycles — is a genuinely scarce asset. The 10.0 lease rating for Robin Suites is not a formatting convention; it reflects the reality that the perpetual ownership right embedded in this purchase is a structural advantage that no leasehold equivalent can replicate, regardless of remaining years.
The yield profile reinforces the investment case. At an average rent of $3,495 per month and an average PSF of $2,283, the gross yield for a representative unit at approximately 560 sqft (mid-point of the 1BR-plus-study to 2BR range) is approximately 2.6% — comfortably ahead of the sub-2% yields that characterise ultra-premium CCR product. For D10 freehold, this is a healthy yield profile, driven by the strong and consistent expatriate rental demand from the diplomatic, professional, and family tenant base that gravitates to the Tanglin–Newton neighbourhood. Investors who evaluate Robin Suites against both its capital preservation credentials (freehold D10) and its current income contribution (2.6% gross yield) will find the combination more balanced than the typical ultra-premium CCR product.
Robin Suites is the right answer for buyers who want freehold tenure permanence in a genuine D10 Tanglin address, with Stevens MRT dual-line interchange within a six-minute walk and a boutique living environment, at a PSF that sits below the Ardmore Park tier — and whose investment thesis encompasses both capital preservation and a meaningful rental yield contribution.
The compact unit sizes are the primary consideration that limits Robin Suites’ appeal for certain buyer profiles. At 441–463 sqft for 1-bedroom units, the development does not suit buyers seeking the generous living spaces of older CCR condominiums or the family-format 3- and 4-bedroom configurations that are available at larger D10 projects. The four townhouse units at 1,722 sqft address the upper end of this space requirement but are a small fraction of the total development and rarely available on the secondary market. Families with multiple children who need 1,200–1,600 sqft of living space should evaluate Robin Residences, Ardmore Park, or the Leedon Road–Holland Road corridor instead.
For the buyer whose priorities align with the development’s strengths — freehold tenure, D10 Tanglin address, Stevens MRT dual interchange within walking distance, boutique scale with a manageable maintenance levy, and a yield profile that outperforms the CCR ultra-premium tier — Robin Suites delivers a genuinely compelling proposition. The 27 recorded transactions reflect a secondary market with sufficient liquidity to support exit planning, and the consistent rental demand from the diplomatic and expatriate community in the Tanglin corridor provides a structural rental income floor. This is D10 freehold at a price that still makes rational investment sense.