Up@robertson Quay
Overview & Key Facts
UP@Robertson Quay is a compact, boutique freehold-feeling 99-year leasehold development tucked along the bend of the Singapore River in District 9. With just 70 units spread across a single slim tower, it sits firmly in the boutique-condo category — a rarity in an area dominated by larger riverside developments like Rivergate, Watermark, and Martin Modern. The project was launched by UOL Group-linked interests with its 99-year lease commencing in 2011, and was completed in 2013.
The name “UP” is a deliberate nod to the development’s verticality — a lean footprint that maximises river frontage and sky exposure rather than sprawling across a large parcel. Units skew heavily to one- and two-bedroom formats, making it a distinctly urban-professional address rather than a family-oriented development. With only 70 units on site, residents benefit from an almost private-club scale of community and virtually zero lift-waiting — but also accept the trade-off of a leaner amenity stack compared to mega-condo neighbours.
The development’s defining asset is location. Robertson Quay is the quieter, more residential stretch of the Singapore River — set back from Clarke Quay’s nightlife bustle but within a flat five-to-ten-minute walk of Clarke Quay, Fort Canning, and Great World. For a buyer whose weekly rhythm revolves around riverside F&B, boutique gyms, and a short commute to Raffles Place or One-North, there are very few Singapore addresses that match this catchment.
Location & Connectivity
UP@Robertson Quay’s location sits at the intersection of three MRT catchments. Havelock MRT on the Thomson-East Coast Line is the closest at roughly 480 m — a genuine walk-to-work distance that opens up one-seat rides to Orchard, Marina Bay, and the East Coast. Great World MRT, also on the TEL, is about 640 m away and anchored to the refreshed Great World mall. Fort Canning MRT (Downtown Line) is roughly 770 m away, with Clarke Quay (North-East Line) about a kilometre out. That is four MRT lines within comfortable walking distance — an unusually dense rail catchment even by District 9 standards.
For drivers, CTE, AYE, and the CBD are all within a short run. Raffles Place and Marina Bay are typically under 10 minutes by car in off-peak conditions. Orchard Road is five to seven minutes up River Valley Road.
Day-to-day retail and F&B are the real flex. The Robertson Quay riverside promenade is effectively UP’s front yard, hosting a rotating cast of brunch spots, wine bars, bakeries, and riverside dining. Great World mall — with its Cold Storage, Golden Village cinema, medical cluster, and Don Don Donki — is a 10-minute walk. UE Square and The Central are even closer for quick groceries and a wider restaurant rotation.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| Outram Secondary School | secondary | Within 1 km |
| Gan Eng Seng School | secondary | ~1.2 km |
| Gan Eng Seng Primary School | primary | ~1.3 km |
| Cantonment Primary School | primary | ~1.5 km |
| Singapore Management University | tertiary | ~1.5 km |
| ACS (Junior) | primary | ~1.7 km |
Facilities
A 70-unit boutique development does not pretend to compete with mega-condo amenity stacks — and UP@Robertson Quay does not try to. Facilities are deliberately lean and curated: a lap pool, a small gym, a BBQ pavilion, landscaped deck areas, and a rooftop entertainment space with skyline views across the river toward the CBD. There are no tennis courts, no function halls, and no children’s playgrounds — consistent with the development’s urban-professional positioning.
The upside of that leanness is practical: maintenance fees remain comparatively modest for a District 9 development, and facilities are rarely crowded. The downside, predictably, is that residents who value resort-style amenities will find the offering sparse — particularly in comparison to Rivergate or Martin Modern a short walk away. Families with children typically exit within a cycle or two for exactly this reason.
The rooftop deck is the social heart of the development and has been repeatedly called out in resident reviews as a genuine highlight — especially for evening entertaining with the Marina Bay skyline as backdrop. For a 70-unit condo, it punches above its weight.
Unit Sizes & Layout
UP@Robertson Quay’s unit mix is heavily weighted toward one- and two-bedroom apartments, typical of a boutique riverside development catering to singles, couples, and pied-à-terre buyers. One-bedders are in the 450–550 sqft range, while two-bedders generally span 700–900 sqft. A small number of larger units and a penthouse sit at the top of the stack. There are no true family-sized 4-bedders here.
Layouts are efficient and largely square, with full-height windows that maximise natural light and river or city views. The project’s slim tower footprint means most units enjoy dual-aspect exposure — a genuine advantage for light and ventilation compared to many block-style condos in the area.
Interior finishings are typical of the 2011–2013 boutique-developer era — solid but not standout. Bathrooms and kitchens are functional mid-market; buyers planning to hold long-term should budget for a refresh within five to seven years of purchase.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 5 | $2,248 | $1,040,600 |
| 1 BR | 6 | $2,106 | $1,162,667 |
| 2 BR | 1 | $1,858 | $1,400,000 |
| 3 BR | 1 | $1,999 | $2,238,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $985,000 to $2,238,000, averaging $1,216,692 (~$2,039 psf).
Rents range from $2,700 to $6,900 per month across 195 rental transactions. Current rental yield sits at approximately 4.3%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 15.1% (from $2,437 to $2,069 psf).
Neighbourhood Comparison
In the immediate Robertson Quay catchment, UP sits alongside much larger developments like Rivergate (545 units), The Watermark (224 units), and Martin Modern (450 units). Rivergate and Watermark offer far broader facilities at comparable or slightly higher PSF, while Martin Modern carries a newer-lease and freehold-developer premium. UP’s competitive edge is price-per-entry and boutique scale — a buyer who wants the Robertson Quay lifestyle without the $3m+ ticket of a Martin Modern unit has very few alternatives.
Against the District 9 new-launch field, the gap is stark. River Green averages $3,134 psf, River Modern $3,234 psf, and The Avenir $3,190 psf — all with fresher leases but 50–58% PSF premiums over UP. For an investor focused on gross yield rather than capital upside, UP’s 4.26% yield is meaningfully ahead of what those new launches can currently deliver. For an own-stayer willing to accept a 2011-vintage lease, the value gap funds a significant renovation budget with room to spare.
Versus the Irwell Hill Residences / Kopar at Newton bracket, UP offers less prestige but more walkable amenity density. The choice comes down to whether the buyer values the Robertson Quay catchment specifically, or the broader Orchard fringe more generally.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| UP@ROBERTSON QUAY | 99 yrs lease commencing from 2011 | — | 70 | $2,039 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
ShiokNest Scores
Our proprietary scoring system evaluates UP@ROBERTSON QUAY across multiple dimensions.
What Residents Say
“Love the location — five minutes to the river for brunch, ten minutes to Great World, and Havelock MRT is genuinely walkable. The boutique scale means you actually know your neighbours.”
— Resident review via PropertyGuru
“Facilities are basic — just a pool, gym and rooftop — but honestly for a 70-unit condo that’s the right call. Maintenance is reasonable and the rooftop is excellent for hosting.”
— Resident review via EdgeProp
“Rental demand is consistently strong — expats love the location. Lower-floor units get some traffic noise from Unity Street, so pick your stack carefully.”
— Landlord commentary via 99.co
The tenant pool skews toward expat professionals working in the CBD, One-North, or Orchard — a profile that pays a premium for walkable access and riverside lifestyle. Resident reviews consistently emphasise the location and boutique community feel, with the main criticisms centred on road noise at lower floors and the limited facilities footprint.
Strengths & Weaknesses
- Exceptional walkability (93/100) — 4 MRT lines within 1 km
- Strong gross yield (4.26%) vs D9 average
- Boutique 70-unit scale — low-density, almost no lift-wait
- Robertson Quay riverside F&B literally at the doorstep
- Havelock MRT (TEL) ~480 m walk — genuine rail access
- Rooftop entertainment deck with CBD skyline views
- Material PSF discount (~35%+) vs D9 new launches
- Strong expat rental demand (190 rental transactions logged)
- Dual-aspect exposure on most units from slim tower footprint
- Maintenance fees modest for a D9 development
- Lean facilities — no tennis, function rooms, or playground
- 99-year lease from 2011 (~84 years remaining)
- Lower floors exposed to Unity Street / Robertson Quay traffic noise
- Unit mix skews small (1- and 2-BR) — unsuitable for larger families
- Interior finishings are mid-market and showing their age
- Small 70-unit base limits en-bloc leverage near term
- No direct covered access to MRT — short walk still exposed to weather
- Limited stack variety — view premium concentrated on river-facing units
- No on-site retail unlike mixed-use neighbours
Verdict
UP@Robertson Quay is one of the more convincing boutique plays in District 9 for a specific buyer profile: the urban professional or investor who prioritises walkable access, lifestyle catchment, and rental liquidity over facility breadth or family-friendliness. At an average PSF of roughly $2,047 over the last 12 months — materially below comparable new launches like River Green ($3,134 psf) or River Modern ($3,234 psf) — the relative value is real. The rental market backs that up: with 190 rental transactions logged and an average rent of $4,316, the gross yield sits at a healthy 4.26%, well above the District 9 average.
The development earns a solid investment score of 68/100 in our framework, anchored by exceptional walkability (93/100) and strong rental demand. The en-bloc score is moderate at 44/100 — the small 70-unit count and 99-year lease (commencing 2011, roughly 84 years remaining) limit en-bloc upside in the near term but do not disqualify it over a 20-year horizon.
For own-stayers with children or buyers who prioritise amenity-rich mega-condo living, this is not the right address. For singles, couples, empty-nesters, and investors targeting the D9 rental market, UP@Robertson Quay is a credible and well-priced proposition that has aged gracefully.