Union Square Residences

Union Square Residences: The Definitive Report on Singapore’s Premier Riverfront Mixed-Use Transformation

Executive Summary

The Singapore residential property market is characterized by a continuous cycle of rejuvenation, yet few projects capture the strategic convergence of heritage, modernity, and government policy as effectively as Union Square Residences. 

Located at 20 Havelock Road, this development is not merely another addition to the city skyline; it represents a pivotal moment in the urban renewal of the Singapore River planning area.1

Developed by City Developments Limited (CDL), a titan in the Singapore real estate sector, Union Square Residences is the first project in the precinct to leverage the Urban Redevelopment Authority’s (URA) Strategic Development Incentive (SDI) Scheme.2 

This scheme, designed to encourage the redevelopment of older commercial buildings into vibrant mixed-use lifestyle hubs, has allowed CDL to uplift the Gross Floor Area (GFA) by approximately 67%, transforming the former Central Mall and Central Square sites into a unified, high-density precinct spanning 735,500 square feet of GFA.3

The development comprises a 40-storey residential tower with 366 luxury units, a 20-storey Grade A office tower (Union Square Central), a dedicated co-living component, and a commercial podium integrated with conserved shophouses.5 

With a 99-year leasehold tenure commencing from October 2024 and an expected Temporary Occupation Permit (TOP) around 2028/2029, the project is positioned as a future-proof asset in District 1.1

This report provides an exhaustive analysis of Union Square Residences. It dissects the architectural collaboration between Aedas and ADDP Architects, evaluates the “Green Mark Platinum Super Low Energy” sustainability features, and scrutinizes the investment potential through the lens of rental yields and capital appreciation. 

Furthermore, it contextualizes the development within the broader narrative of the Singapore River’s transformation—from a colonial trading port to a global lifestyle destination—highlighting how Union Square acts as a “green link” connecting Fort Canning Park to Pearl’s Hill City Park.7

The Genesis of Union Square: Strategic Acquisition and Redevelopment

3.1 The Consolidation of a Precinct

The origins of Union Square Residences lie in a calculated strategic consolidation by CDL. For years, the site was divided between two distinct entities: Central Mall, a freehold office tower with conservation shophouses owned by CDL, and Central Square, a 99-year leasehold commercial and residential complex adjacent to it.

In early 2022, CDL executed a decisive move to unify this fragmented streetscape by acquiring Central Square from Far East Hospitality Trust for S313.2 million for the site and an additional S$1.8 million for the reversionary leasehold interest—but for its strategic intent. By controlling both plots, CDL amassed a total site area of approximately 13,824.8 square meters (148,810 sq ft), creating a canvas large enough to support a comprehensive integrated development rather than a standalone condominium.1

The acquisition price and the subsequent redevelopment costs reflect the high stakes involved in Core Central Region (CCR) land banking. The decision to trigger the redevelopment was catalyzed by the URA’s introduction of the SDI Scheme in 2019, which incentivized developers to redevelop older assets in strategic areas like Orchard Road, the CBD, and the Singapore River. Union Square became the pioneering project for this scheme in the river precinct, setting a precedent for future regenerations.3

3.2 The Strategic Development Incentive (SDI) Scheme Mechanics

The SDI Scheme is a policy instrument used by the Singapore government to spur urban renewal without direct fiscal spending. By offering GFA bonuses to developers who propose transformative projects, the state achieves public benefits—such as improved connectivity and public spaces—while developers gain sellable area.

For Union Square, the implications of the SDI Scheme are profound:

• GFA Uplift: The combined site’s GFA increased from approximately 441,650 sq ft to 735,500 sq ft, a massive 67% uplift. This additional space is what allows for the inclusion of a dedicated office tower and generous public plazas without compromising the residential density.2
• Public Realm Contribution: In exchange for the GFA, CDL is required to enhance the public realm. This includes the pedestrianization of Solomon Street and Merchant Road, effectively creating a car-free zone that prioritizes foot traffic and connects the development to the wider river promenade.11
• Mixed-Use Mandate: The scheme enforces a mix of uses to ensure vibrancy. Union Square is not a dormitory suburb but a “live-work-play” ecosystem, integrating office, residential, hotel (co-living), and retail components.12

3.3 Developer Profile: City Developments Limited (CDL)

A critical factor in the investment thesis for any new launch is the reputation of the developer. CDL is a blue-chip developer listed on the Singapore Exchange (SGX) with a track record spanning over 60 years. They are Singapore’s leading non-government residential developer, having constructed over 50,000 homes.13

CDL’s specific expertise in the Singapore River precinct is unmatched. Their portfolio includes:

• CanningHill Piers: The redevelopment of Liang Court, located just down the river. This project set a new benchmark for integrated riverfront living and achieved record prices.
• South Beach: A massive mixed-use development on Beach Road that demonstrated CDL’s ability to blend heritage conservation with futuristic architecture.
• The Sail @ Marina Bay: An iconic residential tower that defined the Marina Bay skyline.

The continuity of CDL’s presence in District 1—from The Sail to CanningHill Piers and now Union Square—suggests a deep understanding of the tenant profile and buyer demographics in this specific micro-market. Investors can take comfort in the developer’s proven ability to deliver complex, high-stakes integrated developments.8

4. Location Dynamics: The Connectivity Nexus

4.1 Tri-Line Connectivity

Union Square Residences enjoys a level of connectivity that is rare even for District 1 properties. The development sits at the intersection of three major MRT lines, accessible via three different stations, ensuring resilience in commute options.

Table 1: MRT Connectivity Matrix

MRT Station	Walking Distance	Line(s)	Key Destinations
Clarke Quay (NE5)	~400m (5 mins)	North East Line (NEL)	Dhoby Ghaut, HarbourFront, Serangoon
Chinatown (NE4/DT19)	~8 mins	NEL / Downtown Line (DTL)	Telok Ayer, Bugis, Bayfront, Bukit Panjang
Fort Canning (DT20)	~15 mins	Downtown Line (DTL)	Newton, Bukit Timah, Bedok Reservoir

Source: 3

The proximity to Clarke Quay MRT is the most significant. The North East Line is a high-capacity artery connecting the residential north-east to the HarbourFront commercial hub. Furthermore, being one stop away from Dhoby Ghaut Interchange provides access to the North-South Line (NSL) and Circle Line (CCL), effectively linking residents to every corner of the island within a single transfer.3

4.2 Road Networks and Vehicular Access

While the trend is toward car-lite living, vehicular access remains crucial for the luxury demographic. The site’s location on Havelock Road provides immediate access to the Central Expressway (CTE) via the Chin Swee Road entrance. This allows for a 5-10 minute drive to the Marina Bay Financial Centre (MBFC) and Raffles Place. Orchard Road is approximately a 7-minute drive away.15

However, future residents should be cognizant of the traffic conditions. Havelock Road and the surrounding one-way systems (e.g., Eu Tong Sen Street, New Bridge Road) can be congested during peak hours. The entrance to the development has been planned to minimize disruption, but the urban density of District 1 inevitably brings traffic volume.

4.3 The Pedestrianization of Merchant Road

A standout feature of the location analysis is the transformation of the immediate streetscape. Under the URA’s plans, parts of Merchant Road and Solomon Street will be fully pedestrianized. This is a radical change for an area previously dominated by vehicular service roads for Central Mall.7

This pedestrianization serves a dual purpose:

1. Safety and Comfort: It creates a safe, sheltered walking environment for residents to access Clarke Quay and the Singapore River promenade without crossing busy intersections.
2. The “Hill-to-Hill” Link: The pedestrianized zone acts as a connector between two major green lungs: Fort Canning Park and Pearl’s Hill City Park. Currently, walking between these two hills involves navigating traffic-heavy roads. The redevelopment will create a seamless green corridor, with Union Square sitting at the midpoint. This effectively places the development within a “park connector” network, significantly enhancing the biophilic appeal of the site.7

5. Architectural Mastery: A Dialogue Between Eras

5.1 Design Team and Philosophy

The architectural narrative of Union Square Residences is driven by the tension and harmony between the old and the new.

The lead architect, Aedas, is a global firm known for its work on massive integrated developments (e.g., The Star Vista, Sandcrawler). They collaborated with ADDP Architects, who served as the residential architect, bringing their deep experience in designing efficient, livable Singaporean condominium layouts.2

The design philosophy is described as “recreating a kampong-like atmosphere in the city.” This is not a literal recreation of a village but an abstraction of the spirit of a kampong—community, porosity, and connection to the ground.

The towers feature “step-down profiles,” sweeping downwards from the 40-storey residential peak to the lower office tower and finally to the human-scale conservation shophouses. This terracing effect reduces the sheer verticality of the project and integrates it visually with the low-rise heritage fabric of the Singapore River conservation area.3

5.2 Heritage Integration: The Soul of Kampong Melaka

Union Square Residences is situated in a historically sensitive zone. This area was once the heart of Kampong Melaka, one of Singapore’s earliest Malay settlements established in the 1820s. The site is flanked by the Masjid Omar Kampong Melaka (built in 1820), Singapore’s oldest surviving mosque, and the Tan Si Chong Su Temple, a national monument.18

The architecture pays homage to this context. The façade of the residential tower incorporates contemporary metal detailing that reinterprets the pitch and rhythm of traditional shophouse roofs. At the ground level, the conservation of the existing shophouses (formerly part of the Central Mall cluster) is a critical design move.

Instead of being a closed-off condo, the base of Union Square is permeable, with the shophouses hosting retail and F&B outlets that are accessible to the public, anchoring the development in the precinct’s history.3

5.3 Sustainability: The Green Mark Platinum Super Low Energy (SLE) Award

In an era where Environmental, Social, and Governance (ESG) criteria are increasingly important for investors, Union Square Residences stands out with the highest possible accolade: the BCA Green Mark Platinum Super Low Energy (SLE) certification.20

Achieving SLE status requires a building to achieve at least 60% energy savings over the 2005 building code baseline. This is achieved through a combination of:

• Passive Design: The orientation of the towers is optimized to minimize direct solar heat gain from the west sun while maximizing prevailing wind flow for natural ventilation.
• Active Technologies: The use of high-efficiency air-conditioning systems, smart LED lighting with motion sensors in common areas, and extensive solar photovoltaic panels on the rooftops to offset common area energy consumption.
• Biophilic Cooling: A high landscape replacement ratio of 72% (biophilic design) helps to lower the ambient temperature around the building, reducing the cooling load.3
• District Cooling: The development connects to a district cooling satellite plant, which is far more energy-efficient than standalone chiller plants for commercial components.3

For the homeowner, this translates to tangible benefits: lower monthly utility bills and a healthier living environment. For the investor, it ensures the asset remains compliant with future, stricter carbon regulations.21

6. The Mixed-Use Ecosystem: Live, Work, Play 2.0

Union Square is a true mixed-use precinct, distinct from a standalone residential condo. The synergy between its components creates a self-sustaining ecosystem.

6.1 Union Square Central (Office Tower)

The 20-storey Grade A office tower is a significant value driver. It provides a built-in tenant pool for the residential units. Historically, mixed-use developments with a significant office component (like Duo Residences or Marina One) see strong rental demand because professionals value the zero-commute lifestyle. The office tower also ensures that the retail and F&B components have a steady stream of lunch and happy-hour traffic, ensuring the survival of high-quality tenants that residents also enjoy.5

6.2 The Co-Living Component

The development features a specialized co-living component comprising approximately 134 units.11 This is housed in a newly built 3-storey block and the upper floors of the conservation shophouses. Operating under a hotel license, this component allows for short-term stays (less than 7 days), unlike standard residential properties which have a minimum 3-month lease.

This is a strategic inclusion. It injects a vibrant, transient demographic of digital nomads, business travelers, and young creatives into the precinct. It ensures the development feels “alive” and cosmopolitan, rather than a quiet residential enclave, aligning with the dynamic Clarke Quay vibe.5

6.3 The Central Plaza and Placemaking

The “heart” of Union Square is the Central Plaza. This is an open-air public space designed for placemaking. CDL plans to curate this space with pop-up markets, outdoor fitness classes, art installations, and food truck events. This approach transforms the ground plane into a community destination, fostering a sense of belonging among residents and drawing in footfall from the wider Robertson Quay and Clarke Quay areas.3

7. Residential Facilities Analysis: The Vertical Community

Given the prime, central location, land is at a premium. Consequently, Union Square Residences utilizes a vertical distribution of amenities, clustering them on specific levels to maximize views and utility.

7.1 Level 3: The Social & Wellness Deck

The primary facility deck is located on Level 3, known as the Union Social. This deck focuses on active social interaction and family-oriented amenities.

• Pools: A 30m Lap Pool caters to serious swimmers, while a separate Wellness Pool and Aqua Gym offer relaxation options.
• Club Social: A clubhouse designed for gathering, featuring a function room for private parties.
• Co-working Studio: Recognizing the permanence of hybrid work, this facility provides residents with a professional environment (hot desks, meeting pods) within their condo, separate from their actual apartment.3

7.2 Level 34: The Sky Sanctuary

Level 34 is the crown jewel of the development’s amenities, known as Union Vista. At this elevation, the facilities offer unobstructed views of the city skyline, the winding Singapore River, and the lush greenery of Fort Canning.

• Sky Pool: An infinity pool that visually merges with the skyline, offering a luxury hotel-style experience.
• Club Gourmet: A second clubhouse equipped with a full gourmet kitchen. This allows residents to host dinner parties with a view, effectively extending the entertaining space of their private units.
• Sky Gym: A fully equipped gym with floor-to-ceiling windows, turning a daily workout into a scenic experience.3

7.3 The Recreational Pods

To mitigate the isolation of high-rise living, CDL has interspersed 7 Recreational Pods across various levels of the residential tower. These are landscaped sky terraces, each with a specific theme:

• Level 3: Wellness Pod
• Level 8: Fitness Pod (Active zones)
• Level 12: Relaxation Pod
• Level 16: Serenity Pod
• Level 21: Cosy Pod
• Level 25: Leisure Pod
• Level 29: Vista Pod.23

These pods serve as “break-out” spaces where residents can take a phone call, read a book, or practice yoga without descending to the main facility decks. They act as vertical gardens, bringing the biophilic concept up the tower.3

8. Unit Configuration and Interior Specifications

The residential tower houses 366 units, with a mix that leans heavily towards the investment grade (1 and 2 bedrooms) while still offering substantial options for families and luxury buyers.

8.1 Detailed Unit Mix

Table 2: Unit Mix Breakdown

Unit Type	Size (Sq Ft)	No. of Units	Percentage	Target Demographic
1-Bedroom	463	30	8%	Single Expats, Investors
1-Bedroom + Study	506	72	20%	Young Professionals, Couples
2-Bedroom	700 – 732	134	37%	Small Families, Investors
2-Bedroom + Study	743	35	10%	Flexible WFH Requirements
3-Bedroom	990	28	8%	Families (School Proximity)
3-Bedroom Premium	1,066	29	8%	Upgraders
4-Bedroom Premium	1,518	35	10%	Multi-generational, Luxury
Sky Suite	2,476	2	0.5%	UHNWI
Penthouse	4,833	1	0.3%	Trophy Asset Buyer

Source: 25

8.2 The “Dumbbell” Layout Advantage

A critical architectural highlight in the 2-bedroom units is the adoption of the Dumbbell Layout. In this configuration, the living and dining areas are centrally located, with the bedrooms positioned on opposite sides (flanking the living space).

• Space Efficiency: This eliminates the long, wasted corridor space typical of traditional layouts.
• Privacy: Since the bedrooms do not share a common wall, occupants enjoy greater acoustic privacy. This is particularly attractive for rental scenarios where two tenants might share a unit, or for small families where parents desire separation from the child’s room.
• Rentability: This layout is highly sought after in the rental market for its functional efficiency.26

8.3 Interior Specifications and Branding

CDL has spared no expense in the fit-out of these units, aligning with the luxury positioning of the project.

• Kitchen: Units feature engineered stone countertops with an integrated “invisible” induction hub—a sleek design feature where the cooking element is hidden beneath the stone surface. Appliances are from top-tier brands: Liebherr for refrigeration, De Dietrich and V-Zug for cooking.3
• Wardrobes: The master bedrooms in the 4-Bedroom Premium units, Sky Suites, and Penthouse are fitted with walk-in wardrobes by the Italian luxury brand Rimadesio, known for their glass and aluminium craftsmanship.14
• Bathrooms: Sanitary fittings are supplied by Hansgrohe and Geberit, standard bearers for durability and design.3

8.4 Smart Home Ecosystem

Every unit is a “Smart Home,” equipped with a Smart Home Gateway. This hub connects various devices:

• Smart Access: Digital locksets and video doorbells remotely controllable via app.
• Smart Climate: Remote control of air-conditioning to cool the home before arrival.
• Smart Community: The app extends beyond the unit to the estate, facilitating facility booking, visitor management (QR code generation), and parcel collection via smart lockers.29

9. Pricing Analysis and Competitor Benchmarking

To determine the investment viability of Union Square Residences, we must benchmark its launch pricing against its immediate competitors in the Singapore River and District 1 precinct.

9.1 Launch Pricing Overview

Union Square Residences launched with an average price of approximately $3,197 psf.

• 1-Bedroom: From ~$1.38M (~$2,981 psf)
• 2-Bedroom: From ~$1.998M (~$2,854 psf)
• 3-Bedroom: From ~$2.82M (~$2,848 psf)
• 4-Bedroom Premium: From ~$4.62M (~$3,043 psf).3

9.2 Competitor Matrix

Table 3: Price & Attribute Comparison

Project	Location	Tenure	Status	Avg Price (PSF)	Comparison Note
Union Square Residences	Havelock Rd	99-Year	Launch	~$3,197	Newest tenure, SDI benefits, mixed-use
Canning Hill Piers	Clarke Quay	99-Year	Const.	~$3,000 – $3,200	Direct competitor, integrated with mall/MRT
Riviere	Jiak Kim St	99-Year	Completed	~$2,800 – $3,050	Riverfront, slightly older lease, purely residential feel
The Landmark	Chin Swee Rd	99-Year	Const.	~$2,600 – $2,800	Lower price point, less premium location (no river frontage)
One Pearl Bank	Outram	99-Year	Const.	~$2,700 – $2,900	Iconic architecture, but further from CBD core

Source: 16

Analysis: Union Square Residences trades at a premium over The Landmark and Riviere, which is justified by its “fresh” lease (commencing Oct 2024) compared to the older leases of its competitors. It is priced comparably to Canning Hill Piers.

While Canning Hill Piers has the advantage of direct MRT integration (basement link), Union Square counters with the SDI GFA uplift, the office tower synergy, and a slightly more exclusive unit count (366 vs 696 in Canning Hill), offering more privacy.

The pricing of the 1-bedroom units at sub-$1.4M is a psychological sweet spot for investors, keeping the quantum manageable while securing a District 1 address.17

9.3 Rental Yield Analysis

District 1 is a rental powerhouse. The proximity to the CBD and the lifestyle appeal of the Singapore River ensures high occupancy.

• Yield Expectations: Based on current market rates in District 1, gross rental yields are expected to hover around 3.5% – 4.0%.
• District 1 vs. District 9: While District 9 (Orchard/River Valley) carries high prestige, District 1 (CBD/Boat Quay) often delivers superior yields because tenants are purely functionality-driven (commute time) and the tenant pool is larger (finance/tech professionals). Union Square, straddling the border of River Valley and the CBD, captures the best of both worlds.33

10. URA Master Plan Context and Future Growth

Real estate value is driven by transformation. Union Square Residences sits at the epi center of the Central Area Master Plan 2025.

10.1 The Rejuvenation of the Singapore River

The URA envisages the Singapore River not just as a tourist spot but as a “blue and green corridor” connecting the city. The pedestrianization of Merchant Road is part of a larger plan to make the entire river precinct walkable and car-lite.

The $62 million asset enhancement of Clarke Quay (by CapitaLand) has already refreshed the F&B offerings, moving away from purely nightlife to “day-and-night” lifestyle concepts (e.g., FairPrice Finest with a bar, wellness studios).35 This gentrification directly benefits Union Square residents.12

10.2 The Central Area Incentive Schemes

The SDI Scheme is part of a broader push (alongside the CBD Incentive Scheme) to introduce more mixed-use developments into the city center. The government wants to shed the “CBD ghost town” image on weekends.

By injecting homes (Union Square, Canning Hill Piers, Newport Residences) into the commercial core, the URA is creating a 24/7 vibrant district. Properties in such transforming precincts historically enjoy strong capital appreciation as the “livability” index of the area rises.36

10.3 The “Green Link” Strategic Value

By 2030, the “Hill-to-Hill” link connecting Fort Canning Park to Pearl’s Hill City Park via Union Square will be fully operational. In a dense city, direct access to major parks is a premium attribute. Union Square will be one of the few condos in Singapore that acts as a physical bridge between two national parks, a unique selling point that will differentiate it in the resale market.7

11. Investment Thesis & Conclusion

Union Square Residences represents a sophisticated investment proposition. It is not a speculative buy in an unproven location; it is a strategic asset in a matured, high-demand precinct undergoing a state-sponsored renaissance.

For the Investor:

The primary draw is preservation of value and rental resilience. The District 1 address, combined with the mixed-use office component, ensures a perpetual demand from tenants. The 1 and 2-bedroom units, particularly with the efficient dumbbell layouts, are engineered for yield. The entry price, while premium, is supported by the massive GFA uplift and the “new lease” advantage over aging neighbors.

For the Homeowner:

The appeal lies in the lifestyle. Living at Union Square means walking to work in the CBD, jogging in Fort Canning Park, and dining along the Singapore River—all without needing a car. The high landscape replacement ratio and the “Kampong” design philosophy offer a respite from the concrete jungle, making it a viable family home in the city, especially with River Valley Primary School within 1km.

Verdict:

As the first SDI project in the precinct, Union Square Residences sets the benchmark. It is a “trophy asset” with functional utility. While the price point requires a strong holding power, the confluence of URA master planning, CDL’s execution track record, and the enduring allure of the Singapore River suggests that Union Square Residences will outperform the broader market in the long term.

References: .1

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