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Home/District 1 - Raffles Place, Marina/UNION SQUARE RESIDENCES

UNION SQUARE RESIDENCES

District 1RCR99 yrs lease commencing from 2024PropertyGuru

Project Details

Address
HAVELOCK ROAD
Property Type
Apartment
Total Units
366
Est. TOP
2028
Developer
CDL Libra Pte Ltd/CDL Conservo Pte Ltd/Centro Property Holding Pte Ltd
Tenure
99 yrs lease commencing from 2024
Price by Bedroom (median, 3yr)
1-Bed
$1,533,000
44 txns
2-Bed
$2,291,000
81 txns
3-Bed
$3,310,000
37 txns
4-Bed
$5,114,000
5 txns
5-Bed
$18,500,000
2 txns
Median PSF (3yr)
$3127
169 transactions
Normalized PSF
$3,264
Raw $3,127 · Bala 95.8%
vs new D1 launches
+4.9%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 1 - Raffles Place, Marina ->

Investment Signals

River Valley Primary School (1.1km)T3Qifa Primary School (1.8km)T3High supply: 4,806 units within 2kmClarke Quay MRT (302m)Chinatown MRT (450m)Fort Canning MRT (508m)Maxwell MRT (832m)Telok Ayer MRT (877m)Outram Park MRT (942m)Raffles Place MRT (999m)
Last 3 years
  • UNION SQUARE RESIDENCESRCR
    Jun 2026 · D1 · 4-Bed · 1,518 sqft · fl 21-25
    $4,486,000
    $2,956 psf
    $3,086 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    Jun 2026 · D1 · 3-Bed · 990 sqft · fl 06-10
    $2,612,000
    $2,638 psf
    $2,754 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 2-Bed · 700 sqft · fl 11-15
    $2,119,000
    $3,029 psf
    $3,162 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 3-Bed · 990 sqft · fl 26-30
    $2,827,000
    $2,855 psf
    $2,980 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 3-Bed · 990 sqft · fl 16-20
    $2,724,000
    $2,751 psf
    $2,872 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 2-Bed · 700 sqft · fl 11-15
    $2,087,000
    $2,983 psf
    $3,114 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 2-Bed · 743 sqft · fl 21-25
    $2,410,000
    $3,245 psf
    $3,387 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 3-Bed · 990 sqft · fl 31-35
    $2,860,000
    $2,888 psf
    $3,015 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 3-Bed · 990 sqft · fl 01-05
    $2,600,000
    $2,626 psf
    $2,741 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 2-Bed · 710 sqft · fl 11-15
    $1,970,000
    $2,773 psf
    $2,895 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 26-30
    $1,488,000
    $2,941 psf
    $3,070 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 3-Bed · 990 sqft · fl 26-30
    $2,852,000
    $2,880 psf
    $3,006 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 36-40
    $1,520,000
    $3,005 psf
    $3,137 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 01-05
    $1,338,000
    $2,645 psf
    $2,761 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 2-Bed · 710 sqft · fl 01-05
    $1,880,000
    $2,646 psf
    $2,762 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 3-Bed · 990 sqft · fl 16-20
    $2,746,000
    $2,773 psf
    $2,895 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 01-05
    $1,328,000
    $2,625 psf
    $2,740 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 06-10
    $1,376,000
    $2,720 psf
    $2,839 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 11-15
    $1,392,000
    $2,752 psf
    $2,873 norm
    New Sale
  • UNION SQUARE RESIDENCESRCR
    May 2026 · D1 · 1-Bed · 506 sqft · fl 36-40
    $1,518,000
    $3,001 psf
    $3,133 norm
    New Sale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
UNION SQUARE RESIDENCES1RCR421-251,518$4,486,000$2,956$3,086Jun 2026New Sale
UNION SQUARE RESIDENCES1RCR306-10990$2,612,000$2,638$2,754Jun 2026New Sale
UNION SQUARE RESIDENCES1RCR211-15700$2,119,000$3,029$3,162May 2026New Sale
UNION SQUARE RESIDENCES1RCR326-30990$2,827,000$2,855$2,980May 2026New Sale
UNION SQUARE RESIDENCES1RCR316-20990$2,724,000$2,751$2,872May 2026New Sale
UNION SQUARE RESIDENCES1RCR211-15700$2,087,000$2,983$3,114May 2026New Sale
UNION SQUARE RESIDENCES1RCR221-25743$2,410,000$3,245$3,387May 2026New Sale
UNION SQUARE RESIDENCES1RCR331-35990$2,860,000$2,888$3,015May 2026New Sale
UNION SQUARE RESIDENCES1RCR301-05990$2,600,000$2,626$2,741May 2026New Sale
UNION SQUARE RESIDENCES1RCR211-15710$1,970,000$2,773$2,895May 2026New Sale
UNION SQUARE RESIDENCES1RCR126-30506$1,488,000$2,941$3,070May 2026New Sale
UNION SQUARE RESIDENCES1RCR326-30990$2,852,000$2,880$3,006May 2026New Sale
UNION SQUARE RESIDENCES1RCR136-40506$1,520,000$3,005$3,137May 2026New Sale
UNION SQUARE RESIDENCES1RCR101-05506$1,338,000$2,645$2,761May 2026New Sale
UNION SQUARE RESIDENCES1RCR201-05710$1,880,000$2,646$2,762May 2026New Sale
UNION SQUARE RESIDENCES1RCR316-20990$2,746,000$2,773$2,895May 2026New Sale
UNION SQUARE RESIDENCES1RCR101-05506$1,328,000$2,625$2,740May 2026New Sale
UNION SQUARE RESIDENCES1RCR106-10506$1,376,000$2,720$2,839May 2026New Sale
UNION SQUARE RESIDENCES1RCR111-15506$1,392,000$2,752$2,873May 2026New Sale
UNION SQUARE RESIDENCES1RCR136-40506$1,518,000$3,001$3,133May 2026New Sale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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