Union Square Residences
Havelock Road · District 01 · Rest of Central Region (RCR) · 99 yrs lease commencing from 2024
Union Square Residences is an apartment development in District 01 (RCR). Based on 207 URA-recorded transactions from 2024–2026, its median price is $2,299,000, with prices moving about -4.7%/yr.
The verdict · for an investor
Union Square Residences · Apartment · District 01 · Leasehold
Union Square Residences is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 7 min on foot; 12 supermarkets, 9 food & retail spots nearby.
- Rentable — steady rental demand; transport nearby keep tenants coming.
And what makes it better
- Inside Marina Bay & CBD core — a government-committed long-term catalyst.
What's holding it back
- The 1-bed, 2-bed, 3-bed, 5-bed have lagged (−12.6%, −9.1%, −13.3%, −12.3%).
- No Primary-1 priority school within 1km.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
no rent record yet
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 506 sqft (1-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 506 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.40M
Aim at the middle or below. A patient buyer has been getting closer to $1.35M.
If you’re selling
~$1.46M
List at the top of fair; realistic close is $1.40M–$1.42M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$482k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~3.0%/yr), and past pace never promises the future.
Built from URA transactions for Union Square Residences — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Union Square Residences
Rest of Central Region (RCR) · District 01
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Union Square Residences, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$2,802 psf, Union Square Residences is priced about level with similar new projects nearby — no bargain, but you're not overpaying versus its peers. Its own prices are only creeping up (~-4.7%/yr over ~2 years). The real watch-out: about 3,173 brand-new units come up for sale in this district — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Not enough recent sales at this project to read its own trend.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 3,173 new units are still unsold in this district — plenty of fresh supply that can hold prices and rents back.
About neutral
New launches in this district are selling at a middling pace (~49% sold).
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
Median price
$2,299,000
2024–2026 (URA)
Appreciation
-4.7%/yr
median trend
Gross yield
—
rental n/a
Lease
~97 yrs left
leasehold
Union Square Residences median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Union Square Residences fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Union Square Residences
Questions people ask about Union Square Residences
Is Union Square Residences freehold or leasehold?
Union Square Residences is on a 99-year lease that began in 2024, so about 97 years remain. It sits in District 01 (Rest of Central Region (RCR)).
How much does Union Square Residences cost per square foot?
Recent transactions at Union Square Residences are around $2,792 psf — a new-launch price. Across its record, transacted prices range from $1,318,000 to $18,500,000.
Which primary schools are near Union Square Residences?
Within 1–2 km: River Valley Primary School, Cantonment Primary School, St. Margaret's School (primary). Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Union Square Residences?
The nearest MRT is Clarke Quay MRT, about 350 m away (straight-line).
Has Union Square Residences gone up in value?
Across 207 URA-recorded transactions (2024–2026), prices at Union Square Residences have moved about -4.7% a year on average. That is a past record, not a forecast.
What condos are comparable to Union Square Residences?
Within a short walk: River Place, Canninghill Piers, The Landmark, The Robertson Opus, One Pearl Bank. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Union Square Residences a good buy?
Union Square Residences sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.