Pasir Ris 8 is an upcoming 487-unit mixed-used development located right next to Pasir Ris MRT on the East-West Line (EWL) and above the Pasir Ris Bus Interchange. Read our review here.
Continue Reading ⋅ 28 July 2021
Project Name: UP @ Robertson Quay
Address: 92 Robertson Quay S (238260)
Type: Mixed development (Hotel and Residential)
Site area: Approx. 48,632.8 sqft
Tenure: 99 years leasehold
District: 9
Configuration: 70 Residential units
Unit types: 22, 1BR units (463 – 614 sqft)
21, 1+1BR units (527 – 743 sqft)
27, 2BR units (753 – 1,378 sqft)
Parking lots: 72 lots incl. of 2 handicapped lots and 2 electric car charging lots.
TOP: 31st Jan 2016
Project Details
There are only three types of units in the development with the biggest being a 2BR unit. This may seem odd but since it is mixed with a hotel in a fairly exclusive area known more for its bars and nightlife, it’s a smart move by the developer to focus on delivering units designed specifically for a single or young couple, rather than a large family.
Source: Developer sales brochure
Units have a mixture of 3m and 4.2m high ceilings of which the latter units also come with furniture decks as part of its mezzanine floors. There are also units with 7.2m ceilings, likely on the higher floors.
All the units are outfitted with De Dietrich kitchen appliances and sanitary fittings from Duravit and Grohe. Selected units come with a foldaway Murphy Bed that lets you switch from having a work desk to a bed when necessary to save space. The staircases leading up the furniture deck are built with storage spaces as well. PES units have their private timber decks. Those on the fourth storey have direct access to the swimming pool and Jacuzzi.
Source: Developer sales brochure
From the floor plans, all the units look quite spacious, including the 1BR units. Kitchens in these units are opened but the bedroom is closed off with a proper wall and a door. The bedroom has access to the balcony, sharing that with the living room.
The balcony in the 1BR unit isn’t so big. They’re largely the same width and length for the 1+1 and 2BR units as well, which is fantastic because the living room benefits from having more space. The only exception is the PES units where the decks are quite large as they are expected to double up as lounges or al fresco dining areas near the pool. These decks are connected to the living room as well.
Location
UP @ Robertson Quay is one part hotel and one part residential of which there are 70 units. Both components of the building are separated so hotel guests and residents won’t be utilizing the same features and walkways.
UP @ Robertson Quay
The development is also one out of five on the plot of land bordering the Singapore River. Rivergate Robertson 100, Watermark and 8 Rodyk are all neighbours within stone-throwing distance. UP @ Robertson Quay is in the middle, along Rodyk Street and Robertson Quay, both of which are accessible from Martin Road if you exit into Saiboo Street from Havelock Road.
You can also drive in from River Valley Road and exit to River Valley Close. The road goes past the new Intercontinental Robert Quay.
Saiboo Street
Robertson Quay is an extension of Clarke Quay but where the latter is full nightclubs and loud music, Robertson Quay is more relaxed.
There are bars and there will be loud music but there are also restaurants. It’s more suitable for families to gather at than Clarke Quay and with the Singapore River flowing next to it, it is somewhat picturesque, but probably only at night where the murky colour of the water isn’t obvious.
Bars and restaurants at Quay Side
UP @ Robertson Quay is nowhere close to any MRT stations. Clarke Quay MRT station is about a 25-minute walk away and it is not a particularly simple path to follow. It is a straight walk from the station and at least up to Robertson Quay, where the colourful bridge over the Singapore River is found, just after the River Place condominium.
Quay Side
From there, it’s about another 10-minute walk or so along Mohamed Sultan Road toward Martin Road. Studio M is a landmark here as it sits along Mohamed Sultan Road.
The restaurants and bars are all out on full display once the Quay Side sign greets you from across the river. They continually dot the walk from there to where UP @ Robertson Quay is located. UP @ Robertson Quay is also accessible from walking along the Singapore River, past the Quay Side, beneath the bridge and toward Toby’s Estate or Bar Bar Black Sheep. There will be a path leading up to 8 Rodyk that will also take you to UP @ Robertson.This route is quicker and easier to follow but currently, due to the renovations in the area, it’s quite obstructed.
8 Rodyk
The entire area is quite unlike what you’d get from heartland condos. There are amenities but not the kind you’ll want. Restaurants are everywhere, as are cafes and bars. The closest mall would be at Clarke Quay or Liang Court. Alternatively, there’s Great World City along Kim Seng Road which is about a 15 to 20-minute drive away depending on traffic.
Great World City is also where you’ll find the closest cinema (GV). It is also the closest place to find a grocery store as there is a Cold Storage as well an Organic Market in Great World City. Both Great World City and Clarke Quay are about equidistant from UP @ Robertson Quay since the development is right smack in the middle. The closest mall arguably would be Central Mall which is situated behind Holiday Inn Express, just after River Place condominium but getting there by car would be to navigate winding roads so Clarke Quay or Great World City are easier choices.
UP @ Robertson Quay is also in the middle of a district that is popular among tourists and expatriates. It may not be the best place to live if you have children although River Valley Primary School is within 2km from the development and about a 15-minute drive out along River Valley Close in the direction of River Valley Road.
Analysis
51 out of 70 units have been sold so far, with the latest transaction occurring in January 2016, the month of its TOP. Since then, there have been no sales. To put things in perspective, 19 out of 22 1BR units have been bought, 17 out of 21 1+1BR units were sold and 15 out of 27 2BR units were also sold.
This leaves three, four and 12 units respectively. All units transacted have been above $1m.
Source: URA, PropertyGuru
A handful of the buyers were HDB upgraders while the overwhelming majority as listed by URA had owned private property previously. Due to the inherent exclusivity of the area, prices now are expected to be well above transacted prices from 2012. However, from 2012 to 2016, there have been several units sold within the $1m to $2m range.
Prices have yet to go beyond $2,345,000 which was the highest transacted so far, but in October 2012.
Rental
Units so far have been rented out in the range of $3,800 for 1 and 1+1BR units to as high as $5,400 for the 2BR units. According to URA, the rental yield is at a high 4.75%. This is strong despite there being stiff competition in the area.
Summary
UP @ Robertson Quay is targeted toward a far more niche crowd than it lets on. The smaller sized bedrooms and the hotel component steers it toward attracting tourists and single/young couples with a nod toward a more upbeat lifestyle.
The entire Boat Quay/Clarke Quay area is well-known as a party/nightlife area and therefore, even if the sounds of the nearby bars won’t be reaching the units, it’s not situated in an area that is typically more family-friendly.
Clarke Quay where bars/clubs are across the river
Yes, there is a school and the 2BR units can comfortably accommodate a family of three, maybe four but aside from the primary school, there’s much travelling needed. As there are no MRT stations within walking distance, it’s either the bus or car/taxi.
It is convenient if you’re there for the bars and clubs and restaurants but for domestic reasons, UP @ Robertson Quay is perhaps too pricey and too out of the way to be a good buy for a bigger family unit, though you could if you wanted to. The units are certainly spacious. With some additional remodelling, a big 2BR unit could be made comfortable for a family of four.
UP @ Robertson Quay is a classy place for young professionals, make no mistake. Its proximity to the popular nightlife areas in Singapore will help it attract a particular type of crowd.
