Built 27 years ago in 1998, Fraser Place stood out for its ornate fountain in the centre of a paved courtyard surrounded by restaurants and shops. The property also marked Frasers Property’s maiden hospitality project, Fraser Suites, comprising 412 serviced apartments that opened in 1999.
“It was the first serviced apartment project under Frasers Hospitality, and our crown jewel along the Singapore River,” says Kevin Siew, managing director and head of development management at Frasers Property.
Fraser Place marked Frasers Property’s maiden hospitality project, Fraser Suites, comprising 412 serviced apartments that opened in 1999 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The property closed at the end of May to make way for The Robertson Opus, a luxury residential project with retail and dining options on the first and basement levels. The project will preview on Saturday, July 5, with sales bookings scheduled for July 19.
Developed by Frasers Property and Sekisui House in a 51:49 joint venture, The Robertson Opus will comprise 348 luxury residences. The units are spread across five 10-storey blocks arranged around a central courtyard and range from a 431 sq ft suite to a 1,539 sq ft, four-bedroom premium unit.
“Competitively priced’
The 431 sq ft suite starts from $1.37 million ($3,179 psf), while the one-bedroom unit of 495 sq ft starts from $1.58 million ($3,192 psf). Two-bedroom units, ranging from 689 to 721 sq ft, start from $2.17 million ($3,149 per sq ft).
Three-bedroom units range from 926 to 1,044 sq ft and are priced from $3.1 million ($3,348 psf); while three-bedroom premium units of 1,152 sq ft are priced from $3.68 million ($3,194 psf). Four-bedroom premium units of 1,539 sq ft start from $5.09 million ($3,307 psf).
With prices starting from $3,149 psf and an average of about $3,400 psf, The Robertson Opus is “competitively priced” in the current market, says Eugene Lim, key executive officer at ERA Singapore.
Siew: We think the timing of the launch is right because the price gap between the CCR and the Rest of Central Region (RCR) has never been lower (Photo: Samuel Isaac Chua/EdgeProp Singapore)
In 2Q2025, the median psf price for new 99-year leasehold condos in the Core Central Region (CCR) was $3,266 psf. “At an average of $3,400 psf, there’s only a 4.1% premium for a 999-year leasehold project, making it highly attractive,” Lim adds.
“We think the timing of the launch is right because the price gap between the CCR and the Rest of Central Region (RCR) has never been lower,” says Frasers Property’s Siew.
Last new launch in Robertson Quay was 17 years ago
In the Robertson Quay neighbourhood, in prime District 9, the last 999-year leasehold project launched was The Wharf Residence, a 186-unit development on Tong Watt Road, in 2008. Units released during the launch in August and September 2008 averaged $1,515 psf, based on caveats lodged then. The project was completed in 2012, with units sold between February and April of this year averaging $2,164 psf.
At the neighbouring freehold development, The Pier at Robertson, units were sold at an average price of $847 psf during its launch in May 2003. The project was completed in 2006. In January, a 1,023 sq ft unit on the seventh floor sold for $2.65 million or $2,591 psf, a new high for the development.
The last new launch in the Singapore River Planning Area was the 455-unit Rivere, a 99-year leasehold luxury condo developed by Frasers Property and launched in May 2019. It was fully sold by April 2023. In 1H2025, six units were transacted at prices ranging from $2,848 psf to $ 3,056 psf.
Elevated garden overlooking the courtyard (Artist’s impression: Frasers Property)
An oasis
ADDP Architects is collaborating with StudioMilou on the design of The Robertson Opus. According to Tang Kok Thye, associate partner at ADDP Architects, the atrium of the former Fraser Place was too open and dominated by hard surfaces.
By contrast, the new design features an “Oasis Court” – a central courtyard with triple-volume green walls and cascading water features. “That’s why it’s an urban oasis,” Tang explains. “The sunken courtyard will become the new heart of the development, enlivening the F&B and retail outlets.”
About 50% of the units will enjoy views of the Singapore River or shophouses along Mohamed Sultan Road, while the remaining units will overlook the central courtyard. “These offer the best views,” says Siew.
The central sunken courtyard (Artist’s impression: Frasers Property)
A 240m-long “sky forest” connects the rooftops of the blocks through sky bridges, accompanied by yoga lawns, scented gardens, community farming gardens and lookout decks. The project will feature 200 trees and over 2,000 shrubs.
The Robertson Opus retains the 11 Unity Street address. A 24-hour linkway will provide direct access to the promenade along the Singapore River. Completion is targeted for 1H2029.
Showflat of a two-bedroom unit at The Robertson Opus (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Potential buyers
Located in prime District 9, the development is a seven-minute drive to the CBD and Chinatown, and a five-minute drive to Orchard Road. Fort Canning Park is a five-minute walk away, while the Fort Canning MRT Station on the Downtown Line is just 350m away.
Besides its 999-year lease, courtyard design and Singapore River living, The Robertson Opus’ is within 1km radius of River Valley Primary School, says Mark Yip, CEO of Huttons Asia. This makes it appealing to families who prioritise admission to good schools, he adds.
ERA’s Lim says that the 999-year tenure appeals to families seeking legacy assets they can pass on to future generations. Smaller units are also attractive to investors, given the city area’s large tenant pool. Studios, one- and two-bedroom apartments make up 66% of the 348 units.
Showflat of a three-bedroom duoflex, which is ideal for co-living tenants (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Singles and couples drawn to vibrant city-centre living are likely to appreciate the location. Boat Quay and Clarke Quay’s F&B and entertainment spots are within walking distance.
Nearby, the 696-unit CanningHill Piers, launched in November 2021, is 98.7% sold. Between March and June this year, 16 units sold at an average of $2,815 psf. The 366-unit Union Square Residences, launched last November, has sold 124 units (34%) to date at an average of $3,197 psf.
Unlike The Robertson Opus, both CanningHill Piers and Union Square Residences are 99-year leasehold with larger commercial components, notes Ismail Gafoor, CEO of PropNex. CanningHill Piers includes CanningHill Square, a hotel and serviced residence, while Union Square Residences comprises a retail podium, office tower, and co-living units.
Showflat of a thre-bedroom premium unit (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Upcoming launches in the CCR
Christine Sun, chief researcher and strategist at Realion Group, expects continued healthy demand for new prime projects. She estimates that CCR projects launched or in the 2025 pipeline total about 3,000 units, or 34% of the total 2025 supply.
Of 14 projects set for 2H2025 launch, five are in the CCR, notes ERA’s Lim. Excluding The Robertson Opus, the others are 99-year leasehold: River Green, Skye at Holland, Upperhouse at Orchard Boulevard, and W Residences Marina View.
However, two boutique freehold projects in District 9 may also be launched sometime in 2H2025: the 25-unit One Leonie Residences and the 16-unit development at 2, 4, and 6 Mount Emily Road, according to PropNex.
Strong local support for luxury homes
“Prime Districts 9, 10 and 11 remain compelling due to their central locations, exclusivity and prestige,” says PropNex’s Gafoor. “These areas appeal to affluent households, new Singapore citizens and those seeking proximity to the city.”
However, the 60% additional buyer’s stamp duty (ABSD) for foreigners has made the replacement cost of a prime CCR home “extremely high,” notes Huttons’ Yip. Foreign owners may be reluctant to vote for en bloc sales, thereby reducing the supply of prime freehold and 999-year land.
“New freehold or 999-year projects have become rarer since the ABSD hike, and there’s considerable pent-up demand for such launches,” Yip adds.
Mohan Sandrasegeran, head of research and analytics at SRI, says demand is increasingly driven by domestic high-net-worth buyers and PRs. Singaporean buyers’ share of CCR transactions rose from 63.9% in 1H2024 to 69.7% in 1H2025, while PRs held steady at 23.4%.
“This trend highlights strong local support for luxury homes, especially in lifestyle precincts like Robertson Quay,” says Sandrasegeran. “PRs also continue to see CCR properties as long-term investments and a means of capital preservation.”
