Union Square Residences Review — Havelock · D01
HuatScore: 59/100 — Good
Is Union Square Residences a good buy?
HuatScore rates Union Square Residences 59/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Estimated gross yield: 4.9%. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2028
- Units: 366
- Developer: CDL
- Avg PSF: ~$2,900 psf
- Price from: S$1.5M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$3,080 psf
What works in its favour
- Estimated gross yield: 4.9%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 0/100 — only 0.0% annual turnover (0 resales/12mo). Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 296 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Union Square Residences suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Clarke Quay MRT 3-min walk — slippers can already. Price trend still sliding — no need to chase.