> ## Content Index > Fetch the complete content index at: https://www.mychoicehomez.com/llms.txt > Use this file to discover other available public pages before exploring further. # Union Square Residences: Is $3,200 PSF Your Floor? - URL: https://www.mychoicehomez.com/union-square-price-floor/ - Published: 2026-08-18T00:06:46.000Z - Updated: 2026-08-18T00:06:46.000Z - Description: Every comparable Singapore River launch since 2025 cleared $3,000+ psf. Here's what sets the floor. - Author: James Ong - Tags: New Launch Review, CCR Part 1 of 7 — Union Square Residences: The Complete Analysis [↑ Back to full review](https://www.mychoicehomez.com/union-square-review/) · Part 1: The Price Floor · [Part 2: Floor Plan Trap](https://www.mychoicehomez.com/union-square-floor-plan-trap/) · [Part 3: Pricing Test](https://www.mychoicehomez.com/union-square-pricing-test/) · [Part 4: Yield Reality](https://www.mychoicehomez.com/union-square-yield-reality/) · [Part 5: The Spine](https://www.mychoicehomez.com/union-square-spine/) · [Part 6: The Exit](https://www.mychoicehomez.com/union-square-exit/) · [Part 7: Management Reality](https://www.mychoicehomez.com/union-square-management-reality/) Every showflat consultant at Union Square Residences will quote you the psf. Almost none of them will walk you through what CDL's own land cost implies about how far this price can actually fall — which is the only number that tells you what your downside really looks like. Direct Answer CDL launched Union Square Residences in November 2024 at $3,200 psf average — every comparable Singapore River launch since has cleared higher (River Green $3,128, Zyon Grand $3,048, River Modern $3,228), and a February 2026 unit sold for $3,828 psf. The real floor here is the Singapore River conservation zone itself — a planning fact, not a marketing claim. Launch PSF (Nov 2024)$3,200 avg Record Transaction$3,828 psf (Feb 2026) Corridor Band Since 2025$3,000–$3,228 psf Take-Up Before Repricing37%+ at full price ## What the Market Is Telling You CDL is Singapore's largest listed non-government developer — 60 years, 50,000-plus homes built, $11.5 billion in total assets. A developer at this scale doesn't panic-price. At 37% sold, CDL had already validated the product and the location with paying buyers before it adjusted pricing on the remaining stacks — that sequence matters more than the adjustment itself. The corridor has moved up since Union Square's own launch: River Green and River Modern both launched after Union Square and cleared at $3,128 and $3,228 psf respectively, above Union Square's own November 2024 average. | Project | Location | Launch PSF | Take-up | | ----------------------- | ------------------- | ------------------------- | --------------------- | | River Green | Robertson Quay, D9 | $3,128 median | 88% launch weekend | | Zyon Grand | Havelock MRT, D2 | $3,048 median | 84%, \~90% sold since | | River Modern | Clarke Quay, D6 | $3,228 median | 90% launch weekend | | Union Square Residences | Singapore River, D1 | $3,200 avg, record $3,828 | 37%+ at full price | Sources: URA Realis, PropNex Research, CBRE, EdgeProp Singapore ## What the Market Isn't Telling You The showflat pitch stops at psf. What it won't tell you is that the real price floor here isn't set by CDL's pricing strategy at all — it's set by a URA conservation designation that removes future supply risk from the equation entirely. Shophouses along Boat Quay, conservation buildings along Circular Road, and the low-rise Clarke Quay cluster are protected under URA guidelines. No future developer can build a competing tower that blocks the river views or changes the low-rise character around this specific stretch. That's a structural floor most psf comparisons never account for, and it's the reason this corridor has repriced upward twice since Union Square's own launch instead of drifting down under supply pressure. ## What James Thinks You Should Do Treat CDL's adjusted quantum as a floor-test. Benchmark any current asking price against the $3,000–$3,228 psf corridor band — that's the honest reference point; Union Square's own $3,200 launch-day average in isolation tells you less. If the adjusted price sits at or below $3,100 psf, that's a defensible entry against a floor that conservation status has already locked in. Above that, you're paying for convenience of timing. The extra margin doesn't buy you additional safety. James's Note I checked this land-cost and conservation-zone thesis the same way I check anything outside my primary corridor of Upper Thomson and Lentor — against the actual transaction data rather than the sales narrative. What held up: every comparable launch on this stretch of river has cleared above its own launch-day price within a year, which is not something I can say about every CCR corridor I've reviewed. What I'd still flag: a structural price floor protects you from oversupply risk. It does nothing for your own financing risk. Model ABSD and your holding cost at current SORA rates before the conservation-zone thesis becomes your reason to buy. ## Frequently Asked Questions What is the true price floor for Union Square Residences?+ The practical floor is the $3,000–$3,228 psf corridor band every comparable Singapore River launch has cleared at since 2025\. CDL's adjusted pricing on selected stacks in 2026 still sits inside this band, supported by the Singapore River conservation zone's structural scarcity. Could Union Square's price fall further?+ Nothing is guaranteed, but the corridor has repriced upward twice since Union Square's own November 2024 launch — River Green and River Modern both launched after and cleared higher. The conservation-zone designation limits future competing supply on this specific stretch of river, which supports the existing price floor structurally. Why does the Singapore River conservation zone matter for pricing?+ URA conservation guidelines protect the low-rise character and river views around Boat Quay, Circular Road, and Clarke Quay. That means no future development can be built that removes the scarcity value current owners are paying for — a real constraint written into URA's conservation guidelines. How does CDL's land cost compare to other Singapore River developers?+ CDL is Singapore's largest listed non-government developer, with 60 years and 50,000-plus homes built. Its 37%+ full-price take-up before adjusting selected stacks reflects standard inventory management from an experienced developer working through remaining stock. What should I check before buying at the adjusted quantum?+ Confirm current stack availability and pricing directly, since eligible units can change quickly. Model your full ABSD, TDSR, and financing position at the discounted price. The price floor protects against oversupply risk — it won't protect you from your own financing risk. Read the full Union Square Residences series [The Complete Analysis](https://www.mychoicehomez.com/union-square-review/) [Part 2: Floor Plan Trap](https://www.mychoicehomez.com/union-square-floor-plan-trap/) [Part 3: Pricing Test](https://www.mychoicehomez.com/union-square-pricing-test/) [Part 4: Yield Reality](https://www.mychoicehomez.com/union-square-yield-reality/) [Part 5: The Spine](https://www.mychoicehomez.com/union-square-spine/) [Part 6: The Exit](https://www.mychoicehomez.com/union-square-exit/) [Part 7: Management Reality](https://www.mychoicehomez.com/union-square-management-reality/) Primary — Union Square Price Floor Check Want me to benchmark a specific stack's current asking price against the actual corridor floor before you commit? WhatsApp me the unit and quantum — I'll run the comparison directly. [WhatsApp James — wa.me/6591111173](https://wa.me/6591111173?text=Hi%20James%2C%20I%27d%20like%20a%20price%20floor%20check%20for%20a%20specific%20Union%20Square%20Residences%20stack.&ref=mychoicehomez.com-union-square-price-floor) Sources - EdgeProp Singapore — CDL Sells 37% of Union Square Residences at $3,200 PSF Average, Nov 2024 - EdgeProp Singapore — Union Square Residences Achieves Record Price of $3,828 PSF, Feb 2026 - URA Realis — Private Residential Transaction Caveats - PropNex Research, CBRE — Singapore River Corridor Launch Data, Q4 2025/Q1 2026 - URA — Singapore River Conservation Zone Planning Guidelines - mychoicehomez.com — GLS Tracker, https://www.mychoicehomez.com/gls-tracker This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser. *James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd* WhatsApp: [91111173](https://wa.me/6591111173?ref=mychoicehomez.com) · [wa.me/6591111173](https://wa.me/6591111173?ref=mychoicehomez.com)