Union Square Residences: Is $3,157 PSF Still Fair?

Part 3 of 7, Union Square Residences: The Complete Analysis

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Part 1: The Price Floor · Part 2: The Floor Plan Trap · Part 3: The Pricing Test · Part 4: The Yield Reality · Part 5: The Spine · Part 6: The Exit · Part 7: The Management Reality

CDL will tell you Union Square launched at $3,200 psf average. What the showflat won't spell out is whether that number still holds up against what the same corridor is actually trading at fifteen months later. And whether the adjusted quantum on offer now is a genuine discount or just a return to fair value.

Direct Answer
Union Square Residences transacted between $2,662 and $3,828 psf over the past 12 months, averaging $3,157 psf. Essentially flat against its November 2024 launch average of $3,200 psf. That's a defensible psf, not an inflated one: every comparable Singapore River launch since 2025 has cleared at or above this band (River Green $3,128, Zyon Grand $3,048, River Modern $3,228), and CDL's adjusted pricing on select stacks, from $2,605 psf, sits below all three. The open question isn't whether the psf is fair. It's whether you're buying at the adjusted quantum or the original one.

• 12-Month Avg Transacted: $3,157 psf
• Launch Average (Nov 2024): $3,200 psf
• Adjusted Entry (select stacks): from $2,605 psf
• Record Transaction (Feb 2026): $3,828 psf

What the Market Is Telling You

Twelve months of transaction data now exists for Union Square Residences, and it tells a consistent story: prices have traded in a $2,662–$3,828 psf range, averaging $3,157 psf. Within a rounding error of the November 2024 launch average of $3,200 psf. That's unusual stability for a project that's still two years from TOP. The comparable set confirms the corridor, not just this project, has held: River Green at Robertson Quay cleared a $3,128 psf median with 88% sold launch weekend, Zyon Grand at Havelock MRT cleared $3,048 psf median with 84% launch weekend take-up (around 90% sold since), and River Modern at Clarke Quay cleared $3,228 psf median with 90% launch weekend take-up. Every one of these launched after Union Square and cleared inside or above its own band.

Current asking prices span a wider $2,439–$4,529 psf range, reflecting stack, floor, and view premiums rather than a genuine market repricing downward.

What the Market Isn't Telling You

The number that actually matters isn't the psf in isolation. It's which entry point you're buying at. CDL's adjusted pricing on selected stacks, starting from $2,605 psf, represents a meaningful gap below both the original launch average and the 12-month transacted average. That gap either means those specific stacks carry a real disadvantage (lower floor, poor facing, proximity to the conservation shophouse block) worth discounting for, or it means genuine room to negotiate below the corridor's own established floor. The difference matters enormously for what you're actually paying for future upside.

The other layer most buyers miss: with only 366 units and roughly 37% sold at launch, resale comparables for Union Square itself remain thin. The three corridor projects (River Green, Zyon Grand, River Modern) are doing double duty as the real pricing benchmark here, not Union Square's own limited transaction history. That's fine as a reference point today, but it means the psf test for this project is really a psf test for the whole Singapore River conservation-zone corridor. Worth remembering before you anchor too hard on Union Square's specific number.

What James Thinks You Should Do

Treat $3,100 psf as the practical ceiling for a defensible entry, benchmarked against the corridor's own $3,000–$3,228 psf trading band rather than Union Square's original launch-day figure in isolation. If you can secure a stack at or near CDL's adjusted $2,605 psf floor, that's a genuine discount against twelve months of corridor data, not a marketing number. Above $3,300 psf, you're paying a premium the transaction history doesn't yet support. Ask specifically what floor, stack, and view justifies it.

James's Note
I checked this the same way I'd check any corridor I don't cover daily. Against the actual transacted range, not the headline launch price. What held up: twelve months of real transactions land almost exactly where the launch average said they would, and three separate comparable launches since have confirmed the same band. That's a more honest signal than any single project's asking price.

Frequently Asked Questions

Is $3,200 psf still a fair price for Union Square Residences?
Broadly yes. The 12-month transacted average of $3,157 psf sits almost exactly at the November 2024 launch average, and three comparable Singapore River launches since have cleared at or above the same band.

Why is CDL offering units from $2,605 psf if the launch price was $3,200?
The adjusted pricing applies to select stacks, likely reflecting floor, facing, or proximity factors rather than a broad market repricing. Worth asking specifically what differentiates a discounted stack before assuming it's simply a better deal.

How does Union Square compare to River Green and Zyon Grand?
River Green cleared a $3,128 psf median, Zyon Grand $3,048 psf median, and River Modern $3,228 psf median. All three launched after Union Square and cleared inside or above its own transacted band, confirming the corridor has held rather than softened.

Why is Union Square's own resale data limited?
With 366 units and roughly 37% sold at the November 2024 launch, transaction volume remains thin this early in the project's life. The three corridor comparables currently do more work as a pricing benchmark than Union Square's own history.

What psf should I treat as the ceiling for a defensible entry?
Around $3,100 psf, benchmarked against the corridor's $3,000–$3,228 psf trading band rather than the original launch-day average in isolation.

Check Your Entry Against the Corridor
Want the specific stack you're considering benchmarked against twelve months of real Union Square and corridor transaction data? I'll run the comparison with you directly. No pitch, just the working.
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