Two freehold properties on Mohamad Sultan Road have been listed for sale. Located on a razor thin site of 4,221 sq ft at 22 & 23 Mohamad Sultan Road, the properties comprise an eight-storey serviced apartment building (22 Mohamad Sultan) and a four-storey commercial building with basement (23 Mohamad Sultan).
Collectively, the two properties are on the market at a guide price of $38 million, which translates to approximately $2,621 psf on the existing floor area. The properties will be sold in an Expression of Interest (EOI) exercise conducted by CBRE, the exclusive marketing agent.
The rear 8-storey building at 22 Mohamad Sultan Road sits on a 3,075 sq ft residential site, which has a gross plot ratio of 3.8, under the latest Master Plan. Local co-living operator Cove currently operates the serviced apartment units.
According to the Cove website, there are a range of individual rooms as well as one- and two-bedroom apartments. A standard room available in December starts from $1,400 per month (pm), while available one-bedroom units start from $3,900 pm and a two-bedroom unit starts from $5,000 pm.
Meanwhile, the front block at 23 Mohamad Sultan Road is a four-storey commercial building with a basement. A shop is leasing the basement space, and a restaurant occupies the ground floor. The remaining floors are serviced apartments which are also managed by Cove, with standard rooms starting from $1,350 pm.
Shortlists like this are a useful starting point, but the units that make the list aren't necessarily the ones that make the most sense for your budget, lifestyle or long-term plans.
The harder part comes afterwards: comparing the trade-offs, evaluating the numbers, and deciding which home is actually the best fit for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
This part of River Valley has seen several new developments that are set to reshape the profile of the area. The closest new development is Robertson Opus, a redevelopment of the former Robertson Walk and Fraser Place Robertson Walk.
The new project comprises 348 luxury residences, as well as upscale retail and dining options on the ground floor and basement. The luxury residences sold 143 units (41%) during its initial sales weekend in July 2025, and set an average selling price of $3,360 psf.
Since then other new developments have come into the picture, including landmark projects like Canninghill Piers and Union Square in Clarke Quay, River Modern, River Green, Zyon Grand, and Promenade Peak. Taken together, the mix of new retail, commercial, and residential spaces looks set to enhance the appeal and liveability in this part of River Valley.
Turning back to the properties for sale. Clemence Lee, Executive Director of Capital Markets, Singapore at CBRE, says: “22 & 23 Mohamed Sultan Road presents a rare opportunity to acquire a freehold, income-producing mixed-use asset in the heart of the Singapore River–Robertson Quay precinct.”
He adds that these types of serviced apartment and commercial property acquisition opportunities in River Valley don’t often turn up because such properties are tightly held and highly regarded amongst astute investors, particularly given the assets' strategic location between Orchard Road and the Central Business District.
The fact that the serviced apartment units are currently managed by a well-established co-living operator like Cove, presents this as a turnkey investment with minimal near-term capital expenditure as well as stable and recurring income.
The sale of 22 & 23 Mohamad Sultan Road is expected to draw in boutique real estate funds, corporate investors, owner-occupiers, high-net-worth individuals and family offices. The EOI for the sale of these properties closes on October 28.
Round-ups like this are a good place to start a shortlist, but the real work begins when you start comparing the final few options, looking beyond the headline criteria to decide which property is the best fit for your own situation.
That's where many readers ask us to help.
If you'd like a second view on any of the units above (or others we haven't listed), you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
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