This Rare 999-Year New Launch Condo Is The Redevelopment Of Robertson Walk. Is Robertson Opus Worth A Look?

For long-time patrons, the redevelopment of Robertson Walk (once a familiar destination in this part of town) may feel bittersweet. Frasers Property, which previously owned and managed the mall, is redeveloping the site into Robertson Opus: a 348-unit mixed-use project with 26 commercial units. But what makes it especially notable is this – it’s the only 999-year leasehold new launch in the current Central Core Region (CCR) cycle.

The site also carries historical significance: this was the location of Fraser Hospitality’s global debut in 1998. Robertson Opus builds on that legacy, reimagining the former plaza with a new residential identity that nods to the past.

This project arrives just as the market braces for a wave of new CCR launches. In the second half of 2025, several GLS sites (including Zion Road and River Valley Green) will intensify competition. Most of these upcoming launches are 99-year leasehold and developed under the new GFA harmonisation rules. Robertson Opus, by contrast, offers both tenure longevity and a pre-harmonisation advantage: a positioning that could appeal to tenure-conscious buyers.

Project Overview

Designed in collaboration with Studio Milou, ADDP Architects, and Tinderbox, Robertson Opus takes on a refined, design-led approach. The development features five residential blocks (9–10 storeys each), situated above a ground-level retail podium. One standout is the Sky Forest, a 240-metre continuous sky terrace that links the rooftops and creates a lush, elevated green belt. Another is Oasis Court, a reinterpretation of the original Robertson Walk plaza, with cascading water features and overhanging greenery.

The developers are also integrating more than 3,800 sqm of greenery across the site, including over 200 trees and 2,100 shrubs – significantly exceeding landscaping requirements and reinforcing its positioning as a modern, sustainable enclave in the city. A mural wall will also pay homage to the site’s heritage.

Like most of the projects in the immediate vicinity, this isn’t a facility-heavy launch. Instead, the focus is on curated public spaces and polished landscaping, in keeping with the character of Robertson Quay.

Unit Mix and Pricing

The unit mix leans toward smaller formats, which reflects today’s more price-sensitive environment. Suites, one- and two-bedders account for nearly two-thirds of the project, likely targeting singles, young couples, or small families seeking to live in a prime neighbourhood without taking on high quantum commitments.

One highlight is the DuoFlex layout, which is a new spatial concept by Frasers, designed as an alternative to traditional dual-key units. It features a kitchen-centric orientation, dual-access en-suite bathrooms for two bedrooms, and privacy-first design. This layout is meant to serve multi-generational families or those with evolving space needs, without the separation of a dual-key.

Most 2-bedroom units also include naturally ventilated, enclosable kitchens. But since the project is not under the GFA harmonisation rules, elements like AC ledges are included in the unit size, a contrast to upcoming launches nearby.

Robertson Opus will also introduce three distinct residential collections:

• Premier Collection: These units feature refined finishes and large-format European tiles (1.4m x 1.4m).
• Luxury Collection: Spacious layouts with a wider selection of colour palettes, and also featuring large-format 1.4m x 1.4m European tiles.
• Legacy Collection: The most exclusive tier, with marble finishes, Italian Ernestomeda kitchens, Rimadesio sliding doors, and AXOR fittings.

Location & Connectivity

Robertson Opus is located along Unity Street, off Mohamed Sultan Road. The area was once best known for its nightlife and alfresco dining, and while Robertson Walk has since closed, the neighbourhood’s character remains. The development is envisioned as a new “town square” for the area, a subtle continuation of the site’s former civic role.

The project is just 350 metres (around a 5-minute walk) to Fort Canning MRT on the Downtown Line. In total, eight MRT stations sit within a 1-kilometre radius, including Clarke Quay, Dhoby Ghaut, and Great World. The Civic District, Marina Bay, Orchard, and New Bahru are all within a short drive or walking distance.

For families, Robertson Opus is within close range of River Valley Primary, Anglo-Chinese School (Junior), and St. Margaret’s Primary. SMU and other tertiary institutions are also nearby.

The development also aligns with the broader rejuvenation efforts for the Singapore River precinct, envisioned in URA’s Master Plan as a vibrant cultural and lifestyle node.

Retail & Amenities: A Lighter, Curated Touch

The 26-unit retail podium will retain the Robertson Walk name, as a nod to the previous development. Frasers Property noted that many former tenants have already moved out, but with project completion in 2029, some may be returning (depending on their interactions with the various businesses). 

Marketing for the retail component will begin in two years, and while tenants are not yet confirmed, we understand the tenant mix will focus on premium food and beverage offerings. This is not too different from the Robertson Walk of the past, and makes sense for the area. 

On the residential side, facilities are intentionally pared back. A 45-metre lap pool, wellness pool, gym, and rooftop gardens across each block offer enough for basic needs, but the emphasis here seems to be on external integration rather than internal recreation.

Competitive Landscape: What to Expect

Robertson Opus will be launching into a highly competitive segment, with four Government Land Sales (GLS) sites nearby expected to bring significant new supply to the area; we would expect to see new launch offerings here roughly over the next 12 to 18 months:

Note that all four GLS sites are 99-year leasehold, whereas Robertson Opus is 999-year (effectively freehold). The benefits of a 999-year/freehold status tend to be even more pronounced when surrounding neighbours are leasehold; so this will work heavily toward Robertson Opus’ advantage. 

From word on the ground, realtors are also confident that – with Robertson Opus being smaller and more exclusive – the lower unit count will be a strength. Robertson Opus has a lower-density profile with just five mid-rise blocks; but the upcoming sites – particularly Zion Road Parcel A (by CDL & Mitsui Fudosan) – are going to yield high-rise, mid-sized condos. 

This means condos in surrounding land plots may have facilities and potentially lower per-unit maintenance costs, but also more crowding and less exclusivity.

Robertson Opus, as shown above in the pricing table, starts from $3,150+ psf, depending on unit type and level. This is likely to be a bit higher than the surrounding leasehold projects to appear here, if for no other reason besides the 999-year lease. While it enjoys early-over status at this point, it will also be a test of whether the market is willing to pay for the longer tenure, once the surrounding plots are developed. 

Final Thoughts

Rather than chasing scale or spectacle, Robertson Opus takes a more measured approach, leaning into liveability, thoughtful design, and long-term value. It’s likely to resonate with those who once gravitated to Robertson Walk’s blend of lifestyle, culture, and community – buyers who value being close to familiar haunts, now with the added draw of a 999-year lease.

While other projects along the river (like River Place or The Quayside) may offer river-facing views or larger layouts, many are now showing their age. Robertson Opus provides a newer alternative for those who want to stay in the neighbourhood, with the assurance of a long lease and layouts more attuned to today’s living preferences.

And this part of town still draws a strong following. From long-time favourites to recent openings like New Bahru, the broader Robertson Quay area remains a lively mix of culture, dining, and community-focused retail.