Are you interested in owning a freehold boutique development in the heart of District 10? Discover Robin Suites, an exclusive 92-unit apartment complex located along Robin Road in the Tanglin area, right on the border of Bukit Timah and Orchard. Not only does it boast a prestigious address, but its proximity to the Orchard Shopping Belt and Bukit Timah also means you have a wide range of dining and shopping options at your doorstep.
Featuring options of 1- and 2-bedroom units, Robin Suites is ideally situated near several top-notch schools, making it a compelling choice for both investors and owner-occupiers—whether you’re a single professional, a couple, or a small family.
Boutique developments like this cater to a niche market, with freehold properties being especially coveted within that group.
In this article, we’ll provide a detailed review of Robin Suites, including a Comparative Market Analysis (CMA) and our proprietary MOAT Analysis. We’ll also examine floor plans of select unit configurations to explain why Robin Suites is a smart investment for both investors and those looking for their next home.
Catch a glimpse of what Robin Suites offers—click the link below to watch our Signature Home Tour featuring a chic 1-bedroom unit.
*This article was written in February 2025 and does not reflect data and market conditions beyond.
Key Observations & Market Implications
Project Details
Location Analysis
Stevens MRT interchange, a mere 3-minute walk away, offers seamless connectivity via the Downtown Line (DTL) and Thomson-East Coast Line (TEL). From here, residents can easily access a variety of dining and shopping options in Bukit Timah via the DTL or reach Orchard MRT in just three stops on the TEL. For professionals, One-North—home to key business and tech hubs—is also just three stops away, with a quick transfer at Botanic Gardens MRT to the Circle Line (CCL).
Commuting to the Central Business District (CBD) is just as convenient. The TEL provides a direct route to Marina Bay MRT interchange, which connects to the CCL, TEL, and North-South Line (NSL). From there, Raffles Place and City Hall MRT stations are just one and two stops away, respectively, making travel to the city centre effortless.
For families, the area is surrounded by top-tier schools. Within a 1km radius are Anglo-Chinese Primary and Singapore Chinese Girls’ School. Further options, including St. Joseph’s Institution (Malcolm Road), ACS Junior, Nanyang Primary and St. Margaret’s Secondary, are all within a 10-minute drive away. Several international schools, such as Furen International, Astor International, Wise Oaks International, and EtonHouse International, are also within close reach. The close proximity of these international schools adds to Robin Suites’ investment appeal, making it an attractive option for expatriate tenants seeking homes near educational institutions.
Nature lovers will appreciate the nearby green spaces—Botanic Gardens is just one stop away on the DTL, while Bukit Timah Nature Reserve is a 14-minute drive. For those who drive, easy access to the Pan Island Expressway (PIE) ensures smooth connectivity across Singapore.
Site Plan Analysis
Robin Suites offers full condominium facilities, a rare feature for a boutique development of its size. Residents can enjoy a lap pool, jacuzzi, gym, and a shallow reflective pool. Additionally, multiple terraces, a Yoga Corner, and an outdoor exercise bay provide spaces for relaxation, socialising, and daily workouts.
With just 92 exclusive units housed in a single block, Robin Suites ensures a serene and private living environment, free from overcrowding or competition for facilities.
Comparative Market Analysis (CMA)
In this section, we compare the latest resale prices of Robin Suites with two nearby freehold boutique developments—Juniper Hill and Robin Residences. In the second part of our analysis, we’ll conduct a proprietary MOAT Analysis to evaluate how Robin Suites stacks up against its neighbouring counterparts.
A closer look at PSF trends reveals an interesting dynamic: Juniper Hill commands the highest PSF across its 2-bedroom units, possibly reflecting its position as a newer development. Meanwhile, Robin Suites offers a competitive entry point.
1-Bedroom & Studio Units: An Entry-Level Opportunity for Investors
For investors looking for compact units, Robin Residences’ studio units offer the lowest entry quantum at $979K, making them an attractive option for those prioritising affordability. However, its PSF of ~$2,393 is slightly higher than Robin Suites’ $2,354.
Although Robin Residences’ largest studio unit (527 sqft) is actually bigger than Robin Suites’ largest 1-bedroom (463 sqft), buyers may still find value in Robin Suites for its 1-bedroom layout, which could appeal to tenants or owner-occupiers looking for a more defined separation of living and sleeping spaces.
2-Bedroom Units: A Balanced Proposition for Homeowners and Upgraders
Robin Suites provides the largest range of unit sizes among its 2-bedders, offering a wider selection for buyers who may be looking for either compact layouts or larger-format homes. It also has the lowest PSF at ~$2,331, which makes it a relatively more attractive option for upgraders looking to move into the Tanglin area at a more accessible price point.
Juniper Hill, on the other hand, commands the highest PSF at ~$2,787, likely due to its status as a newer development and a stronger emphasis on luxury positioning. Robin Residences falls in between at ~$2,250 PSF, offering a balance between quantum affordability and a sought-after location.
MOAT Analysis
Among the three developments in this MOAT Analysis, Robin Suites achieved the highest overall score at 66%, while Robin Residences and Juniper Hill both scored 58%.
District Disparity Effect:
Robin Suites and Juniper Hill both scored 4 out of 5, highlighting their relatively attractive price points within District 10. Robin Residences, however, scored 3 out of 5, suggesting a slightly higher price positioning compared to the other two developments.
Region Disparity Effect:
All three developments scored 2 out of 5 in this metric. Being located on the fringe of the Rest of Central Region (RCR), these properties face competition from more affordable options in the wider RCR. However, their prestigious District 10 addresses at relatively accessible price points remain a strong draw for buyers.
Quantum Affordability Effect:
Robin Suites stands out in this category with a perfect 5 out of 5, making it the most affordable among the three in terms of overall quantum. In contrast, Robin Residences and Juniper Hill scored 2 out of 5, indicating their higher price points may limit accessibility for some buyers.
MRT Effect:
Robin Residences achieved a perfect 5 out of 5, indicating superior connectivity and proximity to an MRT station. Robin Suites followed closely with a 4 out of 5, benefiting from its convenient access to Stevens MRT interchange, which connects to both the Downtown Line (DTL) and Thomson-East Coast Line (TEL). Juniper Hill, on the other hand, scored 3 out of 5, suggesting a slightly less accessible location compared to the other two developments.
Parents’ Attraction Effect (SCH Score):
All three developments received a 3 out of 5, reflecting their proximity to renowned local and international schools. While not the highest possible score, the presence of prestigious educational institutions in the vicinity enhances their appeal to families, indirectly strengthening their rental demand.
Rental Demand:
Despite variations in other metrics, all three developments scored a perfect 5 out of 5 in rental demand. Their prime District 10 location, strong school network, and overall convenience make them highly attractive to expatriates and families looking for quality rental options.
Takeaways:
Robin Suites stands out as the strongest performer with a 66% MOAT score, primarily due to its affordability (Quantum Effect) and strong MRT connectivity. Robin Residences, while slightly more expensive, boasts the best MRT accessibility (scoring a perfect 5 in this metric), making it a compelling choice for those who prioritise transport convenience. Meanwhile, Juniper Hill remains competitive with its strong pricing appeal in District 10 but trails slightly due to its lower MRT score.
Overall, all three developments maintain strong rental demand, making them viable investment options for buyers seeking freehold boutique residences in a prime location.
Robin Suite’s Investment Potential
To showcase the rental investment potential of Robin Suites, we assume a hypothetical purchase of a 2-bedroom unit priced at $1,280,000. The mortgage interest rate is assumed to be approximately 2.8% per annum, while the monthly maintenance fee is at $300. Based on current asking rental rates on real estate portals, we estimate a monthly rental income of $5,500 for this unit. Below is a detailed breakdown of the financials:
Financial Breakdown
Assumptions & Considerations
The purchase price of $1,280,000 is based on the latest resale price for a 2-bedroom unit at Robin Suites The 75% loan-to-value (LTV) ratio assumes a conventional mortgage structure, with 20% covered by CPF and 5% in cash. The mortgage interest rate of approximately 2.8% per annum is an estimated rate used for calculation purposes, providing a realistic assessment of financing costs.
The $5,500 monthly rental income is based on current asking rental prices listed on real estate portals for similar 2-bedroom units at Robin Suites. However, actual rental yields may vary depending on factors such as unit condition, furnishing level, lease terms, and market demand at the point of listing. Investors should also account for potential vacancy periods and fluctuations in rental demand when assessing long-term profitability.
Key Takeaways
With a positive cash flow of $1,255 per month, this 2-bedroom unit at Robin Suites offers a compelling investment opportunity. The strong rental yield, combined with the prestige of a freehold District 10 address, makes it an attractive choice for investors seeking steady passive income and its freehold tenure provides a perpetual runway for capital appreciation.
Unit Distribution
The unit distribution at Robin Suites leans towards a higher proportion of 2-bedroom units, making up 55% (50 out of 92 units), while 1-bedroom units account for 45% (42 units). This distribution suggests a strategic focus on both investors and owner-occupiers, with a slight tilt towards buyers who require more space.
The substantial allocation of 2-bedroom units indicates an expectation of demand from small families, young couples, or professionals who prefer additional space and flexibility. Meanwhile, the strong presence of 1-bedroom units reflects the development’s appeal to singles, expatriates, and investors seeking rental opportunities in a prime District 10 location.
Overall, the unit mix at Robin Suites strikes a balance between investment appeal and livability, catering to a diverse pool of buyers and tenants.
Floor Plan Analysis
In this section, we highlight our top picks for selected unit types. If you’d like to explore other floor plans not featured here, feel free to contact our sales team directly or reach out to us via our social media platforms.
1-Bedroom
Type A (1+1 Bedroom)
The Type A (1+1) unit at 463 sqft offers a highly efficient layout suited for both investors seeking rental potential and couples looking for a compact yet functional living space.
A key feature is the dedicated study room, which provides an ideal work-from-home setup or the flexibility to convert into a small bedroom, making it a practical option for owner-occupier small families.
The sizable balcony extends the living area, offering space for relaxation or even mini al fresco dining sessions. The open-concept kitchen, dining, and living areas enhance the sense of space, creating a seamless flow throughout the unit.
With its versatile layout and prime location, this unit is an attractive option for both tenants and homebuyers looking for a functional and well-utilised space in District 10.
Type B
The Type B unit at 463 sqft offers a well-optimised layout with a focus on comfortable living space, making it an ideal choice for couples and investors looking for a practical home.
A key highlight of this layout is the larger master bedroom, which provides the flexibility to incorporate a mini walk-in wardrobe setup or additional storage, enhancing both functionality and comfort.
The spacious balcony serves as an extension of the living area, offering the perfect spot for relaxation or mini al fresco dining sessions. The open-concept kitchen, dining, and living areas ensure a seamless flow throughout the unit, creating a sense of openness.
With its well-designed layout, ample bedroom space, and prime location, this unit presents a compelling option for those seeking a blend of comfort and investment potential in a boutique freehold development.
2-Bedroom
Type C
The Type C 2-bedroom unit at 538 sqft is thoughtfully designed to cater to small families—whether owner-occupiers or tenants. While compact, it provides sufficient living space while keeping the overall quantum price at a palatable level, making it an attractive option for budget-conscious buyers.
A key consideration is that both bedrooms share a single bathroom, which may require some adjustments in daily routines. However, the efficient layout ensures well-defined spaces for living, dining, and rest, making the most of the available square footage.
One of the standout features is the expansive balcony, offering ample space for outdoor relaxation, a mini garden, or even a cozy al fresco dining setup. This extended outdoor area enhances the livability of the unit, catering to those who enjoy semi-outdoor living.
With its functional layout, affordability, and spacious balcony, this unit provides an excellent balance of comfort and investment appeal, making it a practical choice for young families looking for a freehold home in District 10.
Type G1 (Terrace Apartment)
The Type G1 2-bedroom terrace apartment at 1,722 sqft is a rare and expansive layout designed for families who appreciate space separation in their daily living experience. Spanning across multiple levels, this residence offers both privacy and flexibility, making it ideal for families or those who desire distinct living zones.
Upon arrival at the first storey, residents have direct access to their dedicated parking lot, ensuring convenience and exclusivity. A staircase leads to the second storey, where the kitchen, dining, and living areas seamlessly integrate for an open-concept experience. Bedroom 1, complete with an ensuite bathroom, is also located on this level—offering accessibility and flexibility for family members who prefer to stay near the main living spaces.
Moving up to the third storey, Bedroom 2 enjoys its own dedicated level, complete with an ensuite bathroom for added privacy. This layout not only enhances separation between communal and private spaces but also presents a rare opportunity for homeowners to adopt a part-stay, part-rent strategy—where they can choose to live on one level while renting out the other, maximising investment potential.
The rooftop terrace is the defining feature of this home, featuring a private pool and an expansive terrace area. This versatile outdoor space can be transformed into an entertainment zone for hosting gatherings, a serene retreat for relaxation, or even a rooftop garden for urban greenery. Whether for evening soirees, sunbathing, or simply enjoying the open air, the rooftop enhances the exclusivity of this residence.
With its multi-storey design, private amenities, and investment flexibility, this terrace apartment offers a landed-style living experience while still benefiting from the conveniences of a boutique condominium—a truly unique opportunity in District 10.
The Verdict
Robin Suites presents a compelling proposition for both investors and homebuyers seeking a freehold boutique development in District 10. Its prime location near Orchard, Bukit Timah, and top schools, along with seamless MRT connectivity, enhances its livability and rental appeal.
From compact 1-bedroom units ideal for singles and investors to multi-storey terrace apartments offering landed-style living, Robin Suites caters to a diverse range of buyers. The comparatively lower quantum price of its units, coupled with a strong rental demand and freehold status, makes it a strategic long-term investment.
For those prioritising affordability with rental upside, the 1-bedroom units offer an entry-level opportunity. Meanwhile, the 2-bedroom configurations balance practicality and comfort, providing a suitable option for small families. The rare terrace apartment further elevates the appeal of Robin Suites, offering exclusivity, flexibility, and the potential for a part-stay, part-rent strategy.
Overall, Robin Suites stands out as a well-priced, freehold investment in a prestigious enclave, offering both capital appreciation potential and strong rental yield—a boutique development that punches above its weight in Singapore’s competitive property landscape.
If you’re interested in exploring Robin Suites, our sales team directly. We will gladly provide a personalised consultation and help you select the perfect unit tailored to your needs.
Thank you for reading and following PLB. Do stay tuned as we bring you more reviews of upcoming new launch projects around Singapore.
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