CanningHill Piers: Launch Review of a Luxury Integrated Riverfront Development

Introduction

Artist’s impression of CanningHill Piers’ twin towers, the tallest along the Singapore River (right), with Fort Canning Hill’s greenery on the left. The integrated development includes a two-level retail podium and sits at the heart of Clarke Quay.

CanningHill Piers is a new luxury D6 condo with river views in Singapore’s prime central area. This Singapore Riverfront condo comprises two residential towers of 48 and 24 storeys, with a total of 696 units, all built atop an integrated lifestyle podium[1][2]. The project is jointly developed by CapitaLand Development and City Developments Limited (CDL) under a venture named Legend Quay Pte Ltd[3]. Situated at 1 Clarke Quay (District 6) between the historic Fort Canning Park and the Singapore River, it enjoys a rare dual frontage offering scenic green and waterfront views[4][5]. Key details of CanningHill Piers are as follows:

• Tenure: 99-year leasehold (commencing 17 September 2021)[6]
• Developer: Legend Quay Pte. Ltd. (Joint venture of CapitaLand & CDL)[3]
• No. of Storeys: 1 tower of 48 storeys (180 m) and 1 tower of 24 storeys (100 m)[1]
• Land Area: ~12,925.4 m² (139,128 sq ft) site[7]
• Designed By: Bjarke Ingels Group (BIG) with DP Architects as local architect[8]
• Total Units: 696 residential apartments[2]
• Location: 1 & 5 Clarke Quay, Singapore (Central Area, District 6)[9][1]
• Completion Date: Expected TOP by 30 June 2027[6]
• Developer Intro: CapitaLand and CDL are among Asia’s largest real estate developers, each with decades of award-winning project experience and a strong reputation for quality[10][11]. (See Developer Background below for details.)

What Makes CanningHill Piers an Ideal Home?

CanningHill Piers offers an extraordinary blend of location, design, and convenience that makes it stand out as an ideal home for affluent city dwellers and legacy investors. It is part of a rare integrated development in Singapore that encompasses not only the private residences but also a retail and F&B podium (called CanningHill Square), a 475-room hotel (by Marriott’s Moxy brand), and a 192-unit serviced residence (Somerset Serviced Residences) – all within the same complex[12]. This means unparalleled convenience: residents have dining, shopping, and even hospitality services at their doorstep. The development’s design is another key attraction – the iconic architecture by world-renowned BIG (Bjarke Ingels Group) features two modern towers linked by a sky bridge, and maximizes the unblocked dual-frontage views of both the Singapore River and Fort Canning Hill[13][14]. Living here, one can enjoy panoramic city, river, and park vistas through floor-to-ceiling windows, truly a rarity in the central city area.

Homebuyers are also drawn to CanningHill Piers for its impeccable connectivity and vibrant surroundings. The project has a direct link to Fort Canning MRT station (Downtown Line) integrated into its podium, putting the entire city within easy reach[15]. It also sits in the heart of the lively Clarke Quay precinct, a famous entertainment zone. As the developers noted during the launch, buyers were impressed by CanningHill Piers’ “iconic design, stunning views as well as strong accessibility”[16]. In other words, this residence marries high-end luxury living with superb urban convenience. For those seeking a prestigious yet practical home – whether for self-stay or investment – CanningHill Piers ticks all the boxes: a trophy location, innovative design, top-notch facilities, and the pedigree of two top developers backing it.

Connectivity

Living at CanningHill Piers means having Singapore’s transportation network at your command. The development enjoys exclusive direct access to Fort Canning MRT Station via its integrated basement link, connecting residents to the Downtown MRT Line in literally zero minutes of walking[17]. In addition, it is just a short stroll across the river to Clarke Quay MRT (North East Line), giving you two major MRT lines within easy reach. Being in the Core Central Region, CanningHill Piers also offers quick road connectivity – major expressways like the CTE, AYE and ECP are a short drive away, making it convenient to reach other parts of the island[18]. For those who work in the CBD or Marina Bay Financial District, the commute is a breeze: Raffles Place and Marina Bay are only a few MRT stops or a 5–10 minute drive from home. In fact, “everything that’s exciting in the city is mere minutes away,” as the official site describes – from the museums of the Civic District to the shopping of Orchard Road and Marina Bay Sands[19]. Even river transport is an option: one can hop on a water taxi along the Singapore River to reach Boat Quay or Marina Bay.

This condo near Clarke Quay MRT truly offers connectivity on all fronts. Whether you prefer to travel by train, car or even by boat, CanningHill Piers links you effortlessly to your destination. The direct MRT access is a rare luxury in Singapore condos, ensuring a sheltered, quick passage to public transport. For frequent flyers, the Downtown Line connects to Expo (for Changi Airport) with one transfer, and drivers can get to Changi Airport in about 20 minutes via the ECP. Overall, the residence’s central location and integration with transport infrastructure give it a level of connectivity that is virtually unmatched – a major advantage for both residents and future resale value.

Educational Institutions

Despite its city-center location, CanningHill Piers is within reach of a range of educational institutions, which adds appeal for families and long-term investors. Several reputable schools are located nearby[20], spanning from primary level to tertiary and international schools. For instance, the popular River Valley Primary School is just over 1 km away[21], offering a coveted option for young children (proximity to a good primary school is a key factor for many Singaporean families). Also in the vicinity is Alexandra Primary School (within a short drive), and for older students, the School of the Arts (SOTA) is conveniently close by at the Dhoby Ghaut area[21].

International families will appreciate the proximity of ISS International School, which has a campus a few minutes’ drive from the condo[21]. For higher education, the city campus of Singapore Management University (SMU) is just down the road in the Bras Basah/City Hall area[20]. Prestigious arts institutions like LaSalle College of the Arts and Nanyang Academy of Fine Arts (NAFA) are also in the central area, nurturing the next generation of creatives[21]. With such institutions close by, children living at CanningHill Piers have access to quality education without long commutes – a rare benefit for a downtown address. Moreover, being near SMU and other colleges means there could be rental demand from faculty or expatriate families, enhancing the investment appeal. In summary, CanningHill Piers offers not only luxury living but also access to a network of reputable schools and universities, meeting the needs of families who desire both a prime location and educational convenience.

Shopping Malls

One of the joys of living in the heart of Singapore is having world-class shopping at your fingertips, and CanningHill Piers certainly delivers on that front. The development itself will feature CanningHill Square, a two-storey retail and F&B podium integrated into the project[12]. This means residents can enjoy a variety of shops, cafes, and restaurants literally an elevator ride away – from grocery stores and bakeries to bistros and boutique retail, all within the building. Stepping outside, even more retail therapy awaits. Just across the river is Clarke Quay Central mall (atop Clarke Quay MRT), which houses numerous shops, a supermarket and eateries. A short walk down River Valley or a single MRT stop brings you to Funan Mall, a newly revamped lifestyle mall featuring tech stores, a cinema, and a rooftop urban farm.

Beyond the immediate vicinity, the options are virtually endless. Orchard Road – Singapore’s most famous shopping belt – is only a couple of MRT stops or a 5-minute drive away, offering luxury malls like ION Orchard, Ngee Ann City (Takashimaya), Paragon and more[22]. Closer to home, one can also venture to Great World City, a large mall (with an upcoming Thomson-East Coast Line MRT station) that’s about 5 minutes by car or one MRT stop away when the new line is fully opened[23]. For daily conveniences, the Central Business District’s malls such as Raffles City and Marina Bay Link Mall are also within easy reach. In fact, from Suntec City Mall to Marina Bay Sands Shoppes and Bugis Junction, many major retail hubs are just a short ride away from CanningHill Piers[22].

To introduce the sheer abundance: living here means never having to worry about where to shop or find amenities – world-class shopping and lifestyle amenities are at hand, minutes away from the CBD[24]. Whether it’s picking up daily necessities, indulging in high-end luxury brands, or exploring niche boutiques, residents have it all nearby. The combination of on-site retail and proximity to multiple shopping districts underscores the convenience of CanningHill Piers’ location for a modern urban lifestyle.

Leisure Options

For leisure and recreation, CanningHill Piers offers an enviable environment that balances nature, culture, and entertainment. Fort Canning Park, one of Singapore’s most historic and lush parks, is literally across the street – providing a green oasis for morning jogs, weekend picnics or just a serene escape into nature. Residents can easily walk over to enjoy Fort Canning’s trails, gardens, and heritage landmarks. The park also frequently hosts festivals, concerts and performances, meaning exciting events could be a stroll away[25]. In the other direction, the Singapore River beckons. CanningHill Piers is set along the vibrant Clarke Quay stretch of the river, and a riverfront promenade connects seamlessly with the lively Clarke Quay area for evening strolls or jogging by the water[26]. From Clarke Quay, one can follow the river down to Boat Quay and the Marina Bay area, enjoying skyline views along the way. In fact, future residents can look forward to hiking from Fort Canning Park to Pearl’s Hill City Park through the Singapore River corridor, an uninterrupted leisure route through the city’s green and heritage spaces[26].

Apart from parks and promenades, Clarke Quay itself is a famed entertainment enclave. The neighborhood is home to numerous bars, clubs, and live music venues that come alive at night, offering endless options for nightlife and relaxation. Whether it’s catching a live band, enjoying a drink by the river or dancing the night away, the entertainment offerings are world-class and just downstairs or next door. For more cultural pursuits, the museums and theatres of the Civic District (such as the National Museum, Asian Civilisations Museum, Esplanade – Theatres on the Bay) are just minutes away, enriching weekends with art exhibits and performances[19]. If you’re a fan of the arts, having the Esplanade and Victoria Theatre within a short distance is a huge plus. Meanwhile, fitness enthusiasts will appreciate the proximity of park connectors and perhaps even the Fort Canning hill stairs as a daily workout challenge. Additionally, modern attractions like Gardens by the Bay are easily reachable for a change of scenery, and the upcoming Pearl’s Hill City Park enhancements will link into the same green network around the Singapore River[26].

In summary, leisure options at CanningHill Piers are richly varied: from outdoor recreation and cultural exploration by day, to dining and entertainment by night. It’s rare to find a residence that offers both the tranquility of park-side living and the excitement of urban nightlife in one package. CanningHill Piers manages to do just that – providing an exceptional live-play environment for its residents.

Diner’s Delight

Foodies will find CanningHill Piers an absolute delight. Nestled along the Singapore River, the development is surrounded by an astounding array of dining options, from local hawker fare to high-end international cuisine. Clarke Quay is literally at your doorstep, with its riverbank lined with all manner of cafes, bars, clubs and restaurants[27]. Whether you crave brunch at a charming café, authentic Asian cuisines, or a nightcap at a rooftop bar, you’ll find it in Clarke Quay. The riverfront dining atmosphere is hard to beat – imagine enjoying dinner with views of boats gliding by on the water. A short stroll also takes you to Boat Quay and Robertson Quay, each offering their own collection of bistros, waterside eateries, and trendy bars in beautifully restored shophouses[27]. The options are virtually endless, ensuring that even the most adventurous eaters will have new places to discover.

Within the integrated development itself, the CanningHill Square retail podium will host a curated selection of F&B outlets[12]. This means residents can enjoy convenient choices like artisanal coffee, patisseries, or casual dining without even leaving the building. For example, you might start your day at a cozy bakery downstairs, or grab groceries from a gourmet market in the podium. Then, in the evening, you have the choice of cooking at home in your luxury kitchen, or taking an elevator down to a fine-dining restaurant for a chef-crafted meal – all under one roof. Few condos in Singapore can boast this level of integrated dining convenience.

The surrounding district further cements Clarke Quay’s reputation as a diner’s paradise. Just across the river, the Central Mall offers a variety of eateries (including a food court with local delights). A 5-minute walk brings you to Hong Lim Food Centre and Chinatown, where famous local hawker stalls await. And of course, if you venture slightly further, the Marina Bay and Orchard areas offer everything from celebrity chef restaurants to glamorous rooftop lounges. In essence, living at CanningHill Piers puts you in the heart of Singapore’s gastronomic playground. Whether you fancy a simple bowl of noodles or a Michelin-starred feast, it’s all accessible in minutes. The developers envisioned a lifestyle of ease and indulgence here – as they put it, “top-notch F&B and lifestyle amenities at your doorstep”, truly capturing what CanningHill Piers promises to its residents[28].

Tenure

99-Year Leasehold

CanningHill Piers is a 99-year leasehold development[29], with the land lease counting from 17 September 2021[6]. In practical terms, this means that ownership of the property is secured until year 2120, after which the land returns to the state (unless the lease is extended or refreshed by then). In Singapore, 99-year leasehold is the norm for most new private condominiums, especially those on government land sites or prime riverfront plots. For instance, many iconic developments in the Marina Bay and downtown area are leasehold – even ultra-luxury projects can be leasehold if the land was sold under that tenure. Thus, CanningHill Piers’ tenure is aligned with market expectations for a city-center integrated development.

It’s worth noting that the leasehold nature has not dampened buyer enthusiasm at all. From the onset, the project was highly anticipated and well-received. When sales launched in November 2021, 538 of the 696 units (77%) were sold on the launch weekend, making it the best-selling condo launch in the Central Area that year[30]. This robust uptake at an average price of around S$3,000 psf[30] underscores that buyers valued the location, design and developer credentials, with tenure being a secondary factor. In fact, many large-scale prestige projects in Singapore are 99-year leasehold (Marina Bay Sands’ residences, Capitol Piazza, etc.), and they command strong demand. The reasoning is simple: the scarcity of such prime integrated developments means that tenure becomes a minor consideration relative to the unique lifestyle and potential for value appreciation they offer[31][32]. As we will discuss next, modern buyers recognize that a superior location and product often far outweigh the theoretical advantage of freehold in terms of long-term investment.

99-Year Leasehold Properties Are in High Demand

In Singapore’s real estate scene, 99-year leasehold properties – particularly those in good locations – are perennially in high demand. The success of CanningHill Piers is a case in point, and it aligns with a broader trend: new launch condos with excellent attributes can see very strong take-up even if they are leasehold. Industry data shows that in recent years, many of the top-selling projects have been integrated developments or near-transport hubs that are all 99-year leasehold. For example, CanningHill Piers sold 77% of units on launch, and other 2021–2022 launches like Piccadilly Grand (city fringe, integrated with MRT) sold about 77% on launch, and Pasir Ris 8 (suburban integrated development) sold 85% on launch[33]. These figures indicate that buyers are prioritizing factors such as connectivity, amenities and pricing over tenure.

One reason for the high demand is the “Lower Entry Price” of leasehold properties compared to freehold equivalents. Freehold land in prime areas is exceedingly scarce and commands a significant premium. In contrast, 99-year projects often launch at prices 15–20% lower than comparable freehold projects[32], making them more attainable to a larger pool of buyers. This lower upfront cost broadens the demand base, as more investors and homebuyers can afford a prime district condo when it’s leasehold. Additionally, integrated developments (like CanningHill Piers) have their own appeal – the convenience of live-work-play in one place – which buyers are willing to pay a premium for, leasehold or not. In fact, some research shows buyers are willing to pay extra for integrated projects due to their desirability[34][35]. Thus, a 99-year lease does not hinder demand; if anything, when paired with the right concept and location, such properties become highly sought after.

Moreover, leasehold condos often see healthy resale demand and rental demand as long as they are well-maintained and well-located. CanningHill Piers’ attributes – MRT access, riverfront living, proximity to CBD – ensure that there will be a steady stream of tenant and buyer interest in the future. Many investors recognize that a leasehold in a prime area can deliver strong rental yields and be easier to find a buyer for later, compared to an out-of-the-way freehold. We’ll explore the value proposition of 99-year properties next.

99-Year Leasehold Offers Great Value for Property Investment

There is a savvy investment case to be made for 99-year leasehold condos like CanningHill Piers. Firstly, as mentioned, the lower purchase price relative to freehold means a smaller initial outlay. Investors can enjoy a lower entry price while still owning a trophy asset in a prime location[32]. This lower quantum often translates to higher percentage returns. For instance, if a leasehold property is 20% cheaper than a freehold peer but can eventually sell for a similar absolute price, the percentage gain on the leasehold is higher. Additionally, rental yields are typically better for leasehold properties because the investment cost is lower – one analysis showed that an older leasehold condo bought at a discount can yield significantly higher rental returns than a pricier freehold of similar rentability[36][37]. In CanningHill Piers’ case, the combination of a prime rental location and a 99-year tenure suggests it will attract tenants and deliver robust yields, enhancing its appeal as a long-term investment.

Another advantage is what some call the “Easier Exit Strategy” associated with leasehold properties. As noted by property experts, “leasehold buyers buy with a clear exit strategy” in mind[38]. Investors of 99-year condos typically plan to hold the property for a finite period (say 5 to 15 years) to ride capital appreciation or to upgrade later, rather than intending to pass it down through generations. This mindset means they are more proactive in timing their exit (sale) to maximize returns. Because the initial price was lower, there’s often more room for profit before the lease starts significantly affecting value. And since leasehold units are more affordable, the pool of future buyers is larger, facilitating an easier sale when the time comes (more liquidity in the market)[38]. In essence, a well-located leasehold condo provides flexibility – one can upgrade or cash out after enjoying the property for a number of years, without the “legacy” burden that comes with holding an expensive freehold indefinitely.

Finally, the value of the integrated development Singapore model cannot be overstated. Properties like CanningHill Piers provide an X factor – their integration of live, work, and play elements – that purely residential projects often lack. This adds resilience to the investment. Even as the building ages, the presence of a shopping podium, MRT connectivity, and a whole precinct of amenities will keep the development attractive to new buyers and tenants. Many investors believe that these unique selling points will help maintain value over time, offsetting lease decay concerns. Overall, while freehold vs leasehold is an age-old debate, the numbers and trends suggest that a 99-year leasehold in a prime spot can be just as lucrative, if not more so, especially when approached with the right strategy and holding period.

Developer Background

CanningHill Piers is backed by two of Singapore’s most esteemed and trusted developers: City Developments Limited (CDL) and CapitaLand Development. The project is a joint venture between these giants, operating under the entity Legend Quay Pte Ltd[3]. Both CDL and CapitaLand have stellar track records and bring a wealth of experience to the table, which greatly reassures buyers of the project’s quality and success.

City Developments Limited (CDL) is a household name in Singapore with over 55 years in real estate development[10]. CDL’s portfolio spans luxury condominiums, office towers, hotels, serviced apartments, and integrated developments across 29 countries. The developer is known for its commitment to quality and innovation, consistently delivering projects that become landmarks in their own right. CDL has developed over 48,000 homes to date and has won numerous awards, including the Quality Excellence Award – Quality Champion (Platinum) for seven consecutive years[39]. Notable recent projects by CDL include Piermont Grand (an executive condo that set a new bar for luxury ECs) and South Beach Residences, among many others. CDL’s emphasis on sustainable building and quality construction has earned it a strong reputation. Buyers of CanningHill Piers can thus expect top-notch workmanship, thoughtful design, and reliable delivery – hallmarks of CDL’s involvement.

CapitaLand Development (CLD) is the development arm of CapitaLand Group, one of Asia’s largest diversified real estate groups. CapitaLand’s presence spans over 220 cities in more than 30 countries[11], and it has a formidable portfolio of integrated developments, malls, serviced residences, and commercial projects. In Singapore, CapitaLand has been instrumental in shaping the skyline with projects like One Pearl Bank, The Orchard Residences, and integrated developments such as Funan and Raffles City. The company has been lauded for its forward-looking approach, winning awards for excellence in architecture, sustainability, and branding[11]. CapitaLand’s philosophy is to create developments that integrate seamlessly into the urban fabric and enhance the community. At CanningHill Piers, CLD’s influence is seen in the focus on precinct rejuvenation – the project is part of a larger strategy to enliven the Singapore River area, much like CapitaLand did with Funan in the Civic District[40].

It’s also worth noting that CDL and CapitaLand have successfully partnered before. A recent example is Sengkang Grand Residences, a popular integrated development in northeast Singapore that sold strongly and is on track to become a vibrant community node[41]. The collaboration between the two companies leverages each of their strengths – CDL’s residential expertise and CapitaLand’s mixed-use development experience – resulting in a “dream team” for CanningHill Piers. Indeed, the CEOs of both firms expressed their shared vision to create a new landmark that will set a benchmark for integrated urban living[42][43].

For buyers and investors, the developers’ background provides confidence that CanningHill Piers will be delivered as promised and maintained well. Both CDL and CapitaLand have dedicated property management arms and long-term investment stakes in their projects (for instance, CapitaLand’s serviced residence and CDL’s hotel will remain vested in the larger development). This means they have a continued interest in ensuring the entire integrated development thrives for years to come. In summary, CanningHill Piers could not be in better hands – its developers are industry leaders who have poured their expertise and resources into making this project a resounding success, from the initial launch (which, as noted, was the best-selling of 2021[44]) through to its completion and beyond. Buyers are not just purchasing a unit, but a piece of a landmark crafted by two powerhouses of real estate, which bodes extremely well for the long-term value and prestige of the property.

[1] [2] [7] Project Details 

– Canninghill Piers ™ Official 6100 1419

https://canninghillpiers-official.sg/project-details/

[3] [8] [10] [11] [14] [17] [20] [24] [26] [28] [39] [41] Canninghill Piers Condo in City Hall / Clarke Quay by CDL / CapitaLand | Price & Project Details

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[4] [5] [9] [12] [13] [40] CDL | CapitaLand and CDL to launch CanningHill Piers, Tallest…

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[6] [19] [25] [27] CanningHill Piers: Prime Location & Amenities

https://canninghillpiers.com.sg/location.html

[15] [16] [30] [42] [43] [44] CDL | CanningHill Piers is best-selling project launch in the Central…

https://www.cdl.com.sg/newsroom/canninghill-piers-is-best-selling-project-launch-in-the-central-area-this-year-538-units-sold-on-launch-weekend-with-total-sales-value-over-s-1-18-billion

[18] [21] [22] [23] Amenities – Canninghill Piers ™ Official 6100 1419

https://canninghillpiers-official.sg/amenities/

[29] Fact Sheet – Canninghill Piers 康宁河湾

https://canninghill-piers.developer-main.sg/fact-sheet

[31] [32] The savvy case for buying a 99-year leasehold condo – 99.co

https://www.99.co/singapore/insider/case-for-buying-99-year-leasehold-condo/

[33] [34] [35] Buyers are willing to pay up to 27% more for OCR integrated developments – 99.co

https://www.99.co/singapore/insider/buyers-pay-more-ocr-integrated-developments/

[36] [37] [38] Should you buy a 99-year leasehold over a freehold condo? – 99.co

https://www.99.co/singapore/insider/99-year-leasehold-freehold-condo/