I am very excited to give my review for Fourth Avenue Residences which is located in one of the more exclusive location in Singapore. Fourth Avenue Residences is located in the prime district of Bukit Timah. The Showflat is next to Sixth Avenue MRT. Price for Fouth Avenue Residences will be released during balloting day.
Fourth Ave Residences – a 99-year leasehold condominium located on Fourth Avenue and developed by Allgreen Properties Limited. The 476 units project is nestled amidst lush greenery and Good Class Bungalow Areas in Prime District 10. It is served by Sixth Avenue MRT station at its doorstep and surrounded by Singapore’s prestigious schools.
Location and Surroundings:
My favourite highlight for Fourth Ave Residences would without a doubt be its excellent location. Other than being literally stone’s throw away from Sixth Avenue MRT, there are many shopping and dining options along Sixth ave including a supermarket at Guthrie House which is only a couple of minutes walk away. Bukit Timah district is widely known to most Singaporeans as a prestigious address for it’s close proximity to Orchard shopping district and elite educational institute.
The following is a list of amenities which are within a few minutes drive to:
Cold Storage (Guthrie House) – 0.1km
Giant (Turf City) – 0.9km
Guthrie House – 0.1km
Sixth Avenue Centre – 0.2km
The Grandstand – 0.9km
Coronation Shopping Plaza – 1.6km
King’s Arcade – 1.7km
King Albert Park – 2.1km
EtonHouse Pre-School (Vanda) – 0.2km
Cherrybrook Kindergarten – 0.2km
United Educare Kindergarten – 0.4km
White Lodge Kindergarten (Linden) – 0.6km
Montessori Children’s House Kindergarten – 0.7km
Sunshine Kindergarten (Watten) – 0.7km
Swallows And Amazons Kindergarten – 0.7km
Pibos Garden Preschool – 1.5km
Nanyang Kindergarten – 1.5km
My Montessori My World Kindergarten – 1.8km
Raffles Girls’ Primary School – 1.1km
Methodist Girls’ School (Primary) – 1.5km
Nanyang Primary School – 1.6km
Nanyang Girls’ High School – 0.6km
Hwa Chong Institution – 0.7km
Methodist Girls’ School (Secondary) – 1.4km
National Junior College – 0.8km
Hwa Chong Junior College – 1.2km
National University of Singapore (Bukit Timah Campus) – 2.3km
Eton House International School (Vanda) – 0.2km
Hwa Chong International School – 0.7km
Swiss School – 1.6km
German European School Singapore (Main Campus) – 1.7km
Hollandse School – 1.9km
Singapore Korean International School – 1.9km
Nearby resale condos and reserved residential plots – There are a few other freehold resale private residential properties in the area. Those that within walking distance to Sixth Ave MRT are much older, built in 1998-1999 which is why it is hard to draw any close comparison in terms of pricing.
There are limited plots of land available in the area located accross the road opposite Fourth Ave Residences site.
“Should I wait for the reserved plots to be released for sale ?”
I think when it comes to property investment, first-mover advantage is key. The reserved plots of land is not as accessible to MRT and shops compared to Fourth Ave Residences site, and there is uncertainty that prices of new launches will be lower than current launches. Typically, new launches benchmark at higher prices than predecessors regardless of tenure.
Pricing and Comparisons:
Fourth ave residences is the result of government land sales which was awarded to property developer, Allgreen properties at a winning bid of $553m or $1,540 psf ppr (land cost) for the Fourth Avenue site. The following table consists of recent on-going and up-coming projects in Bukit Timah district. This is also the first government land sales (GLS) in past 5 years in District 10 which means this is a rare occurence.
|Project Name||Fourth Ave Residences||Royalville (Enbloc Site)||Mayfair Gardens/ Mayfair Modern|
|Psf Per plot ratio||$ 1,540||$ 1,960||$ 1,244|
|Estimated Breakeven ($300psf)||$ 1,840||$ 2,260||$ 1,544|
|Approximate sales price (psf)||$ 2,180||$ 2,486*||$ 1,900|
*Estimated sales price based on 10% gross development value as developer profit margin
In comparison with nearby new launches, Fourth Ave residences is priced reasonably on par. Royalville which is located close to Sixth Avenue, is acquired through way of collective sale awarded to Edmund Tie & Company (ET&Co) for $477.94m or $1,960 psf ppr. This is at a higher acquisition cost compared to Fourth ave Residences; however, the Royalville site is freehold.
“What does this mean for investors ?”
Both projects are in close proximity to MRT. The main difference between both projects would probably be the tenure as Fourth ave Residences is 99-years. In my opinion, freehold definitely always trumps over 99-years leasehold but to pay an exorbitant premium for the same end product is questionable.
As a general rule of thumb the value of freehold vs 99-years has little difference up till 78th year lease remaining mark. In other words, for the first 21 years of a 99-year leasehold property, prices will not have any significant difference compared with a freehold property with similar attributes.
It is only after the 21 years then you will notice the value start to depreciate compared to freehold. This is why generally, 99-years leasehold projects have higher rental yields as freehold projects cost 10-15% more. I believe the fundamentals of property investment such as the location, price and timing is more crucial than the tenure.
“Freehold is great for legacy planning, 99-years leasehold is more cost effective”
Developer’s Track Record:
Allgreen Properties – One of the largest property groups in Singapore reputed for its quality products and track record of strong take-up rate for its projects. As at 31 December 2014, the Allgreen group has 35 subsidiaries and 13 associated companies. Their more reputable developments include Great World City, SkySuites@Anson, RV Residences, Suites At Orchard, Holland Residences.
Fourth Avenue Residences is 1 out of 3 projects under Bukit Timah Collections from Allgreen group.
The finishing used for Fourth Ave Residences is as expected which is marble flooring for both living and dining flooring. The master bedroom toilets are wall tiled with marble which gives it a feel of luxury and teak wood for bedroom floors which is one of the best and durable choices for wood flooring. Full kitchen appliances are included which are mainly high-end German brands. Fourth Ave Residences is smart home enabled which I think is a necessity in future homes.
I believe Fourth Ave Residences is one of the better new launches for 2019 for its prime location and it is rare to have any development so close to MRT in prestigious core central region of Singapore. The pricing may be on the higher side but I still feel that this still better option compared to other ongoing launches in the Bukit Timah area.
This review will be undergoing updates stay tuned for latest updates !
Value for money: ⭐⭐⭐⭐ 4/5
Future appreciation:⭐⭐⭐⭐4 /5
Heres another review for Fourth Ave Residences: https://www.daryllum.com/my-review-of-fourth-avenue-residences/
If you would like to have the Fourth Avenue Residences brochure, floor plans or pricing, do inform us.