AVA TOWERS is a freehold development along AVA ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 124 units and is TOP 1993.
This profile draws on 22 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 12 (Toa Payoh / Balestier), the immediate context for AVA TOWERS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 22 sales and 149 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AVA TOWERS dashboard.
- Average sale price: $1,755,540 across 22 transactions
- Estimated gross rental yield: 2.4%
- District 12 PSF ranking: Mid-range (top 53%)
- Freehold tenure · RCR · D12 · 124 units
About AVA TOWERS
AVA TOWERS is a freehold condominium, located at AVA ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by AVA DEVELOPMENT PTE LTD, comprising 124 residential units, completed in 1993.
As a freehold property, AVA TOWERS does not face lease decay concerns.
Sales Market Overview
AVA TOWERS has recorded 22 sale transactions with an average transaction price of $1,755,540, ranging from $1,420,000 to $1,980,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,188 psf | $1,456,667 | — |
| 2022 | 3 | $1,294 psf | $1,586,667 | ↑ 8.9% |
| 2023 | 2 | $1,290 psf | $1,617,500 | ↓ 0.4% |
| 2024 | 7 | $1,469 psf | $1,833,841 | ↑ 13.9% |
| 2025 | 7 | $1,544 psf | $1,917,143 | ↑ 5.1% |
AVA TOWERS ranks in the top 53% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, AVA TOWERS trades 31% below the segment benchmark.
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Rental Market Overview
AVA TOWERS has recorded 149 rental transactions with monthly rents averaging $3,547/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 149 | $3,547/mo | $2,000/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 27 | $2,937/mo |
| 2022 | 27 | $3,211/mo |
| 2023 | 39 | $3,612/mo |
| 2024 | 26 | $3,825/mo |
| 2025 | 21 | $4,069/mo |
| 2026 | 9 | $4,078/mo |
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Investment Analysis
Based on average rents and sale prices, AVA TOWERS delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows AVA TOWERS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AVA TOWERS
- Novena MRT
- Farrer Park MRT
- Boon Keng MRT
- Toa Payoh MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- Farrer Park Primary School
Nearby MRT Stations
AVA TOWERS is 900m from Novena MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 900m |
| Farrer Park | NE8 | North-East Line | 1.1 km |
| Boon Keng | NE9 | North-East Line | 1.1 km |
| Toa Payoh | NS19 | North-South Line | 1.3 km |
Nearby Schools
There are 25 schools within 2 km of AVA TOWERS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 490m |
| Beatty Secondary School | Secondary | 1.0 km |
| Farrer Park Primary School | Primary | 1.1 km |
| School of Science and Technology | Jc | 1.1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.2 km |
| Bendemeer Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Bendemeer Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Balestier Hill Primary School | Primary | 1.4 km |
| Hong Wen School | Primary | 1.6 km |
| St. Joseph's Institution | Secondary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.49km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.90km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: AVA TOWERS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 22 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for AVA TOWERS?
What is the rental yield for AVA TOWERS?
Is AVA TOWERS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 22 transactions analysed
- Rental data: 149 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for AVA TOWERS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 12 could add roughly 335 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing AVA TOWERS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (230m away), an upgrader gap of about $850,000
- Toa Payoh — 4-room average $929,793 (960m away), an upgrader gap of about $850,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $650,000