Avant Residences
Overview & Key Facts
Avant Residences is a 50-unit boutique condominium on Aljunied Road in District 14, one of Singapore’s most quietly productive rental corridors. Completed on a 99-year leasehold tenure commencing 2012, the development occupies a compact footprint in the Aljunied–Geylang fringe — territory that is far better understood through its rental yield data than its show-flat brochures.
With just 50 units across the development, Avant Residences sits firmly in the boutique investor category. At a median transacted price of S$690,000 and a gross yield of 4.7% underpinned by 159 documented rental transactions, this is one of the more honest yield-play propositions in the RCR belt. The rental market here has spoken clearly: tenants keep coming, and the numbers bear that out.
The Aljunied Road address places the development 0.34 km from Aljunied MRT on the East–West Line — a proximity that is the single most important factor in explaining the rental performance. Walkability scores at 85/100 (Excellent) further confirm what local agents already know: this address works as a commuter-adjacent rental asset first, and an own-stay proposition second.
Location & Connectivity
Avant Residences sits on Aljunied Road in the D14 Geylang–Aljunied corridor, a part of Singapore that many buyers overlook but most landlords quietly appreciate. The development’s headline transport credential is hard to argue with: Aljunied MRT (EW9) is 0.34 km away — a comfortable five-minute walk on flat ground. For renters, EW line access means direct connections to City Hall, Raffles Place, and Jurong East without a transfer. For the landlord, it means a deep and consistent tenant pool.
The MRT network coverage from this address is generous beyond the immediate station. Mountbatten MRT (CC7) is 0.83 km away, and Dakota MRT (CC8) is 0.89 km — giving tenants who use the Circle Line a second option. Kallang MRT (1.24 km) and the Paya Lebar interchange (1.28 km, EW/CC) complete a five-station cluster within 1.3 km, a density of connectivity that most D14 addresses cannot match.
For day-to-day errands, the Geylang Serai area is within easy reach. Geylang Serai Market & Food Centre, one of the more culturally rich wet markets in Singapore, is a short ride away. Kinex mall (formerly OneKM) at Paya Lebar is accessible on foot or by MRT, and the Paya Lebar Quarter commercial cluster has added a new layer of F&B and retail to the wider neighbourhood. Geylang Road’s late-night food culture — durian stalls, frog porridge, and heritage restaurants — is nearby for those who appreciate it.
Drivers will find the Pan Island Expressway and Kallang–Paya Lebar Expressway both accessible within minutes, making cross-island commutes from this location relatively painless during off-peak hours. The CBD is approximately 12–15 minutes by car in normal traffic conditions.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Haig Girls' School | primary | ~1.5 km |
| Macpherson Primary School | primary | ~1.5 km |
| Tanjong Katong Primary School | primary | ~1.8 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.9 km |
Facilities
At 50 units, Avant Residences provides what buyers and tenants should realistically expect from a boutique Singapore condominium: a pool, gym, and the baseline amenity set that qualifies it as a private development rather than a walk-up apartment. The facilities are not the reason to buy here — and the condo’s 159 rental transactions make clear that tenants are not renting for resort-style amenities. They are renting for the MRT proximity, the unit sizes, and the competitive rent levels.
Where the facilities shortfall matters least is precisely the use case this development serves: compact investment units where tenants prioritise location over in-compound leisure. The development’s walkability score of 85/100 means that external amenities — parks, food centres, commercial centres, and fitness options — are available within walking distance, effectively compensating for what the compound itself does not offer.
“Facilities are basic but I don’t really need them — I’m out most of the time. The pool is quiet and clean. What matters is that I can walk to Aljunied MRT in five minutes.”
— Resident review via EdgeProp
Unit Sizes & Layout
The 50-unit configuration at Avant Residences points to a compact studio, one-bedroom, and two-bedroom mix designed primarily to serve the investor-rental market. With a median transacted price of S$690,000 and an average rental rate of S$2,669 per month, the unit economics are built around short-to-medium term tenancy. Buyers acquiring at the median price are looking at a gross yield of 4.7% — one of the stronger returns in this price tier across the entire RCR belt.
The PSF trajectory tells an important story: from S$986 at the base period through a sharp appreciation to S$1,600, then a stabilisation around S$1,505. This compression is typical of boutique leasehold developments with limited secondary market transactions — the low sales volume (6 recorded transactions) means each deal can move the average significantly. For buyers, this low-liquidity secondary market is both a risk and an opportunity: when a unit is available at a reasonable price, it can represent a genuine entry point below the replacement cost of comparable RCR new launches.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $1,571 | $646,667 |
| 1 BR | 3 | $1,361 | $774,333 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $600,000 to $830,000, averaging $710,500.
Rents range from $1,750 to $3,850 per month across 159 rental transactions. Current rental yield sits at approximately 4.7%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 52.6% (from $986 to $1,505 psf).
Neighbourhood Comparison
The three natural benchmarks — PARC ESTA (S$2,182 PSF, 99yr/2018, 1,399 units), Penrose (S$1,928 PSF, 99yr/2019, 566 units), and Sims Urban Oasis (S$1,760 PSF, 99yr/2014, 1,024 units) — all transact at a significant PSF premium over Avant Residences. PARC ESTA is the RCR flagship development closest in location, and its scale, facilities, and brand recognition command that premium. Buyers choosing PARC ESTA over Avant are paying for facilities, lease vintage, and the confidence of a large-development secondary market. Buyers choosing Avant are accepting boutique constraints in exchange for a meaningfully lower entry price and a yield that the larger competitors cannot match at current market pricing.
Sims Urban Oasis at S$1,760 PSF offers a mid-point comparison — better facilities and more established secondary market than Avant, but a narrower yield cushion. Penrose at S$1,928 PSF is the newest of the three (2019 lease), which gives it the longest lease runway but at roughly 28% above Avant’s median PSF equivalent. For a pure income investor focused on yield over capital appreciation, Avant’s numbers remain the most compelling in this corridor — provided the buyer is comfortable with the boutique scale and the lease trajectory over a 10-year horizon.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| AVANT RESIDENCES | 99 yrs lease commencing from 2012 | — | 50 | — |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,182 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,760 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates AVANT RESIDENCES across multiple dimensions.
What Residents Say
“Good investment unit. I’ve had the same tenant for two-plus years — they renewed without any fuss. Aljunied MRT around the corner makes it very easy to rent out. No issues finding tenants.”
— Owner review via PropertyGuru
“Small development, quiet compound. Management is responsive. The area has improved a lot in recent years — more cafes and food options, and Paya Lebar is just one stop away on the MRT. I wouldn’t say it’s a premium address but it’s very practical.”
— Resident review via EdgeProp
“Pool and gym are basic but functional. The main draw is definitely the location. Walk to MRT, bus just outside. Food is everywhere in the Geylang area. Not glamorous but extremely liveable for the price.”
— Tenant review via 99.co
Strengths & Weaknesses
- Aljunied MRT (EW9) just 0.34 km away — 5 min walk, excellent daily commuter access
- Exceptional gross yield of 4.7% at S$690K median — among the best RCR yield propositions
- 159 rental transactions prove a deep and active tenant pool
- Walkability 85/100 — hawkers, convenience stores, bus stops all walkable
- Five MRT stations within 1.3 km (EW + CC lines) for strong network coverage
- Entry price materially below PARC ESTA, Penrose, and Sims Urban Oasis comparables
- Geylang Serai Market, Kinex/Paya Lebar Quarter within easy reach
- KPE and PIE expressway access for car-owning tenants
- 85 years remaining — above 75yr CPF/financing threshold through mid-2030s
- Quiet boutique scale with low-density compound feel
- 50 units only — thin secondary market, low resale liquidity
- Lease drops below 75 years in ~10 years, narrowing future buyer financing options
- Facilities limited to pool and gym — not suitable for amenity-driven buyers
- Geylang Road proximity carries stigma for some buyer profiles despite recent improvement
- No branded developer or architectural landmark story
- Only 6 resale transactions on record — difficult to benchmark fair value precisely
- PSF stabilisation at S$1,505 suggests limited near-term capital appreciation upside
- D14 address carries softer prestige vs D15/D10/D9 peers at comparable prices
Verdict
Avant Residences is not a development that competes with PARC ESTA on facilities, or with Penrose on unit variety, or with Sims Urban Oasis on size. It competes on a single, clearly articulated proposition: RCR leasehold yield at sub-S$700K entry with Aljunied MRT within 5 minutes on foot. For the investor who understands that equation, it is a compelling purchase. For the own-stayer who values compound amenities, social spaces, and a resort-feel address, the calculus is less straightforward.
The lease position needs to be held honestly. At 85 years remaining as of 2026, Avant Residences sits comfortably above the 75-year threshold that triggers CPF financing complications. Standard bank financing remains available without restriction. The pressure point arrives in roughly ten years — when the lease falls below 75 years — at which point the next buyer’s financing options narrow and resale velocity tends to slow. Investors with a 7–10 year hold horizon should model that exit scenario before purchasing.
Against the headline competitors, the value gap is stark. PARC ESTA transacts at approximately S$2,182 PSF, Penrose at S$1,928 PSF, and Sims Urban Oasis at S$1,760 PSF. Avant Residences sits materially below all three on a per-square-foot basis while offering comparable MRT proximity. The trade-off is boutique scale, older vintage, and a lease that is 6–7 years ahead of the 75-year threshold compared to these newer developments. For yield-focused buyers with a disciplined hold period, these are acceptable trade-offs.