Avenue South Residence
Avenue South Residence is the kind of project the post-2019 cycle was built to deliver and the post-2025 cycle is built to validate: twin 56-storey towers from UOL, Kheng Leong, and United Industrial Corporation, dropped onto a Silat parcel that sits at the inflection point of the Greater Southern Waterfront transformation. The towers are, by some margin, the tallest residential structures in the broader Outram precinct — a useful fact for view-stack pricing and a less useful one for buyers chasing low-floor value. In our review framework Avenue South Residence rates 8/10 on location and 7.5/10 on the project itself, with the gap explained almost entirely by the unusual combination of GSW long-cycle upside, a Tanjong Pagar precinct still mid-rewrite, and a 99-year tenure from 2018 that leaves roughly 92 years of runway — comfortably inside CPF and bank-financing comfort zones. Buyers should read every reference to height as a pricing axis, not a marketing flourish.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Built by a UOL-Kheng Leong-United Industrial Corporation joint venture on a former HDB site along Silat Avenue, Avenue South Residence comprises 1,074 units across two 56-storey GSW-facing towers plus a low-rise heritage block that preserves the original 1950s SIT walk-up shophouse facade. TOP was reached in 2021 and the project is classified RCR by URA. The site sits in District 3 (Bukit Merah / Silat), within a 7–10 minute walk of Outram Park MRT — the rare triple-line interchange linking the NEL, EWL, and TEL — and a similar walk to the future Cantonment MRT on the Circle Line extension, currently slated for operation late this cycle. UOL is the lead developer; on a Singapore residential pedigree basis this is essentially the top quartile of the market, and the construction finish has held up cleanly through its first defect-liability cycle. Unit mix runs from one-bedders through five-bedroom penthouses, with the bulk of inventory in the 1- and 2-bedroom configurations that define the project’s investor-friendly slant. For District 3 context and comparable transaction medians, see our District 3 page.
Overview & Key Facts
Avenue South Residence is a 1,074-unit twin-tower mega-development at Silat Avenue in District 3, completed in 2022–2023 on a 99-year leasehold commencing from 2018. With approximately 91 years remaining on the lease, the development is effectively new in tenure terms and brings an entirely different proposition to the Bukit Merah–Alexandra corridor: two 56-storey towers rising 192 metres above sea level — among the tallest private residential towers in Singapore — delivering panoramic views across the Greater Southern Waterfront, the city skyline, and the Straits of Singapore.
Developed by a joint venture of UOL Group, United Industrial Corporation (UIC), and Kheng Leong Company, Avenue South Residence is the anchor residential project for the Silat Avenue precinct and sits at the gateway of the Greater Southern Waterfront (GSW) transformation corridor — the most significant urban redevelopment initiative in Singapore since Marina Bay. The 30-km stretch from Pasir Panjang to Marina East will progressively see the Pasir Panjang and Tanjong Pagar port terminals vacated and redeveloped, with Avenue South Residence positioned to benefit directly from that transformation over the coming decade.
The development’s architectural credentials are exceptional. Avenue South Residence was FIABCI World Prix d’Excellence shortlisted, received recognition from the Royal Institute of British Architects (RIBA), and incorporates sky gardens at multiple levels across both towers — a design approach that treats vertical landscaping as a structural element rather than a marketing amenity. The 1,074-unit count, paired with a 56-storey tower format, delivers economies of scale in facilities and site area that few Singapore condominiums can match: three pools, a mega gym, multiple outdoor decks, and a landscaped communal podium of considerable scale.
With 1,074 units spanning 1-bedroom to 5-bedroom configurations, Avenue South Residence targets a broad buyer spectrum: investors drawn to the Greater Southern Waterfront upside, families attracted by the mature Bukit Merah amenities and school network, and professionals who value the proximity to the CBD via the Cantonment MRT and Havelock MRT connections. Average transacted price of $1,978,767 at approximately $2,304 PSF, and average rent of $4,449 per month, position the development at the upper end of the OCR-to-RCR transition zone — a PSF premium that the market is clearly willing to pay for the height, views, and location thesis that the twin towers deliver.
Location & Connectivity
Avenue South Residence sits at Silat Avenue, a short residential street in Bukit Merah that is now permanently defined by the two 56-storey towers. The address occupies a strategic node: it is within the southern tip of the central region, adjacent to the Cantonment Road–Keppel Road corridor, and positioned at the literal gateway of the Greater Southern Waterfront transformation zone. The Pasir Panjang terminal — immediately to the south — is scheduled for phased vacating and redevelopment, with the URA Master Plan designating the broader GSW corridor for a mix of residential, commercial, and public waterfront uses.
MRT connectivity was significantly upgraded with the opening of Cantonment MRT (CC30) on the Circle Line in 2023. Cantonment station is approximately 500–700 metres from the development — a comfortable 7–9 minute walk. The Circle Line provides a direct route to HarbourFront, one-transfer access to the Marina Bay financial district, and connectivity to the Dhoby Ghaut–Promenade hub. Havelock MRT (TE16) on the Thomson-East Coast Line is also accessible to the north — approximately 10–12 minutes on foot or a short feeder bus ride — providing a second line with direct connectivity to Orchard, Stevens, and the eastern corridors.
The surrounding Bukit Merah–Alexandra neighbourhood provides the day-to-day lifestyle infrastructure. Alexandra Retail Centre and Alexandra Central Mall are within 1–1.5 km. Anchorpoint Shopping Centre, the IKEA Alexandra flagship, and the Queensway Shopping Centre cluster are 1.5–2 km north. The Keppel Club, Mount Faber Park, and the Southern Ridges walking network — one of Singapore’s most celebrated green corridors — are accessible within a 10–15 minute walk or short drive. The Singapore General Hospital and National Heart Centre cluster is approximately 2 km north-east via Outram Road.
For schools, the Bukit Merah zone provides a solid state-school catchment: Radin Mas Primary School is within close proximity, and the Crescent Girls’ School, Queenstown Secondary, and ISS International School (Alexandra Road campus) serve secondary and international education needs within 1–3 km. The Outram Park interchange — where the North East, East West, and Thomson-East Coast lines converge — is one MRT stop or a short bus ride from the Cantonment area, giving residents access to essentially the entire Singapore rail network within 15 minutes.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | primary | Within 1 km |
| Outram Secondary School | secondary | ~1.1 km |
| Radin Mas Primary School | primary | ~1.4 km |
| Gan Eng Seng School | secondary | ~1.4 km |
| Gan Eng Seng Primary School | primary | ~1.5 km |
| Bukit Merah Secondary School | secondary | ~1.5 km |
| Henderson Secondary School | secondary | ~1.6 km |
| Blangah Rise Primary School | primary | ~1.6 km |
Facilities
For a 1,074-unit mega-development, Avenue South Residence justifies its facilities rating through sheer scale and execution. The facilities deck spans multiple levels across both towers and the shared podium, and includes: a 50-metre lap pool, resort leisure pool, children’s pool, mega fitness gym, outdoor fitness stations, sky gardens at multiple floors within both towers, BBQ pavilions, function rooms, a sky terrace, multiple event lawns, and a tennis court. The sky garden provisions — a design feature at intermediate tower floors, not just the rooftop — mean that even residents on mid-level floors have access to communal outdoor green spaces with city views.
The architectural intent, guided by RIBA-recognised design principles, was to integrate landscaping vertically rather than confining it to the ground-level podium. This produces a facilities experience that is genuinely differentiated from standard Singapore condominium facilities: the sky gardens at various floors are not merely decorative but usable social spaces with seating, planting, and open-air exposure at significant heights. For a 56-storey tower, this is an unusual commitment to in-building amenity that reduces the “verticality penalty” of high-rise living.
“The pool deck is incredible — you genuinely feel like you’re in a resort. The sky gardens are a very nice touch. For 1,074 units the facilities are well-managed and not as crowded as you might expect.”
— Resident review via PropertyGuru
The trade-off inherent in a 1,074-unit development is peak-hour pressure on shared facilities. The lap pool and gym in particular will experience demand peaks on weekend mornings — residents who prioritise uncrowded facilities should factor this in against the benefit of scale. That said, the size of the facilities deck relative to unit count at Avenue South Residence is substantially better than many Singapore condominiums of similar scale: the developer invested heavily in the facilities provision as a central product differentiator, and that investment is visible in the quality and scope of the offering.
Unit Sizes & Layout
Avenue South Residence spans a 1-bedroom to 5-bedroom unit range across 1,074 units, distributed across twin 56-storey towers. The unit mix is intentionally broad to capture multiple buyer profiles: compact 1- and 2-bedroom units (approximately 420–700 sqft) for investor buyers and young professionals; family-grade 3-bedroom units (approximately 915–1,130 sqft) as the core product; and the larger 4-bedroom and 5-bedroom premium units (approximately 1,300–1,850 sqft) at the upper floors where views are most dramatic. A selection of duplex and penthouse configurations caps the range at the highest levels of both towers.
The unit layouts reflect a 2018-era new-launch design philosophy: efficient rectangular configurations, full-height windows to maximise natural light and views, and a finishes standard that befits a UOL-developed product at the $2,000+ PSF tier. Kitchen and bathroom specifications are solid — branded sanitary fittings, engineered stone countertops, and quality appliance provisions — appropriate for the price point without being extravagant. For high-floor units, the floor-to-ceiling glazing delivers the singular amenity that only 56-storey towers can provide: unobstructed panoramic views across the Southern Waterfront, Sentosa, and the city skyline.
For the 3-bedroom core product, the efficient ~1,000 sqft footprint requires some acceptance of Singapore-standard spatial planning: living and dining areas are comfortable rather than generous, and bedroom sizes are proportionate to the PSF tier. The development’s value proposition is not raw square footage — it is the combination of address, architecture, views, and Greater Southern Waterfront upside that buyers at $2,304 PSF are purchasing. Owner-occupier buyers who prioritise space efficiency over layout generosity will find the units functional and well-executed; those seeking the spatial generosity of an older CCR development will find the efficient layouts a trade-off to evaluate.
The development’s 99-year lease commencing 2018, with approximately 91 years remaining, places it firmly within all CPF usage thresholds and bank financing parameters. There are no CPF or financing constraints for buyers at current lease tenure — a structurally clean profile that supports a broad eligible buyer pool and maintains full financing optionality for resale transactions well into the 2040s and beyond.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,991 | $955,627 |
| 1 BR | 251 | $2,346 | $1,438,668 |
| 2 BR | 160 | $2,246 | $1,857,098 |
| 3 BR | 57 | $2,236 | $2,494,809 |
| 4 BR | 103 | $2,109 | $3,158,892 |
Pricing & Market Position
Based on 578 recorded transactions, sale prices range from $660,000 to $3,950,000, averaging $1,959,344 (~$2,273 psf).
Rents range from $3,050 to $16,000 per month across 1007 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 0.7% (from $2,212 to $2,227 psf).
Neighbourhood Comparison
The most structurally proximate comparisons for Avenue South Residence are other recent city-fringe or RCR developments at similar PSF levels. The Landmark on Chin Swee Road (D3, 396 units, completed 2023, 99-year leasehold from 2019) transacts at approximately $2,350–$2,450 PSF — marginally above Avenue South Residence and reflecting a more central D3 address closer to the Singapore River and Chinatown MRT. The Landmark’s smaller unit count means a more boutique profile; Avenue South Residence’s twin-tower scale delivers the facilities and views advantage at a slightly lower PSF.
One Bernam at Bernam Street (D2, 351 units, completed 2023, 99-year leasehold) averages approximately $2,500–$2,700 PSF — a premium reflecting the CBD-adjacent D2 address and Tanjong Pagar MRT proximity. One Bernam is a direct GSW corridor play but offers a more central and smaller-scale product at a higher PSF entry. For buyers who prioritise address centrality over tower scale and views, One Bernam is the logical comparison; for buyers who want the iconic tower identity and broader facilities footprint, Avenue South Residence at $2,304 PSF offers the better value-at-scale proposition.
Further afield, The Continuum (D15, freehold, Hoi Hup Realty, ~816 units, 2025 TOP) and Grand Dunman (D15, 99-year leasehold, Logan Property, 1,008 units, 2027 estimated TOP) represent the east-side comparables at similar or slightly higher PSF tiers. Both offer the freehold or Eastern corridor alternative to Avenue South Residence’s Greater Southern Waterfront thesis — buyer preference between these positions ultimately comes down to whether the GSW transformation narrative or the D15 lifestyle address is the preferred long-term bet.
Within the Bukit Merah–Alexandra immediate precinct, the older 99-year leasehold condominiums — such as Alex Residences (D3, 429 units, 2015 TOP, 99-year from 2011) and Sky Everton (D2, 262 units, 2021 TOP, freehold) — provide lease-comparable context at lower PSF tiers. Alex Residences transacts in the $1,700–$1,900 PSF range, a $400–$600 PSF discount to Avenue South Residence that reflects both the older lease commencement and the absence of the twin-tower iconic status. Sky Everton’s freehold title commands a premium over comparable 99-year leasehold stock. Buyers who are lease-sensitive may find Alex Residences a more defensive entry point at lower absolute PSF.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,273 |
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,275 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
| PROMENADE PEAK | 99 yrs lease commencing from 2024 | 2025 | 596 | $2,981 |
Lease Decay Analysis
The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~91 years | Full bank financing available |
| 2048 | ~69 years | CPF usage still unrestricted for most buyers |
| 2057 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2077 | ~39 years | Significant financing restrictions for next buyer |
| 2117 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates AVENUE SOUTH RESIDENCE across multiple dimensions.
What Residents Say
“The views from the upper floors are genuinely breathtaking — the Southern Waterfront, Sentosa, and the city all at once. There is nothing else like it in Singapore for a 99-year leasehold. We knew what we were buying and have no regrets.”
— Owner review via PropertyGuru
“We chose Avenue South specifically for the Greater Southern Waterfront angle. Cantonment MRT opened while we were waiting for TOP, which was a pleasant surprise — it makes commuting very manageable. The IKEA and Alexandra Road food scene are two minutes by car.”
— Resident comment via EdgeProp
“The sky gardens are a real differentiator. Our floor has access to one and we use it regularly — it’s a genuinely usable outdoor space, not just a display feature. Management has been responsive. The only downside is the weekend pool crowd, but it’s manageable.”
— Resident review via 99.co
“Rental demand here is strong — professionals who want city-fringe living with easy MRT access and the Bukit Merah food options. We leased out quickly and at good yield for a $2,300 PSF property. The GSW story gives long-term confidence.”
— Investor review via SRX
The resident feedback at Avenue South Residence consistently centres on three themes: the quality of the views (particularly from high-floor units), the Greater Southern Waterfront investment thesis, and the Cantonment MRT opening as a practical connectivity upgrade. Management responsiveness and facilities maintenance are rated positively for a large development, reflecting the professionalism of the UOL-managed MCST and the relatively recent TOP date. The tenant profile includes CBD professionals, expatriate families in the Bukit Merah international school catchment, and investors using the development as a rental asset. The $4,449 average monthly rent against a $1,978,767 average price implies an approximately 2.7% gross yield — characteristic of a premium city-fringe asset where the investment case is driven more by capital appreciation than by yield.
- Outram Park triple-line MRT access is structural. NEL, EWL, and TEL converging at one interchange means one-seat rides to the CBD, Orchard, Marina Bay, Woodlands, and the future Founders’ Memorial node — a connectivity profile no other District 3 project replicates at this price point. Verify your stack’s walk time on our price heatmap.
- Greater Southern Waterfront upside is closer here than at most GSW-adjacent projects. The Tanjong Pagar precinct transformation, port relocation, and Pasir Panjang Power District redevelopment all converge within a 2–3km arc, and Avenue South Residence sits inside that perimeter rather than on its fringe.
- UOL developer pedigree de-risks the build. UOL is among the most reputationally durable Singapore developers, and the JV with Kheng Leong and United Industrial Corporation concentrates rather than dilutes that quality.
- Twin 56-storey height creates a genuine view-stack premium. The tallest residential structures in the Outram area mean high-floor units have unblocked Marina Bay, GSW, and Sentosa sightlines — a rare durable visual moat that resists future infill development.
- Cantonment MRT (Circle Line) is a second-mover catalyst. The CCL extension station will give Avenue South Residence dual-MRT access on opening — a configuration that historically compresses cap rates by 10–20 bps in comparable Singapore precincts.
- ~92 years of tenure remaining. 99LH from 2018 keeps the project firmly inside the CPF-usage and bank-financing comfort window for the next two decades — model the lease trajectory on our lease-decay calculator.
- RCR pricing with CCR-adjacent connectivity. Buyers get effective Tanjong Pagar walkability at RCR transaction medians — benchmark against District 3 averages before assuming the premium has been priced in.
- Old Bukit Merah lifestyle has not finished its rewrite. The immediate Silat catchment retains pockets of older HDB stock and light industrial use; buyers expecting Tanjong Pagar-grade F&B at the doorstep will find the surrounding street life lagging the precinct narrative by several years.
- The Reef at King’s Dock and Spottiswoode Residences sit on the same buyer shortlist. Both compete directly for GSW-thesis capital — The Reef offers waterfront immediacy while Spottiswoode offers tighter CBD adjacency. Stress-test affordability against MAS TDSR rules before locking in.
- 1,074 units creates real secondary-market supply. While not Normanton Park scale, the inventory is large enough that any given quarter can see 8+ resale caveats — URA caveat data shows this pattern compressing peak-quarter price discovery.
- Low-floor stacks lose the view thesis entirely. The entire premium narrative rests on twin-56-storey sightlines — buy below the 25th floor and you are paying RCR median pricing for a unit whose primary moat is invisible from the windows.
- Foreign buyer ABSD is now 60%. Per the latest IRAS rules, foreign investor demand for Singapore residential has compressed sharply — the GSW thesis cannot be underwritten by foreign-buyer exit anymore.
- School catchment is thin for a family upgrader. Primary schools within 1km are limited and the precinct’s school-choice optionality lags traditional family enclaves — verify on OneMap for your specific stack before assuming a Bukit Timah-style narrative.
Avenue South Residence sorts cleanly into three buyer archetypes and rejects a fourth on first principles. The strongest fit is the GSW long-cycle thesis investor — the project sits inside the perimeter of three converging transformation programmes (port relocation, Pasir Panjang Power District, Tanjong Pagar precinct rewrite) and offers ~92 years of tenure to ride them out. The second strong fit is the CBD-working professional couple who values Outram Park triple-line access and is willing to accept a slightly under-baked street-level F&B environment in exchange for genuinely rare connectivity. The third fit is the view-stack premium buyer for whom the twin-56-storey unblocked Marina Bay/Sentosa sightline is a durable visual moat worth paying for — below the 25th floor this thesis collapses. The mis-fit is the family upgrader chasing established primary-school catchment; the precinct simply does not offer what Districts 10, 11, or 21 deliver at comparable per-sqft pricing. Model your specific scenario through our ROI calculator before committing.
We recommend Avenue South Residence for GSW long-cycle thesis investors targeting 10+ year holds, CBD-working professional couples prioritising Outram Park triple-line connectivity, and view-stack buyers willing to pay the high-floor premium for durable unblocked sightlines — provided you stress-test against The Reef at King’s Dock and Spottiswoode Residences on a like-for-like stack-and-floor basis. We would avoid Avenue South Residence if you are a family upgrader prioritising established primary-school catchment, a low-floor value hunter (the view thesis is the project’s defining moat and disappears below the 25th floor), or a buyer needing immediate Tanjong Pagar-grade street life at the doorstep before the precinct’s rewrite completes. Fair-value pricing sits modestly above the District 3 RCR median for mid-floor stacks, with high-floor view stacks earning a defensible 12–18% premium on top.