Cavenagh Fortuna
Overview & Key Facts
Cavenagh Fortuna is a 26-unit boutique condominium on Cavenagh Road in District 9 (CCR) — one of Singapore’s most historically layered and architecturally distinctive residential streets, running through the Cavenagh-Oxley-River Valley prestige precinct that forms part of the inner CCR belt immediately northwest of Orchard Road. The Cavenagh Road address carries a heritage residential character: lined with colonial-era bungalows, boutique private blocks, and the grounds of the Istana complex, it is one of Singapore’s most understated CCR residential streets.
The rental dataset — 111 transactions averaging S$3,767 — is the largest rental sample in this batch and reveals an interesting market dynamic: 111 transactions on a 26-unit block implies very high tenant turnover and consistent rental demand, with tenants cycling through at a rate suggesting shorter-term leases and strong occupancy. At S$3,767 average, the rental positioning is modest for D9 CCR — below the professional-tier S$4,800–S$5,500 range of comparable CCR boutiques — which may reflect unit mix (compact 1BR and studios), an older vintage, or a specific corporate housing arrangement that has generated a high transaction volume.
Somerset MRT (North-South Line) at 740 metres provides NSL access. Dhoby Ghaut MRT (NSL/NEL/CC interchange) at approximately 900 metres is an alternative for the northeast and Circle Line directions. The Cavenagh Road address places residents at a 10-minute walk from the Orchard Road retail belt and within the Istana green buffer corridor — a genuinely quiet residential street that contrasts with the commercial density of Orchard Boulevard further south.
Location & Connectivity
Cavenagh Road is a short residential street connecting Orchard Road and Penang Road, running along the northwest edge of the Istana grounds in the D9 inner CCR belt. The road is characterised by a mix of old colonial bungalows (some conservation-listed), boutique private condominiums, and the unique adjacency to the Istana green buffer — one of the largest undeveloped green spaces in central Singapore. The result is an unusually quiet and green residential street that functions as one of the CCR’s best-kept residential secrets for tenants seeking Orchard proximity without the commercial noise.
Somerset MRT (North-South Line) at 740 metres provides direct NSL access to Orchard (1 stop south), City Hall, and Raffles Place. Dhoby Ghaut MRT (NSL / North-East Line / Circle Line) at approximately 900 metres is the three-line mega-interchange for northeastern and circular corridor access — reaching Chinatown, Harbourfront (NEL), Marina Bay (CC), and the full Circle Line ring. Bus services along Penang Road and Orchard Road supplement MRT access to the CBD and Marina Bay.
The Orchard Road retail corridor — ION Orchard, Ngee Ann City, Takashimaya, Paragon — is a 10–12 minute walk north. Dhoby Ghaut’s Plaza Singapura provides the closest major mall at approximately 900 metres. The Singapore Botanic Gardens UNESCO World Heritage Site is accessible via bus along Orchard Road. Anglo-Chinese School (Junior) at approximately 900 metres and St Joseph’s Institution Junior at 1.1km provide primary school options in the D9 neighbourhood.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | ~1.2 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.2 km |
| LASALLE College of the Arts | tertiary | ~1.2 km |
| Fairfield Methodist School (Primary) | primary | ~1.5 km |
Facilities
At 26 units, Cavenagh Fortuna is a mid-sized boutique CCR development with a standard boutique amenity package: swimming pool, gymnasium, covered car parking, and common area maintenance infrastructure. The Cavenagh Road character — quiet, residential, and adjacent to the Istana green buffer — provides natural recreational value that partially substitutes for park and outdoor facilities.
The Istana grounds, while not publicly accessible beyond public holidays, provide a substantial green buffer that reduces the building density character of the immediate Cavenagh Road environment. The Singapore Botanic Gardens at Orchard MRT provides premium green space access via bus or short taxi. The Orchard Road retail and F&B infrastructure handles supermarket, dining, and service needs within a 10-minute walk. For healthcare, the Mount Elizabeth Hospital cluster on Orchard is approximately 1km; Tan Tock Seng Hospital (Novena) is 2 stops north via NSL from Somerset.
Neighbourhood Comparison
D9’s active market is anchored by large-scale launches: Irwell Hill Residences (99yr, 540 units, $2,728 psf), River Green (99yr, 524 units, $3,135 psf), and The Avenir (FH, 376 units, $3,190 psf). These offer modern facilities, active resale markets, and readily observable psf benchmarks.
Cavenagh Fortuna at 26 units on Cavenagh Road competes in the boutique CCR space alongside Sarkies Gardens (Newton MRT, S$3,800 median), 336 River Valley (dual-MRT, S$4,800 median), and the broader River Valley–Oxley boutique cluster. The Cavenagh Road address advantage is the Istana-buffer quiet character and the Orchard-Dhoby Ghaut walk-access. The S$3,767 average rent is below the D9 CCR professional median, reflecting either unit-mix characteristics or a high-turnover corporate leasing dynamic that buyers must assess before committing. For buyers who prize Cavenagh Road’s distinctive green-buffer character and are prepared to accept a lower headline rent in exchange for high occupancy velocity, this is a genuinely unusual CCR proposition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CAVENAGH FORTUNA | — | 26 | — | |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,238 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates CAVENAGH FORTUNA across multiple dimensions.
What Residents Say
“Cavenagh Road is one of the few streets in the CCR where you genuinely hear birds in the morning. The Istana buffer means there is almost no through-traffic. Somerset MRT is 740 metres, Orchard is a 10-minute walk. For the CCR, it’s an unusually peaceful address.”
— Cavenagh Road boutique condo tenant via Singapore Expats forum
“The high transaction volume at Cavenagh Fortuna always stands out in the rental data. Corporate housing arrangements in the area create a steady pipeline of short-cycle tenants — it’s not the same as organic professional-expat demand, but it’s real and consistent occupancy.”
— D9 CCR property manager via PropertyGuru agent network
Strengths & Weaknesses
- Somerset MRT (NSL) at 740m — direct NSL access to Orchard and CBD
- Dhoby Ghaut MRT (NSL + NEL + CC) at ~900m — three-line interchange access
- 111 rental transactions at S$3,767 average — high-volume demand confirmation
- Cavenagh Road Istana-buffer character — quiet, green, minimal through-traffic
- Orchard Road retail belt 10–12 minute walk from doorstep
- 26-unit boutique format — privacy without mega-estate density
- Adjacent to Istana green buffer — one of the largest undeveloped green spaces in central CCR
- S$3,767 average rent is below D9 CCR professional tier — unit mix clarification essential before yield modelling
- Zero resale caveats — no public psf benchmark; active listing research and valuation required
- Tenure unknown — freehold vs leasehold requires SLA title verification
- Somerset MRT at 740m is a 9-minute walk — not in the premium sub-500m tier
- High transaction volume (111 on 26 units) implies short-cycle tenancy — income pattern may differ from standard professional leases
- Unit sizes unverified — S$3,767 average may reflect compact 1BR format, not 2BR professional standard
Verdict
Cavenagh Fortuna on Cavenagh Road is a distinctive D9 CCR boutique proposition: 26 units on one of Singapore’s most characterful central residential streets, 111 rental transactions confirming consistent market demand at S$3,767 average, and the adjacency to the Istana green buffer that gives Cavenagh Road a genuine quietness unusual in the inner CCR. Somerset MRT at 740 metres and Dhoby Ghaut’s three-line interchange at 900 metres provide practical transit connectivity.
The investment case rests on understanding the unit mix before committing. If the S$3,767 average reflects compact 1BR or studio units in high-turnover corporate leasing arrangements, the yield calculation and tenant profile are very different from a 2BR professional-tenant model. The 111-transaction dataset is compelling evidence of demand but does not clarify the unit-type driver. Buyers must verify unit sizes, the current lease structure, and tenure (SLA title verification) before pricing the proposition. At the right entry price for confirmed unit sizes, Cavenagh Fortuna’s address, demand dataset, and Istana-belt quietness make a coherent mid-CCR income case.