Fourth Avenue Residences

Overview & Key Facts

Fourth Avenue Residences is a 476-unit luxury condominium developed by Allgreen Properties, the real-estate arm of the Kuok Group — one of Asia’s most established conglomerates. Completed in 2022 across nine low- to mid-rise blocks (two to ten storeys), the development occupies a generous 359,000 sq ft site at the fringe of the Bukit Timah Good Class Bungalow enclave in District 10, Singapore’s most coveted residential belt. What sets it apart from virtually every CCR competitor is a single, decisive advantage: a 50-metre sheltered walkway connects the estate directly to Sixth Avenue MRT station on the Downtown Line.

The architectural approach is deliberately understated. Rather than a single glass tower, Allgreen chose a low-density cluster of blocks — none taller than ten storeys — that sit among mature rain trees and manicured gardens, echoing the GCB streetscape that surrounds them. Higher-floor units in Blocks 6, 10, and 12 look directly into the bungalow estate, offering a lush, landed-neighbourhood panorama that is increasingly rare in new-launch Singapore. Premium finishes from Miele, De Dietrich, Hansgrohe, and Laufen reinforce the development’s positioning as a discreet, quality-over-quantity proposition.

Yet the premium comes with a caveat buyers must weigh carefully: Fourth Avenue Residences is a 99-year leasehold property in a neighbourhood where many established condominiums — Fifth Avenue Condo, Sixth Avenue Residences — are freehold. At a current average of $2,513 psf, buyers are paying CCR pricing without the tenure insurance that freehold neighbours enjoy. The trade-off is clear: unmatched MRT access and brand-new facilities versus a ticking lease clock in a district that historically values permanence.

Location & Connectivity

Fourth Avenue Residences sits at the intersection of Fourth Avenue and Bukit Timah Road in District 10, surrounded on three sides by the GCB enclave that defines Singapore’s most exclusive landed neighbourhood. The headline location feature is Sixth Avenue MRT (Downtown Line), just 110 m from the development’s side gate — a covered walkway means residents can reach the station platform in under three minutes without getting wet. From Sixth Avenue, Botanic Gardens interchange is two stops away, and the Downtown Line delivers Bugis in eight stops and Chinatown in ten.

Tan Kah Kee MRT sits 1.21 km to the east, offering a secondary Downtown Line access point near the Hwa Chong school cluster. Drivers benefit from direct access to Bukit Timah Road and Dunearn Road, reaching Orchard Road in about ten minutes outside peak hours, though Sixth Avenue itself can become congested during the morning school run and evening rush.

For families, the Bukit Timah school belt is the primary draw. Hwa Chong Institution is 590 m away, Hwa Chong International School 520 m, and National Junior College 1.12 km. However, no primary school falls within the critical 1 km priority-enrolment radius — the nearest, Nanyang Primary, sits just beyond the boundary. Daily conveniences are thin on the ground: the Sixth Avenue shophouse row offers a handful of cafes and a minimart, but serious grocery runs require a drive to Bukit Timah Plaza or Holland Village. The walkability score of 45/100 reflects this reality — this is a neighbourhood designed for cars and MRT, not pedestrian errands.

Schools & Education

Facilities

With 359,000 sq ft of land shared among only 476 units, Fourth Avenue Residences delivers a generously spaced estate that feels more like a resort compound than a suburban condo. The 50 m lap pool is the centrepiece, flanked by a children’s pool, Jacuzzi, and a series of poolside cabanas set among landscaped garden pavilions. A fully equipped gymnasium, tennis court, function room, and a karaoke room round out the active amenities. The BBQ terraces and garden pavilions are well distributed across the site, reducing congestion during weekend gatherings. The low-rise, spread-out design means ground-floor units enjoy private enclosed spaces, and even mid-floor residents benefit from treetop-level greenery views rather than the concrete canyons typical of high-rise developments.

“The pool area is superb — rarely crowded even on weekends because the site is so large for the number of units. Having the KTV room is a nice surprise for a Bukit Timah condo, and the gym, while not enormous, is well stocked. It feels like living in a private estate with shared resort facilities.”

— Owner-occupier, Block 8 two-bedroom, since TOP 2022

The main drawback residents flag is the gymnasium’s compact footprint — adequate for a 476-unit development, but smaller than what some comparable CCR estates provide. Parking is another friction point: the development has fewer carpark lots than units, an unusual shortcoming at this price point where virtually every household owns at least one vehicle.

Unit Sizes & Layout

Fourth Avenue Residences offers 79 distinct floor-plan configurations across six unit types, ranging from 474 sq ft one-bedrooms to 1,496 sq ft four-bedroom-plus-study units. The unit mix skews compact — 164 one-bedroom units (34%) and 156 two-bedroom units (33%) dominate — reflecting the developer’s bet on investors and young professionals drawn to the Sixth Avenue MRT connection. All layouts are north-south oriented with squarish, regular proportions that maximise usable floor area and minimise wasted corridor space. Kitchens are fitted with Miele and De Dietrich appliances; bathrooms feature Hansgrohe fittings and Laufen wares.

A notable quirk: Blocks 6, 10, and 12 on upper storeys have privacy screens installed on balconies to shield views into the adjacent Good Class Bungalow estate. While this is a regulatory requirement rather than a design choice, it does obstruct sightlines from certain stacks. Buyers seeking unobstructed views should prioritise Block 8, which faces inward toward the estate’s own landscaping and the pool deck, and benefits from its proximity to the MRT-connected side gate. Select first- and fifth-storey units feature higher floor-to-ceiling heights, adding a sense of spaciousness to the more compact configurations.

Pricing & Market Position

Across 299 recorded transactions (all-time), sale prices range from $1,030,000 to $3,938,000, averaging $1,905,370.

Over the last 12 months, transactions averaged $2,563 psf.

Rents range from $3,250 to $10,300 per month across 616 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at FOURTH AVENUE RESIDENCES typically rent harder per dollar of purchase price:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 8.5% (from $2,417 to $2,622 psf).

Neighbourhood Comparison

In the District 10 corridor, Fourth Avenue Residences ($2,513 psf, 99-year) competes directly with three freehold alternatives: Leedon Green ($2,783 psf) offers a larger site with Farrer Road MRT access but at a 10% premium with freehold tenure; Hyll on Holland ($2,648 psf freehold) is a boutique 319-unit development near Holland Village MRT; and D’Leedon ($1,854 psf freehold) provides a far lower entry price across 1,715 units in a Zaha Hadid-designed estate, though it is a decade older. Skye at Holland ($2,945 psf) commands the highest PSF in the peer group but sits further from an MRT station.

Fourth Avenue’s competitive moat is singular: no competitor offers a sheltered walkway to a Downtown Line station. For renters and commuters, this translates into a tangible lifestyle advantage that sustains tenant demand. Against the freehold alternatives, however, buyers must accept that the 99-year tenure will exert downward pressure on resale values over time — a structural disadvantage that no amount of MRT proximity can fully offset in a district where freehold is the norm.

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.

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 FOURTH AVENUE RESIDENCES across multiple dimensions.

What Residents Say

“We chose Fourth Avenue over several freehold options in the area purely because of the MRT. My wife commutes to the CBD daily and she’s door-to-platform in three minutes. On rainy days the covered walkway is a godsend. The trade-off is the 99-year lease, but we plan to stay at least 15 years, and the convenience is worth it every single day.”

— Owner-occupier, three-bedroom-plus-study, since 2022

“The neighbourhood is incredibly quiet — you forget you’re in Singapore sometimes. Walking around the estate at night with the GCB bungalows lit up on one side and the pool glowing on the other, it genuinely feels like a private enclave. The downside is there’s almost nothing within walking distance for food or shopping. We drive to Holland Village or Bukit Timah Plaza for everything.”

— Tenant, two-bedroom premium, 18 months

“I bought a one-bedder here as an investment. Rental demand has been solid — tenants love the MRT access and the Bukit Timah address looks good on paper. But honestly, at $2,500-plus PSF for a 99-year lease, I sometimes wonder if I should have gone freehold at D’Leedon for $600 less per square foot. Time will tell whether the MRT premium holds or erodes as the lease shortens.”

— Investor-owner, one-bedroom unit, since 2023

Strengths & Weaknesses

Verdict

Fourth Avenue Residences occupies a rare niche in Singapore’s CCR landscape: a Bukit Timah address with direct MRT access at a sub-$2,600 psf price point. No other condominium in the District 10 corridor can claim a sheltered walkway to a Downtown Line station, and for buyers who prioritise connectivity alongside prestige, that advantage alone may justify the premium over older, cheaper freehold neighbours. The Allgreen pedigree, Miele/Hansgrohe finishes, and low-rise GCB-fringe setting reinforce the lifestyle proposition.

The investment case, however, is more nuanced. At $2,513 psf on a 99-year lease (91 years remaining), Fourth Avenue trades at a significant premium to freehold competitors like D’Leedon ($1,854 psf freehold) and at a level approaching Leedon Green ($2,783 psf freehold) and Hyll on Holland ($2,648 psf freehold). The PSF trend has been largely flat — $2,521 to $2,515 over recent quarters — suggesting the market has already priced in the MRT premium. Rental yield at 2.83% is moderate for CCR, and the median rent of $4,100 reflects strong but not exceptional tenant demand.

For owner-occupiers who value the Bukit Timah school belt, the GCB-enclave ambience, and genuinely walkable MRT access, Fourth Avenue Residences is one of the strongest propositions in District 10. For pure investors, the leasehold tenure in a freehold-dominated neighbourhood and the flat price trajectory counsel patience — this is a hold-and-enjoy property rather than a quick-flip opportunity.