Fourth Avenue Residences
Location & Connectivity
Fourth Avenue Residences sits along Fourth Avenue, deep inside the Bukit Timah / Holland Road belt that defines District 10's residential character. The site is a 3-minute walk to Sixth Avenue MRT on the Downtown Line, which delivers a one-seat ride to Newton (NSL interchange), Little India (NEL interchange), and Bugis (EWL interchange). For a CCR address, that connectivity profile is unusually clean — most of the surrounding freehold stock predates the DTL extension and trades on car-dependence.
Bukit Timah Plaza, Coronation Plaza, and the Sixth Avenue food belt are within a 5-minute drive, with Holland Village and Dempsey Hill reachable in under 10 minutes off-peak. The PIE and AYE on/off-ramps at Adam Road and Farrer Road give car-owning households reasonable arterial access to the CBD (Shenton Way is approximately 15 minutes off-peak via Holland Road / Orchard Boulevard).
School-zone catchment is the structural draw. Methodist Girls' School (primary and secondary) is within the 1km priority radius, with Raffles Girls' Primary School, Nanyang Primary, and Nanyang Junior College all in the broader cluster. Singapore Chinese Girls' School and Hwa Chong Institution sit within the 2km secondary tier. Verify priority radii on the official MOE P1 registration portal before underwriting the school-belt thesis — boundaries are surveyed from the school's main gate and can shift with redevelopment. Cross-check transport access against the price heatmap to see how the DTL corridor has repriced relative to the broader district.
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
| School | Type | Distance |
|---|---|---|
| Hwa Chong International School | international | Within 1 km |
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Lycee Francais de Singapour | international | Within 1 km |
| Hollandse School | international | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | ~1.1 km |
| National Junior College | secondary | ~1.1 km |
| National Junior College | jc | ~1.1 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 44 | $2,432 | $1,177,673 |
| 1 BR | 99 | $2,468 | $1,413,096 |
| 2 BR | 74 | $2,488 | $1,975,167 |
| 3 BR | 65 | $2,446 | $2,625,979 |
| 4 BR | 14 | $2,516 | $3,727,267 |
Pricing & Market Position
Based on 296 recorded transactions, sale prices range from $1,030,000 to $3,938,000, averaging $1,894,415 (~$2,507 psf).
Rents range from $3,250 to $10,300 per month across 579 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 3.3% (from $2,417 to $2,497 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,507 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| UPPERHOUSE AT ORCHARD BOULEVARD | 99 yrs lease commencing from 2024 | 2025 | 301 | $3,329 |
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 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
Investment Analysis
Fourth Avenue Residences is a CCR product with a lease-runway premium. The arithmetic of leasehold decay works in the project's favour through 2038 (the 80-year inflection where bank LTV and CPF usage begin to tighten) — that is a 12-year window of clean financing optionality. After 2038, expect resale pricing to start absorbing decay discounts of approximately 0.5–1.0% per remaining lease year against comparable freehold stock.
Gross rental yields in District 10 have compressed to the high-2% to low-3% band as of 2026, well below the 3.5–4.0% achievable in select RCR and OCR submarkets. The investment case here is therefore capital-appreciation-led, not yield-led. The supporting drivers are: (1) school-zone catchment durability, which underpins owner-occupier demand across cycles; (2) DTL connectivity, which structurally re-rated the Sixth Avenue / Bukit Timah corridor post-2017; (3) limited new launch supply within the immediate sub-district, with Royalgreen and Forett at Bukit Timah largely absorbed and 35 Gilstead trickling out.
Risks to the thesis: (1) ABSD layering at 60% for foreign buyers and 30% for second-property Singaporean buyers materially shrinks the demand pool; (2) the 476-unit count is moderate but not small, and any concentrated investor exit could press pricing in the secondary market; (3) CCR has underperformed RCR on a total-return basis since the 2018 ABSD reset, and a sustained CCR/RCR convergence would compress headline returns. Model the position using the mortgage calculator at 4.5% stress rates and run a side-by-side comparison against Royalgreen and Forett at Bukit Timah before committing. Cross-reference current District 10 transaction velocity via the URA REALIS transaction search and consult the MAS TDSR framework for the binding affordability constraint.
Risks & Considerations
Absorption risk. 476 units is a moderate count — neither boutique nor mega — and the secondary-market supply profile depends on how heavily the original buyer cohort skewed toward investors versus owner-occupiers. Concentrated investor exits at lease-decay inflection points (2033 and 2038) could press secondary pricing if absorption hasn't normalised by then.
CCR premium compression. CCR has underperformed RCR on a total-return basis since the 2018 ABSD reset, and the gap has widened in 2024–2026 as RCR product (particularly DTL-adjacent and Cross Island Line corridor launches) has captured a disproportionate share of upgrader demand. A sustained CCR/RCR convergence would compress Fourth Avenue Residences' capital-appreciation runway.
ABSD layering. 60% for foreign buyers, 30% for second-property Singapore Citizens, 35% for Permanent Residents. The CCR buyer pool is structurally smaller than RCR / OCR for this reason, and any further ABSD tightening would compress demand further. Verify current rates on the IRAS Additional Buyer's Stamp Duty page before underwriting.
Supply pipeline. The Bukit Timah sub-district is mature, with limited GLS sites slated for tender. That is generally a positive for secondary-market pricing, but pockets of redevelopment (en-bloc sites at the older freehold stock around Sixth Avenue and Adam Road) could deliver fresh supply in the 2028–2032 window.
Lease decay. 92 years remaining is healthy, but the 80-year financing inflection arrives in 2038 — well within the holding-period horizon of any buyer entering today with a 15–20 year view. Build the lease-decay assumption into your underwriting from day one rather than treating it as a tail-risk consideration. The SLA land lease information portal documents the formal lease-extension policy framework.
Editorial Verdict
Fourth Avenue Residences earns a measured-buy designation for District 10 buyers who prize lease length over absolute price discipline. With a 99-year tenure from 2018, the development carries roughly 92 years of remaining lease at the time of writing — comfortably above the 80-year inflection where CPF and bank financing begin to tighten. Stack that against the 476-unit absorption profile, the Sixth Avenue MRT (DTL) proximity, and the dense school-zone halo (Methodist Girls', Raffles Girls' Primary, Nanyang Junior College), and the project reads as a credible CCR allocation for owner-occupiers.
Where it disappoints is on relative value. CCR pricing has compressed against RCR over the past three quarters, and Fourth Avenue Residences trades at a premium to peers like Royalgreen and Forett at Bukit Timah without an obvious tenure or amenity advantage. Investors targeting yield should benchmark against District 10 rental medians before committing — the Bukit Timah school-belt narrative supports owner-occupier demand more reliably than it supports lease-up velocity at CCR price points. Use the mortgage calculator and stress-test at MAS TDSR thresholds before signing an OTP.
Bottom line: a leasehold-with-runway play in a freehold-dense micro-market. The lease premium is real; the CCR premium is the question.
Developer & Build Quality
Allgreen Properties is the developer behind Fourth Avenue Residences. Now privately held under the Kuok Group after delisting from SGX in 2011, Allgreen has a multi-decade Singapore track record covering RV Residences, One Devonshire, Cairnhill Residences, and Royalgreen — the last of which sits within the same Bukit Timah micro-market and is a direct peer for cross-reference. The Kuok ownership gives Allgreen balance-sheet patience that smaller developers lack, which historically translates into less ASP-cutting pressure during slow absorption phases.
Build quality at TOP (2021) was rated competitively against the contemporaneous CCR cohort. Common-area finishes lean toward warm-stone and timber palettes consistent with Allgreen's house style, and the unit-mix skews toward 1- and 2-bedroom configurations that suit single-professional and dual-income-no-kids buyers — a deliberate response to the school-zone halo not always translating into family-sized demand at CCR price points.
BCA Quality Mark and CONQUAS scores for the project should be requested from the developer or verified via the BCA Buildability and Quality Marks register before signing the OTP — these are the most reliable forward indicators of post-handover defect rates and management-corporation friction in the first five years.
Amenities & Lifestyle
On-site facilities at Fourth Avenue Residences cover the expected CCR baseline: lap pool, jacuzzi, gym, function rooms, BBQ pavilions, and landscaped gardens organised around the central spine of the development. The 476-unit footprint gives the facilities deck enough scale to avoid the overcrowding common at boutique sub-100-unit developments while staying clear of the queue-management issues that plague 800+ unit mega-projects.
The lifestyle catchment outside the gate is what differentiates the project. Bukit Timah Plaza and Coronation Plaza anchor daily F&B and supplementary education (the tuition-centre cluster around Coronation is among the densest in Singapore). The Sixth Avenue food belt — Cluny Court, Greenwood Avenue, Crown Centre — provides a deeper evening-and-weekend draw. The Botanic Gardens and Bukit Timah Nature Reserve are reachable within 10–15 minutes, giving the address a genuine green-belt adjacency that is increasingly rare at the CCR price point.
For families, the school-zone halo extends beyond MOE catchment into an ecosystem of international and enrichment options: SJI International, Hwa Chong International, and the cluster of art / music / coding studios on Sixth Avenue itself. Healthcare access is well-served by Gleneagles Hospital (4-minute drive) and Mount Elizabeth Novena (10 minutes via PIE). Use the price heatmap to visualise how amenity density correlates with sustained price premia across the Bukit Timah corridor.
Comparable Developments
The closest peer set for Fourth Avenue Residences is the cluster of recent 99-year and freehold launches within the Bukit Timah sub-district. The benchmarking exercise that matters is tenure-adjusted PSF, not headline PSF, because lease runway is the largest single variable in the comparison.
Royalgreen (Allgreen, Anamalai Avenue) is the most direct comparable — same developer, similar TOP vintage, freehold tenure. Royalgreen typically trades at a 10–15% premium to Fourth Avenue Residences on a headline PSF basis, which roughly reflects the freehold-vs-99LH spread but compresses the lease-runway advantage Fourth Avenue still holds for the next 12–15 years.
Forett at Bukit Timah (Qingjian / Perennial, Toh Tuck Road) is freehold and slightly larger at 633 units. It sits one MRT stop further out (Beauty World, DTL) and trades at a discount to both Royalgreen and Fourth Avenue Residences on PSF, reflecting the marginally inferior school-belt positioning and the larger unit count creating more secondary-market supply pressure.
35 Gilstead (TSky Development, Newton fringe) is freehold and boutique-scale at under 80 units. It targets a different buyer — the freehold-or-nothing CCR allocator — and trades at a meaningful premium per PSF that reflects scarcity and exclusivity rather than amenity or location advantage over Fourth Avenue Residences.
Run the four-way comparison using the comparison tool with all four developments side-by-side, and cross-reference against the District 10 overview page for transaction-volume context. For broader market benchmarking, the URA Property Market Information portal publishes quarterly PPI series that contextualise CCR pricing trajectory.