Sixth Avenue Ville

Overview & Key Facts

Sixth Avenue Ville is a quietly distinguished freehold condominium tucked into one of Bukit Timah’s most sought-after residential pockets. Developed by City Developments Ltd (CDL) — one of Singapore’s blue-chip developers with a track record spanning decades — the project was completed in 1999 and occupies a compact 4,618 sqm freehold plot at 43 Sixth Avenue in District 10. With just 49 apartments across four storeys, it is deliberately low-density: less a condominium complex, more a private enclave where residents know their neighbours.

The development was conceived in the late-1990s mould of CDL’s mid-scale boutique launches — generous floor plates, an emphasis on privacy, and a facilities set that punches above the unit count. Unit sizes skew toward spacious 3-bedroom configurations of 1,500–2,000 sqft, a layout generation far removed from today’s compact new-launch norms. EdgeProp transaction data shows the development has appreciated steadily from ~$1,710 psf three years ago to ~$2,068 psf at the latest 12-month average — a 21% capital run reflecting the Bukit Timah corridor’s enduring land scarcity premium.

The buyer base is predominantly Singaporean (73%), with a meaningful expat component (11.2% foreign, 12.4% PR) reflective of the cluster of international schools within 1.5 km — Hwa Chong International, Lycee Français de Singapour, Hollandse School, and Australian International School all lie within easy reach. This school-corridor positioning makes Sixth Avenue Ville a perennial draw for incoming expat families seeking freehold security, proximity to top schools, and a residential neighbourhood that feels nothing like a city.

Location & Connectivity

Sixth Avenue Ville’s address is its most compelling attribute. At roughly 310 metres from Sixth Avenue MRT (DT7) on the Downtown Line, the commute to town is seamless without a car: Botanic Gardens in two stops, Stevens interchange in three, and the CBD (Telok Ayer, Downtown) in under 30 minutes. The Downtown Line’s single-line CBD penetration is one of Singapore’s most convenient for the Bukit Timah corridor — residents rarely need to transfer. By contrast, Tan Kah Kee MRT (DT8) is 1.37 km away and King Albert Park (DT6) is 1.49 km — walkable but not the primary option.

For drivers, Sixth Avenue feeds directly onto Bukit Timah Road, with the Pan-Island Expressway (PIE) accessible via Holland Road and the Ayer Rajah Expressway (AYE) reachable in under ten minutes — putting the CBD at roughly 15–20 minutes during off-peak hours. The one-north tech and biomedical campus is 10 minutes by car, making the development relevant for professionals at Fusionopolis, Biopolis, and the Rochester Park precinct. PropertyGuru listings frequently highlight this dual appeal of school corridor and professional connectivity.

Day-to-day convenience is more measured than the MRT proximity might suggest — the neighbourhood is residential and leafy, which is a feature for most buyers but worth acknowledging. Cold Storage at Guthrie House is roughly 450 metres away. Holland Village, with its dense cluster of restaurants, bars, and boutique retail, is approximately 2 km. Cluny Court and the Coronation Plaza strip on Bukit Timah Road cover grocery and F&B within a short drive. The Singapore Botanic Gardens — a UNESCO World Heritage Site and the neighbourhood’s most celebrated amenity — is under 1.5 km and accessible via park connector.

Schools & Education

Facilities

For a 49-unit development, Sixth Avenue Ville offers a facilities list that exceeds expectations. CDL equipped the project with a lap pool, Jacuzzi, children’s pool, tennis court, gymnasium, jogging path, foot reflexology centre, BBQ pavilions, function room, children’s playground, and courtyard garden — a roster that many 200-unit peers would not surpass. The trade-off inherent in this generosity is a proportionally higher maintenance fee: with only 49 units sharing the upkeep of a full facility suite, monthly contributions run materially above the per-unit average for equivalently-priced condominiums of larger scale. Buyers should budget accordingly and verify current contributions before committing.

What the facilities deliver in return is near-exclusive use. Pool bookings are rarely contested; the tennis court — a rarity in sub-50-unit freehold projects — is effectively a private amenity. The garden spaces and reflexology paths give the grounds a resort-adjacent serenity that larger developments with their constant background traffic cannot match. Residents consistently describe the atmosphere as “like a private bungalow estate with a pool,” which is an accurate characterisation of the experience.

“The pool and tennis court feel like they belong to us alone. We have never once had to wait or book ahead. For a family with two kids, that kind of daily convenience is priceless — you can’t get this in a 500-unit mega-development.”

— Resident review via 99.co

Unit Sizes & Layout

Sixth Avenue Ville’s 49 apartments are predominantly 3-bedroom configurations ranging from approximately 1,500 to 2,000 sqft — floor areas that would be considered exceptional by current new-launch benchmarks, where 3-bedroom units routinely debut at 900–1,100 sqft. Open-concept living and dining zones, en-suite master bedrooms, and balconies with greenery views are standard features, and the building’s four-storey profile means no unit is truly “high-floor” in the tower sense — but the low-rise form eliminates the interfloor noise and elevator waiting typical of taller blocks. The absence of commercial or retail noise from the immediate surroundings reinforces a genuine residential tranquillity.

Interior specifications naturally reflect the 1999 vintage: original bathrooms and kitchens in un-renovated units will feel dated against 2025 showflat standards. The resale market bifurcates clearly — renovated units command S$200–300k premiums over un-renovated stock in the same stack. Budget S$80–120k for a comprehensive kitchen-and-bathrooms refresh if acquiring an un-renovated unit. On the positive side, the structural shell — concrete thickness, ceiling heights, and slab-to-slab dimensions — is from an era when per-sqft construction costs were not being aggressively minimised, and buyers report that renovations are straightforward and that the bones of each unit are solid.

Pricing & Market Position

Based on 10 recorded transactions, sale prices range from $2,320,000 to $3,520,000, averaging $2,977,600 (~$2,068 psf).

Rents range from $2,700 to $8,800 per month across 53 rental transactions. Current rental yield sits at approximately 2.0%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 23.8% (from $1,710 to $2,118 psf).

Neighbourhood Comparison

Within the District 10 freehold landscape, Sixth Avenue Ville’s ~S$2,068 psf sits below both Leedon Green (~S$2,784 psf, 638 units, freehold) and Hyll on Holland (~S$2,648 psf, 319 units, freehold). Both newer projects offer superior facilities footprints, fresher interiors, and higher floor counts — but neither sits within 400m of an MRT, and both trade the boutique scale of Sixth Avenue Ville for the commercial buzz of the Holland-Farrer Road belt. Against the leasehold crop — Skye at Holland (~S$2,945 psf, 99yr from 2024) and Fourth Avenue Residences (~S$2,465 psf, 99yr from 2018) — Sixth Avenue Ville offers a meaningfully lower entry psf with the perpetual-ownership upside, at the cost of a vintage build and higher maintenance contributions.

The clearest direct comparator is The Sixth Avenue Residences (another CDL project, ~350m south, 163 units, 999-year leasehold), which offers a newer 2009 build and a larger community, but a technically depreciating tenure and less intimate scale. For buyers choosing between the two CDL siblings on the same street, Sixth Avenue Ville wins on freehold permanence and per-sqft spaciousness; The Sixth Avenue Residences wins on fresher interiors and proportionally lower maintenance fees. The psf premium for Sixth Avenue Ville’s full freehold title is consistently around S$200–300 psf over Sixth Avenue Residences — a spread the market has historically viewed as reasonable given the tenure differential.

ShiokNest Scores

Our proprietary scoring system evaluates SIXTH AVENUE VILLE across multiple dimensions.

What Residents Say

“Best thing about living here is the location — short walk to the MRT, supermarket just around the corner, and we can cycle to the Botanic Gardens on weekends. The neighbourhood is quiet and well-kept. We have renewed our lease three times.”

— Tenant review via 99.co

“Maintenance fee is on the high side for 49 units sharing the costs, but the upkeep of the pool and garden is genuinely excellent. Management is responsive. It feels like a private estate, not a condominium.”

— Owner review via EdgeProp

“Our kids’ schools are all within walking distance or a quick drive. When you add the MRT right there and the Botanic Gardens a short cycle away, this is exactly the kind of Singapore neighbourhood we came here for. The unit is big by modern standards — proper rooms, not shoebox bedrooms.”

— Expat resident review via PropertyGuru

Across review platforms, the sentiment pattern is consistent: residents rate location and unit spaciousness highly, accept the higher maintenance fee as a fair price for near-exclusive facility use and impeccable upkeep, and signal strong lease-renewal intent. The one recurrent caveat is that un-renovated units require a meaningful capital outlay to bring specifications up to contemporary expectations — a consideration that buyers should price into their total acquisition cost.

Strengths & Weaknesses

Verdict

Sixth Avenue Ville occupies a compelling but specific niche within District 10’s freehold landscape. For expat families and premium-school-focused Singaporean households, it offers a combination that is genuinely scarce: CDL freehold provenance, sub-400m MRT access, and a school corridor anchored by Hwa Chong International and Lycee Français — all at ~S$2,068 psf, a material discount to newer freehold neighbours like Leedon Green (~S$2,784 psf) and Hyll on Holland (~S$2,648 psf). The freehold tenure removes the lease-decay concern that haunts long-horizon investors, and CDL’s brand is a genuine secondary-market re-sale differentiator.

The limitations are real and should be weighed honestly. The gross yield at 2.03% is below the threshold that makes Sixth Avenue Ville compelling for pure-yield investors — this is a capital-appreciation and own-stay story, not a cash-flow play. The walkability score of 45/100 signals that car-free daily living requires some planning: Cold Storage is walkable but the broader convenience ecosystem requires a car or taxi. The investment score of 49/100 reflects the maturity premium baked into the psf and the slower transaction velocity (10 sales in 12 months) that comes with boutique scale.

The holding-period picture is favourable for patient investors. The 57/100 en-bloc score is modestly elevated — a 49-unit freehold plot on Sixth Avenue carries genuine redevelopment optionality as land values along the Bukit Timah corridor continue to rise. CDL itself has redeveloped neighbouring plots (Fourth Avenue Residences, The Sixth Avenue Residences). For buyers comfortable with a 7–15 year horizon and ownership anchored to the school-corridor lifestyle premium, Sixth Avenue Ville earns its place as one of D10’s more nuanced quality holdings.