The Sixth Avenue Residences
Overview & Key Facts
The Sixth Avenue Residences occupies a quiet stretch of Sixth Avenue in District 10 — one of Singapore’s most established residential corridors in the Core Central Region (CCR). Developed by Avenue Park Development Pte Ltd and completed in 2009, this freehold boutique development comprises just 175 units, giving it a distinctly low-key character that contrasts sharply with the mega-developments proliferating across the island.
The development’s defining feature is its location within what might fairly be called Singapore’s most concentrated education corridor. Hwa Chong Institution sits just 180 metres away, with Hwa Chong International School even closer at 170 metres — close enough that students could practically walk to school in their slippers. Lycée Français de Singapour and the Australian International School are both under 900 metres. For families whose lives revolve around these institutions, the address is almost non-negotiable.
At an average PSF of $2,072, The Sixth Avenue Residences sits in competitive territory for freehold CCR property. Comparable freehold developments in the Bukit Timah-Holland corridor — Leedon Green ($2,784 psf), Hyll on Holland ($2,648 psf) — command substantially higher premiums, while the larger D’Leedon offers leasehold at $1,854 psf. The freehold tenure and education proximity create a value proposition that is distinct from pure price-per-square-foot comparisons.
Location & Connectivity
The Sixth Avenue Residences benefits from its position on Sixth Avenue itself, a tree-lined residential road that runs parallel to Bukit Timah Road. The immediate neighbourhood is characterised by low-rise landed housing and established condominiums — the kind of quiet, leafy setting that District 10 is known for. However, quietness comes at a cost: the development’s walkability score of 38 out of 100 reflects the reality that this is a car-centric neighbourhood.
Sixth Avenue MRT station on the Downtown Line is approximately 680 metres away — a manageable walk of about 8–10 minutes in fair weather, though less appealing during Singapore’s frequent afternoon downpours. The Downtown Line provides direct access to Botanic Gardens interchange (Circle Line), Bugis, and the CBD without transfers, making it a viable commute option for office workers heading to the financial district.
For drivers, the location is considerably more convenient. Bukit Timah Road and Holland Road provide direct routes into Orchard Road (10 minutes) and the CBD (15–20 minutes in off-peak). The Ayer Rajah Expressway (AYE) entrance at Clementi is accessible via Holland Road, connecting to Jurong and the western industrial corridor.
Daily shopping is centred on Sixth Avenue Centre, a modest row of shophouses with restaurants, a minimart, and services within walking distance. For more comprehensive shopping, Bukit Timah Plaza and The Grandstand are a short drive away, while Holland Village — with its cafes, bars, and Cold Storage supermarket — sits about 1.5 km south. Families accustomed to the all-in-one convenience of developments near mega-malls will need to adjust their expectations.
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 |
| Australian International School | international | Within 1 km |
| Hollandse School | international | ~1.1 km |
| National Junior College | secondary | ~1.6 km |
| National Junior College | jc | ~1.6 km |
Facilities
With only 175 units, The Sixth Avenue Residences offers a facilities roster that is competent but necessarily modest. A boutique development simply cannot support the resort-style amenity sprawl of a mega-condo — and residents should calibrate expectations accordingly.
The development includes a swimming pool, a smaller children’s wading pool, a gymnasium, a function room, and BBQ pavilions. Landscaped gardens provide greenery between blocks, and the overall grounds are reasonably well-maintained. The pool area, while not large, is rarely overcrowded — a direct benefit of the low unit count.
What you will not find here: tennis courts, a 50-metre lap pool, a clubhouse with multiple function rooms, or the increasingly fashionable co-working spaces that newer developments advertise. The facilities are adequate for daily use but unlikely to be a selling point for buyers who treat condo amenities as a lifestyle feature.
The upside of a smaller facilities set is correspondingly lower maintenance fees. Residents consistently note that monthly fees are reasonable for a freehold D10 address, and the MCST (management corporation) benefits from a manageable estate size that doesn’t require the bureaucratic complexity of larger developments.
Unit Sizes & Layout
The Sixth Avenue Residences offers a range of unit types from one-bedroom to four-bedroom configurations, with some larger premium units. Unit sizes are generally in line with mid-2000s development standards — meaning noticeably more spacious than the shoebox-era new launches that followed, but not as generous as the truly older freehold developments in the neighbourhood.
The layout quality is a strength. Most units feature efficient, squarish living-dining areas that minimise wasted corridor space — a design sensibility that was more common in the pre-2010 era. Bedrooms are proportioned to comfortably fit queen or king beds with wardrobe space, unlike the tight squeeze in many post-2015 developments.
Higher-floor units enjoy views over the low-rise landed housing of the Sixth Avenue estate, with some stacks offering glimpses of greenery extending toward the Bukit Timah Nature Reserve corridor. The landed housing surroundings provide a degree of view protection that is increasingly valuable in land-scarce Singapore — though it would be reckless to assume this will hold indefinitely.
Interior finishings are functional rather than luxurious. The development was positioned in the mid-to-upper market segment at launch, and the fixtures reflect solid quality without the imported marble and branded appliances that characterise true luxury developments. Most resale units will show their age after 17 years, and buyers should budget for a renovation of kitchens and bathrooms.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 9 | $2,080 | $2,141,778 |
| 4 BR | 26 | $2,017 | $2,997,410 |
| 5 BR | 6 | $1,409 | $3,953,333 |
Pricing & Market Position
Based on 41 recorded transactions, sale prices range from $1,786,000 to $4,450,000, averaging $2,949,480 (~$2,129 psf).
Rents range from $3,500 to $11,300 per month across 216 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.4% (from $1,729 to $2,359 psf).
Neighbourhood Comparison
The competitive set for The Sixth Avenue Residences spans the Holland-Bukit Timah corridor, with four key comparables offering distinct trade-offs. Skye at Holland ($2,945 psf) is a newer freehold development with contemporary finishings and better walkability to Holland Village, but its smaller unit count and higher PSF reflect the premium for newness and a more social neighbourhood. For buyers who want a modern address near Holland V, Skye makes sense — but it lacks the school proximity that defines Sixth Avenue Residences.
Leedon Green ($2,784 psf, freehold) represents the luxury end of the spectrum, with Zaha Hadid-designed architecture, premium finishings, and a Leedon Road address. The 35% PSF premium buys brand cachet and architectural distinction, but the school proximity is not materially different from Sixth Avenue Residences. For own-stay buyers who value design and prestige, Leedon Green is the aspirational upgrade.
D’Leedon ($1,854 psf, 99-year) offers substantially more facilities and unit variety at a lower PSF, but trades away freehold tenure. With 1,715 units and a 99-year lease, it serves a fundamentally different buyer — one who wants scale, amenities, and near-term value over perpetual ownership. The lease differential will increasingly matter as D’Leedon ages.
Hyll on Holland ($2,648 psf, freehold) is the closest in profile: freehold, boutique, Holland corridor. It offers newer finishings and better proximity to Holland Village MRT, but at a 28% PSF premium over Sixth Avenue Residences. The key question is whether the newer finish and marginally better MRT access justify the premium when the school-proximity advantage sits squarely with Sixth Avenue.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SIXTH AVENUE RESIDENCES | Freehold | 2009 | 175 | $2,129 |
| 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 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates THE SIXTH AVENUE RESIDENCES across multiple dimensions.
What Residents Say
“We chose this place specifically because of Hwa Chong. My son can literally walk to school in five minutes. The condo itself is nothing fancy, but the location is irreplaceable.”
— Resident review via PropertyGuru
“Quiet neighbourhood, small community so you actually know your neighbours. Pool is small but never crowded. The downside is you really need a car — walking to MRT in the rain is not fun.”
— Resident review via EdgeProp
“Good for families, not so much for young professionals. Sixth Avenue area is sleepy after 9pm. If you want nightlife or a buzzing social scene, Holland Village is your closest bet and it’s still a drive away.”
— Resident review via 99.co
The common thread across resident feedback is consistent: people choose this address for the schools and the quiet, and they accept the trade-offs that come with it. The community skews heavily toward families with school-age children, with a notable proportion of Hwa Chong-affiliated households. Residents describe the development as well-maintained and peaceful, with the small unit count fostering a sense of community that larger developments struggle to achieve.
The most frequent complaints centre on the limited facilities (especially the lack of a proper gym upgrade), the ageing finishings in common areas, and the car dependency. Several residents note that the arrival of the Downtown Line at Sixth Avenue station in 2015 — six years after TOP — meaningfully improved connectivity, though it still doesn’t fully compensate for the overall low walkability.
Strengths & Weaknesses
- Freehold tenure in District 10 (CCR) — no lease decay, perpetual land value
- Hwa Chong Institution just 170m away — arguably the closest condo to a top school
- Four elite schools within 900m (Hwa Chong, HCI Intl, Lycee Francais, Australian Intl)
- Boutique 175 units — low density, quiet community, manageable MCST
- Competitive PSF ($2,072) vs freehold CCR peers (Leedon Green $2,784, Hyll $2,648)
- Sixth Avenue MRT (Downtown Line) within 680m — direct to CBD
- Low-rise landed surroundings provide view protection and privacy
- Steady PSF appreciation trend ($1,729 to $2,125 over recent years)
- Tree-lined Sixth Avenue setting in established residential enclave
- Reasonable maintenance fees for a D10 freehold address
- Low walkability score (38/100) — car ownership practically essential
- Basic facilities roster — no tennis court, small pool, limited gym
- Development is 17 years old — finishings showing age, renovation budget needed
- Low gross yield (2.6%) — primarily an own-stay proposition
- Limited retail and dining within walking distance
- Sixth Avenue MRT is 680m — uncomfortable walk in rain or heat
- PSF trend showing plateau ($2,139 to $2,125) — education premium may be fully priced in
- No smart-home features or contemporary design elements of newer launches
- Sleepy neighbourhood with minimal evening/weekend social options
Verdict
The Sixth Avenue Residences is not a development that sells itself on flash. It does not have the headline facilities, the architect pedigree, or the marketing gloss of newer CCR launches. What it offers instead is a combination of attributes that is genuinely difficult to replicate: freehold tenure in District 10, an education corridor that is arguably Singapore’s strongest within a 1 km radius, a boutique scale that keeps the community manageable, and a PSF that undercuts comparable freehold neighbours by 25–35%.
The buyer profile here is specific: families with school-age children (or planning for them), who own at least one car, and who value address and tenure over amenity count. The 170-metre proximity to Hwa Chong is the kind of convenience that shapes daily life in meaningful ways — no school bus, no 45-minute commute, just a short walk across the road.
The risk factors are equally clear. Walkability is genuinely low at 38/100 — if you don’t drive, this is not the right address. Facilities are basic for the price point. The development is now 17 years old, and competing against new freehold launches that offer contemporary finishings and smart-home features. And the 2.6% gross yield suggests this is primarily an own-stay proposition rather than an investment play.
For investors, the PSF trend tells a story of steady appreciation: $1,729 → $1,843 → $1,999 → $2,139, with a slight plateau at $2,125 — suggesting the education premium has been largely priced in. Further upside would likely require broader D10 gentrification or new infrastructure catalysts. The freehold tenure, however, means there is no lease decay to contend with, and the land value underpins a floor that leasehold competitors lack.