Type

Units

Min Area

Price Range

1 BR

484 sqft

S$1M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$209K on this acquisition.
Located 1 min (1 m) from DT7 Sixth Avenue MRT Station.

Price Trends & Rental Yield

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Fourth Avenue Residences: Contemporary Living Steps from Sixth Avenue MRT

Fourth Avenue Residences stands as a contemporary residential development positioned at 6 Fourth Avenue, one of Singapore's most sought-after addresses. Situated in the heart of the Orchard Planning Area, this development benefits from an enviable location that places residents within a single minute's walk of Sixth Avenue MRT Station on the Downtown Line (DT7). This exceptional proximity to rapid transit infrastructure ensures seamless connectivity across the island, making the development particularly appealing to professionals, young families, and investors seeking hassle-free commuting and lifestyle convenience.

The development offers thoughtfully designed residential units ranging from compact studios to one-bedroom apartments, with floor areas typically around 484 square feet for entry-level configurations. These efficiently planned spaces maximise functionality without compromising on modern comfort, reflecting contemporary urban living standards. The architectural approach emphasises clean lines and practical layouts, ensuring that every square foot serves a distinct purpose. Units are available from S$1,045,000 onwards, positioning the development competitively within the broader Orchard and Sixth Avenue corridor market segment.

Location Strengths and Connectivity Advantages

The proximity to Sixth Avenue MRT Station represents a significant asset for Fourth Avenue Residences. The Downtown Line offers direct connections to critical employment hubs including the Central Business District, Marina Bay, and the financial district, translating into manageable commute times for working professionals. Beyond public transport, the immediate neighbourhood offers an abundance of retail, dining, and entertainment options, with major shopping centres, dining establishments, and lifestyle amenities within walking distance.

Fourth Avenue itself sits within an established residential precinct characterised by mature landscaping, well-maintained communal spaces, and a sense of community that many newer developments struggle to replicate. The area's infrastructure maturity—from schools and medical facilities to supermarkets and banking services—makes it particularly attractive for families upgrading from smaller homes or first-time buyers prioritising convenience and accessibility. The catchment also benefits from proximity to prestigious schools and educational institutions, an important consideration for owner-occupiers with children.

Market Positioning and Investment Appeal

From an investment perspective, Fourth Avenue Residences occupies a compelling position within the Orchard Planning Area's residential landscape. The development's proximity to a major MRT station historically correlates with stronger capital appreciation and rental demand compared to more remote locations. Properties in this vicinity have demonstrated consistent value retention over longer holding periods, supported by steady demand from both owning occupiers and investors seeking stable rental yields.

The compact unit sizes—typically around 484 square feet—appeal strongly to the investor demographic seeking entry-level residential assets with lower absolute purchase prices and manageable leverage requirements. Such units traditionally command healthy rental yields due to consistent demand from young professionals, expatriate workers, and short-term renters. The urban location and proximity to MRT further enhance rental marketability, as tenants increasingly prioritise transport accessibility over dwelling size.

Design and Amenities Philosophy

The development's approach to amenities reflects a balanced philosophy catering to both owner-occupiers and investors. Communal facilities typically include recreational spaces, landscaped gardens, and pedestrian-friendly thoroughfares that encourage resident interaction whilst maintaining individual privacy within units. The architectural treatment of common areas emphasises sustainability and practicality, avoiding excessive ornamentation in favour of durable, low-maintenance finishes.

Unit finishes strike a pragmatic balance between modern aesthetics and durability, with selections intended to appeal to a broad buyer base whilst minimising long-term maintenance costs. The efficient floor plans eliminate wasted circulation space, ensuring that the stated 484 square feet translates into genuinely usable living area rather than corridors and passages. This efficiency gains particular importance in the compact segment, where perceived value depends substantially on functional layout quality.

Financing and Ownership Considerations

Prospective buyers should factor Additional Buyer's Stamp Duty (ABSD) implications into their acquisition strategy, particularly those purchasing a second residential property. Singapore Citizens acquiring a second residential property face a 20% ABSD charge, substantially increasing the effective purchase cost beyond the advertised unit price. For a unit priced at S$1,045,000, this would result in an additional S$209,000 in stamp duties—a material consideration when calculating total acquisition costs and financing requirements.

First-time buyers benefit from ABSD exemption, making Fourth Avenue Residences particularly attractive for this demographic. With unit prices commencing from approximately S$1,045,000, prospective first-time buyers should verify mortgage eligibility based on personal income, existing financial commitments, and prevailing loan-to-value restrictions. Most financial institutions will finance up to 80-90% of property value for first-time buyers in good standing, implying down-payment requirements of S$104,500 to S$209,000 before professional fees and ABSD.

Capital Appreciation and Lease Decay Dynamics

For leasehold properties within this price range, understanding lease decay mechanics is essential for long-term value preservation. Most residential properties in this vicinity carry either 99-year or 999-year lease structures, with 99-year leases requiring particular scrutiny regarding future resale value as the lease term diminishes. Properties with leases falling below 80 years typically encounter financing restrictions and reduced buyer demand, potentially limiting exit optionality for investors or upgraders.

The development's location within a mature, established precinct supports capital appreciation prospects even accounting for gradual lease decay. Properties in highly connected, MRT-proximate locations have historically maintained stronger value retention than more remote areas, offsetting some lease-related diminution over longer holding periods. However, purchasers should factor lease expiration timelines into their ownership strategy, particularly if planning to hold the property beyond 20-30 years.

Comparative Positioning Within the District

Fourth Avenue Residences competes within a market segment characterised by several established residential options, each offering distinct advantages and trade-offs. The development's primary competitive advantage lies in its MRT proximity, efficient modern floor plans, and accessibility to central locations. Alternative developments in the vicinity may offer larger unit sizes or different amenities, but typically command commensurately higher prices or involve longer commutes.

Pricing comparisons should be evaluated on a per-square-foot basis rather than absolute unit costs, as smaller units often demonstrate superior psf valuations reflecting the premium associated with central locations and transport accessibility. Recent transactions in the immediate precinct have traded in the range of S$2,100 to S$2,400 per square foot for comparable unit types, suggesting fair value positioning for the development subject to final specification and completion timelines.

Suitability for Diverse Buyer Profiles

Fourth Avenue Residences accommodates multiple buyer demographics, each deriving distinct value propositions from the development's characteristics. First-time buyers benefit from ABSD exemption, manageable entry prices, and proximity to urban amenities supporting independent living. Young professionals and expatriate workers prioritise MRT accessibility and location convenience, making the compact floor plans particularly suitable for their lifestyle requirements.

Upgraders seeking city-fringe exposure or portfolio diversification find appeal in the development's investment characteristics and accessibility, whilst property investors view the compact units and MRT proximity as favourable factors supporting consistent rental demand and capital stability. Retirees or downsizers may appreciate the urban location and reduced maintenance burden associated with compact dwellings, provided mobility considerations and accessibility standards align with personal requirements.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at Fourth Avenue Residences?

Compact units in well-connected MRT-proximate locations typically generate gross rental yields of 3-4.5%, varying based on specific unit size, market conditions, and tenant profile. Fourth Avenue Residences' proximity to Sixth Avenue MRT (DT7) supports consistent demand from young professionals and expatriate workers seeking accommodation near central employment hubs, potentially positioning the development toward the higher end of this range. Net yields will depend on owner-financed vs. leveraged acquisitions, property maintenance costs, and prevailing rental market conditions; investors should model scenarios conservatively and account for potential vacancy periods during market cycles.

How does Fourth Avenue Residences' per-square-foot pricing compare to recent transactions in the Sixth Avenue and Orchard precinct?

Recent comparable transactions within the immediate precinct have traded between S$2,100 and S$2,400 per square foot for similar unit types and finishes. Fourth Avenue Residences, pricing from S$1,045,000 for approximately 484 square-foot units, translates to approximately S$2,160 per square foot at the entry price point, positioning the development competitively within observed market ranges. This pricing reflects the development's MRT accessibility, modern finishes, and central location; premium developments with larger units or enhanced amenities command higher psf valuations, whilst more remote locations typically trade at discounts to these benchmarks.

What are the Additional Buyer's Stamp Duty implications if I'm purchasing Fourth Avenue Residences as a second property?

Singapore Citizens acquiring a second residential property face a 20% ABSD charge on the purchase price. For a unit priced at S$1,045,000, this results in an additional S$209,000 in stamp duty costs, effectively raising the total acquisition cost to approximately S$1,254,000 before factoring professional fees and other ancillary expenses. This 20% levy significantly impacts financing capacity and return calculations for second-property purchases; prospective buyers should engage financial advisors to model total acquisition costs and ensure adequate financing headroom. First-time buyers, by contrast, are exempt from ABSD, making Fourth Avenue Residences particularly accessible for this demographic.

What lease duration does Fourth Avenue Residences carry, and how does lease decay affect long-term resale value?

Most residential properties in this precinct carry either 99-year or 999-year lease tenures; the specific lease structure for Fourth Avenue Residences should be verified with the developer or sales agent. For 99-year leasehold properties, gradual lease decay occurs over time, with properties typically encountering financing restrictions and reduced buyer demand as the lease term falls below 80 years. However, the development's location within a highly connected, MRT-adjacent precinct historically supports stronger value retention than more remote locations, potentially offsetting some lease-related diminution over holding periods of 20-30 years. Prospective purchasers should model long-term ownership horizons carefully and verify lease terms before commitment.

How does proximity to Sixth Avenue MRT Station impact demand and capital appreciation for Fourth Avenue Residences?

MRT proximity is among the strongest demand drivers for residential property values in Singapore, particularly for compact units appealing to working professionals and investors. Sixth Avenue Station on the Downtown Line (DT7) provides direct access to the central business district, Marina Bay, and major employment zones, reducing commute friction and supporting consistent rental demand. Properties within one minute's walk of major MRT stations have historically demonstrated superior capital appreciation compared to more remote locations, reflecting sustained demand pressure from both owner-occupiers and investors. This connectivity advantage becomes more pronounced during economic cycles and supports value retention even during market corrections, making location a critical value-preservation factor.

Which buyer profiles are best suited to Fourth Avenue Residences, and why?

First-time buyers benefit substantially from ABSD exemption and manageable entry pricing, making the development an accessible entry point into city-centre property ownership. Young professionals and expatriate workers prioritise MRT accessibility and urban convenience, finding compact floor plans entirely suitable for their lifestyle requirements; investors view the efficient layouts and transport connectivity as favourable factors supporting rental stability and capital preservation. Upgraders seeking portfolio diversification or city-fringe exposure find the pricing and location attractive, whilst downsizers appreciate reduced maintenance burden and walkable amenities. High-net-worth individuals may view compact units as portfolio diversification assets or secondary property holdings, though this demographic typically gravitates toward larger units or premium developments.

What are the financing and Total Debt Servicing Ratio implications for typical Fourth Avenue Residences purchasers?

For first-time buyers acquiring a unit at approximately S$1,045,000, financing headroom typically permits 80-90% loan-to-value mortgaging, implying down-payment requirements of S$104,500 to S$209,000 before professional fees. Monthly loan repayments on an S$836,000 mortgage (80% LTV) at prevailing rates would approximate S$3,800-4,200, depending on loan tenure and interest environment; prospective buyers must ensure this aligns with personal TDSR limits (typically 60% of gross monthly income). Second-property purchasers face 20% ABSD, materially increasing total acquisition costs and financing requirements; such purchasers should model scenarios with higher absolute down-payments to manage leverage appropriately and maintain TDSR compliance, potentially reducing effective purchasing power by 15-20%.

How does Fourth Avenue Residences compare to nearby competing developments in the same district?

Fourth Avenue Residences competes within a market segment anchored by proximity to Sixth Avenue MRT and central location within the Orchard Planning Area. Alternative developments in the vicinity may offer larger unit sizes, different amenities, or distinct architectural positioning, but typically command commensurately higher absolute prices or involve longer commutes to employment hubs. The development's primary competitive advantages centre on MRT accessibility, modern efficient floor plans, and affordable entry pricing for the district; competitors may offset this with enhanced amenities, larger common areas, or premium finishes, but at substantially higher per-unit costs. Prospective buyers should evaluate competing options on a weighted basis considering commute times, unit efficiency, amenities alignment, and price-to-psf ratios rather than absolute cost alone.

Are certain unit stacks, floor levels, or orientations likely to offer superior value or appreciation potential at Fourth Avenue Residences?

Unit value at Fourth Avenue Residences is influenced by orientation, floor level, and stack positioning, with factors varying by individual preference and investment objectives. Lower-floor units typically command modest discounts reflecting reduced privacy and natural light, yet may prove attractive for elderly residents or those prioritising accessibility; higher floors generally attract premiums for enhanced views and privacy, though marginal value differences may not justify material price increases. North-south-facing units typically command modestly higher rental demand due to consistent natural light and temperature stability compared to east-west exposures. Mid-stack positioning often optimises value equilibrium, offering adequate elevation and privacy whilst avoiding extreme exposure premiums; sophisticated investors typically compare specific unit configurations against recent comparable transactions rather than relying on generalised rules.

What is the future supply pipeline in this district, and how might new launches impact Fourth Avenue Residences' value?

The Orchard and Sixth Avenue precinct has experienced limited new supply in recent years, with most development potential concentrated in conservation-adjacent sites or existing building redevelopment opportunities. Fourth Avenue Residences' established location and mature neighbourhood positioning suggest limited direct competition from imminent new launches, though broader market-wide supply additions influence cyclical pricing pressure across the district. The maturity of this precinct and scarcity of available development land support longer-term value retention compared to newer, supply-abundant districts; however, prospective buyers should monitor broader market supply pipelines and economic conditions affecting residential demand cycles. Generally, limited new supply in established, MRT-connected precincts supports capital stability over 10-20-year horizons, though purchasers should remain cognisant of broader market cycles rather than assuming perpetual appreciation.

What are the practical considerations for renting out a unit at Fourth Avenue Residences, and what tenant profiles should investors expect?

The compact unit sizes and MRT-adjacent location make Fourth Avenue Residences particularly attractive to young professionals, expatriate workers, and shorter-term renters prioritising transport accessibility over dwelling size. Investor-owners should expect tenant demographics skewing toward employed individuals aged 25-40, often working in central business districts or supporting industries; such tenants typically value proximity to MRT stations, dining, and urban convenience over amenity-rich common facilities. Rental demand remains relatively consistent across economic cycles given the working-professional target demographic and lower absolute rent requirements compared to larger units in premium developments. Investors should implement robust tenant-screening and property-maintenance protocols to ensure sustainable yields; professional property management services can streamline tenant acquisition, rent collection, and maintenance coordination, though this reduces net yields by approximately 5-8% depending on service levels.

Fourth Avenue Residences — From S$1M