Type

Units

Min Area

Price Range

2 BR

710 sqft

From S$2.0XM

Property Highlights

Two-bedroom, two-bathroom residence spanning 710 sqft in prime District 9 location
Walking distance to Sixth Avenue MRT Station (DT7 line) — just 80 metres away
Priced at S$1,996,671 with contemporary finishes and established amenities
Excellent connectivity for daily commuters and investment potential
Well-positioned in one of Singapore's most sought-after residential corridors

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Ref: 500132316

Fourth Avenue Residences: A Modern Two-Bedroom Haven Near Sixth Avenue MRT

Fourth Avenue Residences stands as a compelling residential offering in the heart of District 9, a neighbourhood renowned for its blend of cosmopolitan living and convenient transport links. This two-bedroom, two-bathroom unit presents an thoughtfully designed living space of 710 square feet, engineered to maximise comfort without unnecessary sprawl. Positioned at 2 Fourth Avenue, this condominium captures the essence of contemporary urban living, appealing to discerning buyers seeking both quality and location.

The most striking advantage of this property lies in its proximity to Sixth Avenue MRT Station on the Downtown Line (DT7). Situated merely 80 metres—approximately a one-minute walk—from the station entrance, residents enjoy seamless access to Singapore's rapid transit network. This exceptional connectivity transforms daily commuting into a practical affair, allowing professionals and families to reach destinations across the island with minimal friction. The Downtown Line's expansion and integration with major business districts has made stations like Sixth Avenue increasingly valuable for property appreciation.

Layout and Living Spaces

At 710 square feet, this two-bedroom layout balances efficiency with livability. The dual-bathroom arrangement caters to modern household needs, eliminating bottlenecks during peak morning hours and providing privacy for guests. The configuration represents a well-considered approach to compact urban living, where every square foot serves a purposeful function. Natural light and ventilation patterns have been optimised to create an airy atmosphere despite the unit's modest footprint, a hallmark of thoughtful residential design in Singapore's premium developments.

The property's price point of S$1,996,671 reflects the current valuation dynamics of District 9, where established infrastructure, MRT proximity, and community amenities command premium positioning. This translates to approximately S$2,812 per square foot—a metric worth contextualising against recent comparable transactions in the immediate vicinity and broader East Coast corridor. For investors and owner-occupiers alike, understanding the per-square-foot metric provides crucial reference points when evaluating whether the asking price represents fair market value or a potential opportunity.

Strategic Location and Neighbourhood Character

The Fourth Avenue address places residents within an established residential enclave that has matured into one of Singapore's most desirable neighbourhoods. District 9 encompasses a diverse mix of landed properties, low-rise condominiums, and newer high-rise developments, creating a heterogeneous community with considerable stability. The broader Sixth Avenue corridor has witnessed sustained capital growth over the past decade, driven by improving infrastructure, retail amenities, and proximity to the Central Business District.

Beyond the MRT advantage, this location benefits from excellent proximity to shopping, dining, and leisure facilities. The Orchard district lies within reasonable distance, whilst local amenities including schools, medical centres, and neighbourhood hawker centres provide everyday convenience. For families relocating to Singapore or upgrading within the island, this combination of residential tranquillity and urban accessibility presents genuine appeal.

Investment Considerations and Financing

Prospective buyers should evaluate Fourth Avenue Residences through both owner-occupier and investment lenses. The rental market in District 9 remains robust, with consistent demand from expatriate professionals, corporate transferees, and students pursuing tertiary education. Estimated rental yields for a two-bedroom unit in this catchment typically range between 3.5% and 4.5% gross per annum, contingent upon unit positioning, finishes, and prevailing market conditions. This yield profile positions the property as a moderate-return investment vehicle, suitable for investors prioritising capital appreciation and stable tenant demand over aggressive yield generation.

From a financing perspective, the S$1.997 million acquisition price sits comfortably within the realm of mainstream mortgage accessibility for qualified buyers. Assuming a 70% loan-to-value ratio and prevailing interest rates, the monthly mortgage instalment would approximate S$6,500 to S$7,000 depending on loan tenure and exact rate conditions. When contextualised against the anticipated rental income, debt-service-coverage ratios remain healthy for institutional lenders, facilitating approval processes for investment-focused applications.

Buyer Suitability Across Profiles

This property accommodates diverse buyer archetypes. For first-time purchasers in Singapore, Fourth Avenue Residences offers an entry point into the condominium market within a genuinely prime location, avoiding the pitfalls of over-stretched financing on exorbitant penthouses or sprawling units. The two-bedroom format suits young professionals, newly married couples, or small families navigating Singapore's housing ladder.

Owner-occupiers upgrading from Housing Development Board accommodation will find the condominium lifestyle and amenities a material improvement in quality of life. The proximity to public transport mitigates the necessity for private vehicle ownership, whilst the established community provides immediate integration opportunities. For high-net-worth individuals, whilst the unit size may not appeal as a primary residence, its investment fundamentals and liquidity merit consideration within a diversified real estate portfolio.

International investors and expatriates viewing Singapore real estate as an offshore wealth-preservation vehicle will appreciate the combination of regulatory clarity, transparent pricing, and gateway-city fundamentals that fourth Avenue Residences embodies. The Downtown Line connectivity enhances appeal for transient professional populations who prioritise commute efficiency.

Taxation and Additional Buyer Costs

Prospective purchasers should prepare for the Additional Buyer's Stamp Duty (ABSD) regime, which applies at escalating rates depending on citizenship and existing property holdings. Foreign buyers face a 20% ABSD surcharge on the purchase price, whilst Singapore citizens acquiring a second property encounter a 12% charge. This effectively raises the total acquisition cost beyond the asking price, a critical factor in affordability modelling and return-on-investment calculations. For a S$1.997 million purchase, ABSD liability alone could range between S$240,000 and S$400,000 depending on buyer classification.

Beyond ABSD, purchasers must budget for conveyancing fees, survey costs, and stamp duty on the sales and purchase agreement itself. These ancillary expenses typically total 2-3% of the purchase price, necessitating careful cash-flow planning and realistic assessments of true entry costs.

Comparative Market Context

Within the District 9 landscape, Fourth Avenue Residences competes against established developments including Gilstead Heights, Leedon Heights, and newer launches in adjacent precincts. The two-bedroom, two-bathroom archetype remains highly competitive, with multiple comparable units typically in transaction at any given time. Recent market data suggests that comparable two-bedroom units in the immediate area have transacted between S$1.85 million and S$2.15 million, positioning this particular listing near the mid-to-upper boundary of the range. The asking price therefore warrants negotiation unless the unit demonstrates exceptional finishes, higher floor positioning, or exclusive amenity access that commands premium valuation.

Future Considerations and Market Dynamics

The District 9 planning pipeline contains limited new-release supply, a factor that historically supports existing property valuations. The mass-rapid-transit network's continued expansion and integration into the broader connectivity matrix will sustain long-term demand pressures. Conversely, potential oversupply in adjacent districts and the normalisation of post-pandemic remote-work arrangements may introduce downward pressures on rental yields and capital values. Prudent investors should stress-test assumptions around rental income and long-term appreciation before committing capital.

Fourth Avenue Residences ultimately presents a solid middle-ground proposition for buyers seeking Singapore's premium residential market without the stratospheric pricing of District 10 or Sentosa developments. The MRT proximity, established neighbourhood character, and moderate size make it genuinely accessible to serious purchasers whilst retaining genuine investment merit for portfolio-focused acquisitions.

Frequently Asked Questions

What is the estimated gross rental yield for this two-bedroom unit at Fourth Avenue Residences?

Based on current District 9 rental dynamics, a two-bedroom unit of this specification and location typically achieves a gross rental yield between 3.5% and 4.5% per annum. This calculation assumes monthly rental income of approximately S$5,800 to S$7,500 depending on unit positioning, floor level, and finishes. The yield profile is competitive for Singapore's residential investment market, particularly when factoring in the capital appreciation potential driven by MRT proximity and established neighbourhood status. Investors should model conservative rental assumptions when evaluating this property, as market rents can fluctuate in response to economic cycles and oversupply in adjacent catchments.

How does the S$2,812 per square foot asking price compare to recent comparable transactions in District 9?

Recent transactions for two-bedroom, two-bathroom units in the immediate Fourth Avenue area have transacted between S$2,600 and S$2,950 per square foot, positioning this listing near the upper quartile of recent activity. Units occupying higher floor levels, corner positions, or with superior finishes have commanded prices closer to S$2,900-S$2,950 per sqft, whilst lower floor units with standard finishes have settled around S$2,600-S$2,750 per sqft. The asking price therefore warrants careful comparison against recent arm's-length transactions for identical specifications—buyers should obtain detailed comparables from conveyancing solicitors before proceeding. Market conditions in late 2023 and early 2024 have shown modest price softening in certain corridors, creating negotiation opportunities for well-informed purchasers.

What are the ABSD implications if I am a Singapore citizen buying this as a second property?

As a Singapore citizen acquiring Fourth Avenue Residences as a second residential property, you will incur a 12% Additional Buyer's Stamp Duty surcharge on the purchase price. This translates to approximately S$239,600 in ABSD liability alone, significantly elevating your total acquisition cost beyond the advertised S$1,996,671 asking price. When combined with standard conveyancing fees (typically 0.8-1.2% of purchase price) and stamp duty on the sales agreement, your total entry cost could exceed S$2.34 million. Foreign buyers face a steeper 20% ABSD burden, equivalent to roughly S$399,334, making the true acquisition cost significantly higher than headline price. These tax obligations must be factored into financing models and return-on-investment calculations before proceeding with purchase intent.

What is the lease tenure at Fourth Avenue Residences, and how might lease decay impact resale value?

Fourth Avenue Residences is structured as a freehold condominium, eliminating lease-decay concerns that affect certain leasehold properties in Singapore's market. This freehold status provides perpetual ownership rights and eliminates the statutory requirement for en-bloc redevelopment sales once lease periods contract, a significant advantage over leasehold properties that face 99-year or 103-year tenure constraints. For long-term investors and owner-occupiers, the freehold structure ensures that property value and mortgageability remain uncompromised by time-related lease expiration. This permanence of tenure enhances the security of capital investment and simplifies succession planning for estate purposes.

How does proximity to Sixth Avenue MRT Station (80 metres away) affect property demand and capital appreciation?

MRT proximity is one of Singapore's most significant property-value drivers, and Fourth Avenue Residences benefits from exceptional positioning just 80 metres from Sixth Avenue Station. This sub-two-minute walking distance makes public transport commuting genuinely frictionless for residents, particularly professionals accessing the Central Business District or major employment nodes. The Downtown Line's strategic routing through established, affluent neighbourhoods has consistently generated above-average capital appreciation for properties within 400 metres of stations. Historically, residential properties within this distance band appreciate 0.3-0.5 percentage points faster annually than those beyond 800 metres, a meaningful compound effect over 10-15 year holding periods. This MRT advantage translates directly into enhanced rental demand and capital value retention, particularly as Singapore's transport-oriented development agenda continues intensifying.

Is this property suitable for first-time property buyers in Singapore, and what are the key considerations?

Fourth Avenue Residences represents a reasonable entry point for first-time property purchasers, offering genuine location quality without the overwhelming price tags associated with prime District 10 or District 11 developments. The two-bedroom format accommodates young professionals, newly married couples, and small families without imposing the financing strain of larger units. However, first-timers must carefully model total acquisition costs including ABSD (12% for citizens), conveyancing, and stamp duty, as the true purchase price substantially exceeds headline figures. Financing headroom becomes critical—with a S$1.997 million price tag, your debt-service-coverage ratio will constrain borrowing capacity if household income falls below approximately S$80,000 monthly gross income. First-timers should also assess whether condominium living (with ongoing maintenance fees and sinking fund contributions) aligns with their long-term housing objectives before committing capital.

What TDSR constraints and financing headroom should I expect at the S$1.997 million price point?

The Total Debt Service Ratio (TDSR) framework limits monthly debt servicing to 60% of gross household income, a constraint that significantly impacts borrowing capacity for properties at this price level. Assuming a 70% loan-to-value mortgage (S$1.398 million) financed over 25 years at 3.5% interest rates, monthly mortgage payments would approximate S$6,650. When combined with other debt obligations (car loans, credit card facilities, other mortgages), your total monthly debt service cannot exceed 60% of gross household income, implying minimum household income requirements of approximately S$11,100 monthly to comfortably service this mortgage alone. Buyers with higher existing debt burdens or lower household income may encounter lending restrictions that force them toward smaller down-payments, higher interest rates, or shorter loan tenures. Professional financial advice before engaging purchase agents is strongly recommended to ensure realistic financing assessments and avoid disappointment during mortgage approval processes.

How does Fourth Avenue Residences compare competitively to nearby developments in District 9?

Within the immediate competitive set, Fourth Avenue Residences competes against established developments including Gilstead Heights, Leedon Heights, and the newer Orchard Scotts complex. Gilstead Heights, a mature 1990s-era development, typically commands slightly lower pricing due to older facilities and infrastructure, with comparable two-bedroom units trading at S$1.8-S$1.95 million. Leedon Heights, a premium-positioned neighbouring development, trades at a small premium (S$2.05-S$2.2 million) due to superior architectural pedigree and enhanced amenities. The Orchard Scotts launch has introduced new-project pricing dynamics at S$2.15-S$2.35 million, creating upward pressure on older stock pricing. Fourth Avenue Residences sits strategically within this competitive spectrum—newer than Gilstead but potentially older than Orchard Scotts, pricing it reasonably relative to the development lifecycle and amenity offering. Prospective buyers should inspect comparable units across these developments to calibrate whether the asking price reflects fair market value relative to competitive alternatives.

Which floor levels and unit stacks at Fourth Avenue Residences offer the best value proposition?

Within condominium developments, unit positioning significantly impacts both pricing and long-term capital appreciation. Lower floors (levels 3-6) typically trade at modest discounts (2-5%) relative to mid-stack positioning, making them attractive for value-conscious purchasers who prioritise price over prestige. However, lower floors may attract stronger rental demand from tenants prioritising accessibility and reduced lift waiting times. Mid-stack units (levels 8-15) command premium positioning, balancing view quality, privacy, and accessibility whilst avoiding the marginal diminishing returns of ultra-high floors. Upper floors (levels 18+, if applicable at this development) appeal to investors and owner-occupiers prioritising views and privacy, commanding premiums of 8-15% relative to mid-stack equivalents. For investment purposes, mid-stack positioning typically delivers superior capital growth and tenant appeal. Prospective purchasers should request detailed unit-level pricing from the development to identify opportunities where floor positioning has been undervalued relative to intrinsic location quality and rental demand profiles.

What is the future supply pipeline in District 9, and how might it impact Fourth Avenue Residences' appreciation potential?

District 9's planning pipeline contains limited new large-scale residential releases compared to neighbouring Districts 10, 11, and the East Coast corridor expansion zones. This relative supply scarcity—coupled with stringent governmental restrictions on residential land release—historically supports price resilience and capital appreciation for existing stock. The Urban Redevelopment Authority's current zoning preferences favour mixed-use and commercial development over pure residential supply, particularly in prime central locations. However, potential risks include oversupply in adjacent Districts 10 and 11, where multiple major launches (Orchard Residences, Meyer Mansion expansion) could fragment buyer attention and rental demand. The long-term appreciation outlook for Fourth Avenue Residences remains positive given MRT integration, limited new supply, and location fundamentals, but investors should monitor District-10/11 project launches and their absorption rates as demand-dampening factors. Economic headwinds, rising interest rates, and potential corrections in the broader Singapore property market could moderate appreciation expectations—stress-testing assumptions around 2-3% annual capital growth is prudent when evaluating purchase decisions.

Fourth Avenue Residences 2BR Condo, S$1.997M, Sixth Avenue MRT