Type

Units

Min Area

Price Range

1 BR

527 sqft

From S$1.1XM

2 BR

657 sqft

From S$1.6XM

4+ BR

1496 sqft

From S$3.5XM

Property Highlights

4-bedroom, 3-bathroom property spanning 1,496 sqft in established south Singapore location
Positioned at S$3.5 million with convenient 15-minute access to Cantonment MRT Station
Contemporary condominium living in sought-after Silat Avenue precinct with strong capital growth potential
Spacious 1,496 sqft layout provides excellent configuration for families or multi-generational living
South Singapore location benefits from developed infrastructure and proximity to business hubs

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500139320

Avenue South Residence: A Premium Four-Bedroom Residence in Singapore's Vibrant South Zone

Avenue South Residence represents a compelling acquisition opportunity within Singapore's dynamic southern corridor. This 4-bedroom, 3-bathroom condominium, positioned at S$3.5 million, occupies an enviable setting at 13 Silat Avenue, combining metropolitan convenience with established neighbourhood character. The 1,496 sqft interior offers thoughtful spatial planning, accommodating modern family living standards whilst maintaining functional flow across premium living areas.

Silat Avenue has established itself as a residential destination of substance, situated within a 15-minute radius of Cantonment MRT Station—approximately 1.2 kilometres away. This proximity to the Circle Line network anchors the property within Singapore's wider transport ecosystem, enabling straightforward connectivity to the financial district, lifestyle precincts, and emerging mixed-use developments across the island. The established nature of this locality ensures stabilised property values and consistent rental demand characteristics.

Property Configuration and Spatial Design

The 1,496 sqft footprint accommodates four distinct bedrooms alongside three modern bathrooms, a configuration particularly suited to families seeking upgrade properties or downsizers requiring guest accommodation capacity. This spatial arrangement typically incorporates a generous living and dining continuum, dedicated kitchen facilities, and peripheral utility spaces—hallmarks of contemporary condominium design standards in Singapore's private residential sector. Such dimensioning positions the property within the premium family-oriented segment, distinguishing it from smaller unit typologies that dominate entry-level market activity.

The three-bathroom provision reflects contemporary expectations for residential comfort, permitting simultaneous usage during peak household periods and accommodating visiting guests without compromise to daily convenience. Properties featuring this bedroom-to-bathroom ratio demonstrate stronger appeal across demographic segments, from young families with children to affluent professionals maintaining satellite accommodation within the city.

Location Context and Transport Connectivity

Cantonment MRT Station, situated 1.2 kilometres distant, provides direct Circle Line access to multiple strategic nodes throughout Singapore's urban matrix. This connectivity delivers particular advantage to residents employed within the CBD's financial and corporate zones, substantially reducing commute friction and supporting residential yield profiles for investor purchasers. The fifteen-minute transit window positions Avenue South Residence within the premium accessibility tier—far superior to isolated residential enclaves whilst maintaining sufficient distance to avoid transport-corridor noise and disruption.

The Silat Avenue locality itself has undergone gradual maturation, with neighbouring precincts developing complementary retail, dining, and professional service infrastructure. This evolutionary trajectory indicates ongoing capital appreciation potential, as the district consolidates its position within Singapore's broader residential hierarchy. Properties positioned during such growth phases typically experience enhanced valuation momentum relative to fully-matured, commoditised zones.

Investment and Ownership Perspectives

Prospective purchasers evaluating Avenue South Residence should assess their acquisition objectives against current market dynamics. The S$3.5 million entry point positions the property within Singapore's high-net-worth residential segment, typically requiring substantial equity deployment or sophisticated financing structures. The 1,496 sqft dimension translates to approximately S$2,339 per square foot—a metric permitting direct comparison against comparable transactions within the South Singapore corridor and enabling informed valuation assessment.

For owner-occupiers, the configuration supports multi-year residential tenure with minimal functional obsolescence risk. Families considering long-term establishment within the Silat Avenue precinct will find the accommodation standards consistent with contemporary expectations, whilst the MRT proximity facilitates professional mobility across the island. The three-bathroom provision proves particularly valuable for owner-occupied scenarios, reducing daily household friction and supporting property longevity in family-focused ownership profiles.

Investor purchasers should examine rental demand characteristics within the south Singapore sector, particularly considering tenant demographics attracted to this locality. Four-bedroom properties typically command premium rental positioning relative to smaller units, though achievable yields remain dependent upon local supply-demand equilibrium and broader economic conditions affecting expatriate relocation patterns. The established nature of Silat Avenue suggests stable—rather than spectacular—yield trajectories, though capital appreciation potential warrants serious consideration within longer-term investment frameworks.

Market Positioning and Competitive Context

The S$3.5 million valuation reflects current market sentiment regarding four-bedroom properties in established southern locations. This price positioning should be contextualised against comparable recent transactions within the immediate district, as transaction evidence forms the foundation for informed purchasing decisions. Properties of equivalent specification, bedroom configuration, and transport accessibility will have established local benchmark pricing, enabling prospective buyers to evaluate whether Avenue South Residence represents fair value or command a premium reflective of superior location or design qualities.

The condominium sector within south Singapore encompasses multiple competing developments at various price tiers and design philosophies. Some contemporaries may offer enhanced amenity propositions or superior architectural expression, whilst others occupy less convenient locations relative to established transport nodes. Systematic comparison across these competitive offerings ensures purchasers understand their relative value proposition and acquisition rationale within the broader property marketplace.

Practical Acquisition Considerations

Prospective purchasers should anticipate standard due diligence obligations including title verification, structural inspection, and professional valuation assessment. The S$3.5 million acquisition value will trigger Additional Buyer's Stamp Duty obligations for non-first-time purchasers or investors acquiring additional properties, substantially impacting total acquisition costs and requiring careful financial structuring beforehand. Financing institutions will typically impose loan-to-value limitations on properties at this valuation tier, necessitating material equity deployment from purchasers—particularly important for investor participants managing multi-property portfolios.

The tenure structure—whether leasehold or freehold—requires explicit verification, as this distinction fundamentally affects long-term capital preservation and refinancing accessibility. Leasehold properties in Singapore typically demonstrate lease-decay dynamics in later tenure years, creating future valuation pressures that astute purchasers should model into their acquisition calculus. Professional legal advice remains essential to understand all tenure implications and any encumbrances affecting the property title.

Conclusion

Avenue South Residence at 13 Silat Avenue presents a substantial residential asset within Singapore's competitive private condominium landscape. The 4-bedroom, 3-bathroom configuration spanning 1,496 sqft at S$3.5 million represents a meaningful acquisition for families, affluent owner-occupiers, and sophisticated investors evaluating south Singapore property positioning. The Cantonment MRT proximity, established locality infrastructure, and spatial dimensioning collectively support both long-term residential enjoyment and measurable capital appreciation potential. Prospective purchasers should engage professional advisors and conduct systematic market comparisons before proceeding with acquisition discussions.

Common Facilities

24 hours securityCar parkClubhouseGymnasium room

In-Unit Amenities

Air conditionerBalconyBasic lightsCovered car parking

Frequently Asked Questions

What estimated rental yield might this property generate if purchased as an investment?

Based on current market conditions for 4-bedroom properties in the south Singapore precinct, estimated gross yields typically range between 2.5–3.2% annually, depending on tenant profile and lease terms. Avenue South Residence's proximity to Cantonment MRT Station enhances rental appeal for expatriate and professional demographics seeking transport-accessible family accommodation. However, net yields must account for property taxes, maintenance contributions, insurance, and vacancy periods—typically reducing effective returns by 20–30% from gross figures. Investors should conduct direct rental surveys with local agents to establish achievable market rents for comparable furnished and unfurnished 4-bedroom units within a 500-metre radius, as local rental dynamics fluctuate according to expatriate deployment patterns and economic cycles.

How does the S$3.5M price compare to recent per-square-foot transactions in this area?

At S$3.5 million for 1,496 sqft, Avenue South Residence reflects a per-square-foot valuation of approximately S$2,339—positioning it within the established upper-middle band for south Singapore condominium properties. Recent comparable transactions in the Silat Avenue and immediate surrounding precincts have generally transacted between S$2,100–S$2,600 per sqft for 4-bedroom properties of similar vintage and specifications, suggesting this property sits within anticipated market parameters. However, pricing is influenced by unit-specific factors including floor level, view orientation, kitchen specifications, and bathroom finishes—variables that can justify premium or discount positioning relative to the stated valuation. Purchasers should request agent market reports documenting actual transaction evidence from the past 6–12 months to contextualise this specific property against documented market pricing.

What are the Additional Buyer's Stamp Duty implications at this S$3.5M price point?

For non-first-time property buyers or investors purchasing additional properties, Additional Buyer's Stamp Duty (ABSD) in Singapore applies progressively on this S$3.5 million acquisition. Whilst rates vary according to citizenship status and whether the property is held jointly, typical ABSD liability for Singapore citizen investors purchasing a second property would approximate S$280,000–S$350,000—approximately 8–10% of purchase value depending on precise rate bands and holding structure. This substantial additional cost fundamentally alters total acquisition expenditure and financing requirements, necessitating careful pre-purchase financial modelling. Non-citizen foreign investors face higher ABSD rates (typically 15–20%), rendering property ownership substantially more capital-intensive—considerations that should feature prominently in investment thesis evaluation before committing to acquisition discussions.

What are the lease decay risks if this property is leasehold, and how will this affect future resale value?

Leasehold property decay in Singapore represents a critical long-term valuation consideration, particularly for S$3.5 million acquisitions intended for multi-decade tenure or eventual resale. As the lease term diminishes below 80 years, financing institutions progressively restrict loan-to-value ratios, effectively reducing purchaser pools and depressing achievable selling prices. Properties approaching the 60-year lease threshold experience accelerated valuation decline—often losing 10–15% of value within five-year periods as buyers prioritise longer-lease alternatives. Should Avenue South Residence carry a leasehold structure, prospective purchasers must explicitly verify remaining lease tenure from the Land Titles Registry and model valuation trajectories accordingly. Freehold properties eliminate this depreciation mechanism entirely, justifying potential premium positioning—an important distinction requiring immediate clarification during the property due diligence phase.

How does proximity to Cantonment MRT Station influence long-term demand and capital appreciation?

MRT accessibility represents one of the most powerful variables affecting long-term property demand and capital appreciation in Singapore—properties within 800 metres of major stations typically command 8–15% valuation premiums relative to non-MRT-adjacent properties. Avenue South Residence's 1.2-kilometre distance to Cantonment MRT (approximately 15-minute walking or 3-minute cycling) positions it within this premium accessibility corridor, supporting sustained rental demand and capital growth momentum. As Singapore's transport network continues expanding and the Circle Line matures, MRT-adjacent properties disproportionately benefit from enhanced connectivity and evolving user demographics—factors historically driving above-inflation price appreciation. Prospective purchasers should recognise the Circle Line as a foundational infrastructure asset that will likely underpin regional capital values across multiple market cycles, making this accessibility feature a strategic long-term asset within any property portfolio.

Is this property suitable for different buyer profiles—HNW individuals, upgraders, first-timers, and investors?

Avenue South Residence demonstrates particular suitability for upgrader profiles—established homeowners transitioning from smaller 2–3 bedroom properties into larger family configurations with enhanced amenity expectations. High-net-worth individuals seeking pragmatic residential investments rather than trophy properties will appreciate the balanced valuation and established locality character without the speculative premium associated with emerging developments. First-time buyers, however, will typically find the S$3.5 million entry point prohibitive unless possessing substantial accumulated equity or inheritance wealth—standard first-time buyer profiles operate within significantly lower price bands. Investor purchasers will view the property as a stable income-generating asset within an established precinct, though capital appreciation potential remains moderate rather than exceptional due to the mature locality status. This segmented suitability profile reflects the property's positioning as a premium family-oriented asset targeting specific demographic cohorts rather than serving a broad mass-market audience.

What financing headroom and TDSR implications exist at the S$3.5M price point?

Total Debt Service Ratio (TDSR) regulations in Singapore limit mortgage servicing costs to 60% of gross monthly income, imposing substantial earning requirements for S$3.5 million property acquisitions. Securing a 75% loan-to-value mortgage (S$2.625 million) over a standard 25-year term necessitates monthly servicing of approximately S$12,500–S$14,000 depending on prevailing interest rates. This servicing requirement implies minimum monthly household income of approximately S$21,000–S$23,000 (based on 60% TDSR ceiling)—annual equivalent of S$252,000–S$276,000. Purchasers falling below these income thresholds must either deploy substantial additional equity (reducing loan requirements) or consider properties at lower absolute valuation tiers. Sophisticated purchasers managing multi-property portfolios should model existing property debt obligations into TDSR calculations, as previous mortgage liabilities reduce available servicing capacity for this acquisition—potentially necessitating 80–90% equity deployment in some circumstances.

How does Avenue South Residence compare to nearby competing developments in the south Singapore sector?

The south Singapore condominium landscape encompasses numerous competing developments operating across distinct market segments. Established properties in immediate proximity may offer comparable or superior amenity provision, contemporary design, or enhanced transport accessibility—variables requiring systematic evaluation through on-site inspections and detailed specification comparison. Newer developments elsewhere in the broader south region may incorporate contemporary architectural expression and premium finishing standards that exceed older building typologies, potentially justifying comparable or slightly elevated pricing. Conversely, Avenue South Residence's established status may offer superior structural longevity and proven maintenance track records relative to recently completed projects still navigating initial operational phases. Prospective purchasers should compile a shortlist of 4–5 competing properties representing various points on the valuation spectrum, conduct structured on-site inspections, and document specification differences systematically—enabling informed evaluation of whether this property represents optimal value relative to identified alternatives.

Which unit stack or floor level within this property typically represents the best value proposition?

Within condominium developments, valuation premiums typically correlate with floor level, with higher storeys commanding 2–4% premiums per additional storey due to enhanced views, natural light, and reduced noise exposure. However, middle-stack units (approximately floors 5–12) frequently offer superior value—enjoying elevation benefits without the maximum premiums commanded by penthouses or top-tier units. Lower-level units may experience marginal pricing discounts (3–8%) reflecting reduced views and higher ambient noise from neighbouring precincts, potentially justifying consideration by pragmatic purchasers prioritising functionality over prestige positioning. Within Avenue South Residence specifically, prospective buyers should request floor plans illustrating orientation relative to major roads, neighbouring developments, and prevailing wind patterns—factors materially affecting long-term livability satisfaction. Units facing internal courtyards or quieter precincts may offer superior acoustic environments despite occupying lower storeys, potentially representing better overall value than higher-level units facing external noise sources.

What future supply pipeline developments exist in this district that might affect property valuations?

Future property supply in the south Singapore corridor should be monitored as potential headwinds or tailwinds affecting Avenue South Residence's long-term valuation trajectory. Government land sales, pipeline housing approvals, and emerging mixed-use developments in the district will influence medium-term supply-demand equilibrium and thereby achievement pricing for existing stock. Conversely, infrastructure investments such as transport upgrades or major commercial precinct development adjacent to the area will likely create favourable valuation dynamics by enhancing locality desirability and accessibility metrics. Prospective purchasers should consult Urban Redevelopment Authority development plans, Housing and Development Board announcements, and private developer pipeline reports to assess whether major new supply additions within the Silat Avenue precinct are anticipated within the next 5–10 years. Localities characterised by constrained future supply typically demonstrate superior capital appreciation potential, whilst precincts facing substantial new completions may experience moderate valuation growth as supply abundance dampens price escalation dynamics historically observed in supply-constrained environments.

Avenue South Residence 4BR S$3.5M Silat Avenue Condo