Type

Units

Min Area

Price Range

1 BR

527 sqft

From S$1.2XM

2 BR

657 sqft

S$1.3XM – S$1.6XM

4+ BR

1496 sqft

From S$3.3XM

Property Highlights

Strategically positioned 721 sqft two-bedroom unit priced at S$1,650,000 in a mature residential precinct
Situated just 1.18 km from Cantonment MRT Station (CC31), offering convenient connectivity to the wider island
Mature condominium development in the Bukit Merah vicinity with established community infrastructure and amenities
Balanced configuration delivers practical living space suitable for both owner-occupiers and investment-focused buyers
Strong accessibility to employment hubs and lifestyle destinations across Singapore's central and western zones

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Ref: 500147064

Avenue South Residence: Prime Silat Avenue Living Near Cantonment MRT

Avenue South Residence presents an exceptional opportunity for discerning buyers seeking a well-positioned two-bedroom condominium in Singapore's central corridor. Located at 11 Silat Avenue, this 721 square-foot property sits within a mature residential enclave that has proven its enduring appeal to both owner-occupiers and investment-minded purchasers. Priced at S$1,650,000, the unit delivers compelling value within its locality whilst maintaining proximity to essential transport infrastructure and established community amenities.

Location and Connectivity

The address along Silat Avenue places this residence within easy reach of Cantonment MRT Station (CC31), accessible via a straightforward 1.18 kilometre journey that typically takes around 14 minutes by foot or a brief vehicular commute. This proximity to the Circle Line node substantially enhances the property's appeal for commuters needing swift access to the downtown core, Outram, and the wider eastern reaches of Singapore. The location further benefits from its positioning near established shopping facilities, dining options, and recreational spaces that characterise this long-established residential zone.

Unit Configuration and Living Space

The two-bedroom, two-bathroom layout occupies 721 square feet, representing a functional arrangement that maximises usable floor space without excessive wasted corridors. This configuration appeals strongly to young professionals, small families, and upgraders transitioning from smaller units, as it provides genuine separation between sleeping quarters whilst maintaining a cohesive overall footprint. The presence of two full bathrooms ensures practical convenience, particularly important in dual-income households or where guests require independent facilities. This sensible spatial distribution has proven its rental appeal and owner-occupier desirability over successive property cycles.

Development Standing and Amenities

As an established condominium project, Avenue South Residence benefits from the infrastructure and community character typical of mature residential developments. Properties within such established schemes generally attract a stable tenant base and consistent buyer interest, underpinned by proven management systems and established resident networks. The development's position within the Bukit Merah precinct places it alongside complementary residential offerings, creating a coherent neighbourhood identity that has sustained property values through multiple market cycles.

Investment and Owner-Occupier Appeal

This property suits multiple buyer profiles distinctly. For owner-occupiers seeking a Central location without the density or premium associated with high-rise downtown towers, the Silat Avenue address offers genuine lifestyle benefits—a more intimate residential setting with practical MRT connectivity and established neighbourhood character. For investors, the unit's two-bedroom configuration remains perennially popular within Singapore's rental market, particularly among expatriate families and young local professionals requiring move-in ready accommodation. The proximity to Cantonment Station enhances tenant appeal by eliminating lengthy commutes to financial district employment.

Pricing and Market Position

At S$1,650,000, the property reflects pricing consistent with comparable units within the Silat Avenue corridor and neighbouring Bukit Merah developments of similar vintage and specification. Recent transactions in this locality have established per-square-foot rates that this listing aligns with appropriately, suggesting fair valuation relative to the broader Outram and Central Region residential market. The asking price positions the property within reach of upgraders seeking lateral moves within their preferred zone, as well as investors eyeing steady-state assets with established tenant demand profiles.

Leasehold Considerations

As with all properties in this locality, lease tenure represents a material consideration for long-term owners. The current lease condition directly influences future resale demand and capital preservation, with units boasting longer unexpired terms naturally commanding sustained buyer interest and maintaining value trajectories more effectively. Prospective purchasers should verify the precise remaining lease period and factor any anticipated lease decay implications into their acquisition and hold strategies, ensuring alignment with personal investment timelines and eventual exit requirements.

Transport and Appreciation Dynamics

The Cantonment MRT connection materially supports the property's capital appreciation potential and sustained demand dynamics. Proximity to rapid transit consistently emerges as the primary driver of residential property valuation across Singapore's market, and this unit's convenient station access positions it favourably within evolving commuter patterns. The Circle Line's ongoing network development and increased service frequency further strengthen the long-term appeal of properties within its immediate catchment, suggesting ongoing resilience in both rental and resale markets.

Financing and Buyer Suitability

Prospective purchasers should assess financing headroom carefully at this price point, particularly second-property buyers subject to Additional Buyer's Stamp Duty implications. TDSR constraints typically permit comfortable financing for most borrowers at this valuation, with standard loan tenure and disbursement profiles delivering manageable monthly commitments. First-time buyers may find this property an excellent entry point into owned real estate within a mature, well-serviced locality, whilst high-net-worth individuals may view it as a sensible addition to diversified property portfolios or as a strategic investment in a fundamentally sound residential location.

Market Outlook and Supply Considerations

The Central Region district encompasses only finite land availability for major new residential developments, suggesting relatively constrained future supply growth in established precincts like Bukit Merah. This structural scarcity supports ongoing demand for existing stock, particularly well-maintained units within recognisable developments. Buyers should feel confident that medium-term resale prospects remain robust, underpinned by limited competing new supply and consistent tenant interest in properties offering this combination of location, size, and neighbourhood amenities.

Frequently Asked Questions

What rental yield might I expect if I purchase this Avenue South Residence unit as an investment property?

Based on comparable two-bedroom units within the Silat Avenue and Bukit Merah locality achieving monthly rental rates between S$3,000 and S$3,500, the annual gross yield on a S$1,650,000 acquisition would range approximately 2.2 to 2.5 percent before accounting for property tax, maintenance fees, and landlord insurance. Actual yields depend significantly on individual lease terms, tenant profiles, and prevailing market conditions—expatriate families and young professionals seeking Cantonment Station proximity typically represent the prime tenant demographic for this unit size and location. Conservative investors should model yields at the lower end of this range whilst factoring 5-8 percent annual vacancy contingency, ensuring realistic cash-flow projections over their intended holding period.

How does the S$1.65M asking price compare to recent per-square-foot transactions in the Silat Avenue and Bukit Merah area?

Recent comparable transactions within the immediate locality typically settle between S$2,200 and S$2,450 per square foot for two-bedroom units in established developments, placing this property at approximately S$2,290 psf—positioning it within the realistic market midpoint for units of this configuration and vintage. Properties commanding lower psf rates generally reflect either unfavourable lease decay, extensive unit defects, or older development vintages with dated amenity packages, whereas premium transactions frequently correspond to higher-floor units with superior harbour views or refreshed interior specifications. The asking price therefore represents equitable valuation relative to genuine comparables, neither particularly discounted nor premium when contextualised against recent settlement activity in this established residential zone.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers acquiring this S$1.65M unit?

Second-property buyers remain liable for ABSD at rates commencing at 5 percent on the first S$180,000 of property value, escalating to 10 percent on amounts between S$180,001 and S$500,000, and thereafter 15 percent on any consideration exceeding S$500,000. For this S$1,650,000 acquisition, ABSD would total approximately S$187,500, representing a material additional cost atop legal fees, option fee, and disbursement expenses. This duty substantially elevates the effective purchase price and impacts overall financing requirements and cash-flow assumptions, making it essential that second-property investors carefully model complete acquisition costs including ABSD, legal fees, and stamp duty before committing to this purchase decision.

What lease decay risk should I consider, and how might diminishing lease term impact future resale value?

The resale appeal and capital value of any HDB or private residential property in Singapore deteriorates progressively as the unexpired lease term diminishes, with particularly pronounced impacts once leasehold periods fall below 60 years. Whilst Avenue South Residence is a private condominium rather than an HDB flat, the same fundamental market psychology applies—buyers increasingly discount properties as lease decay accelerates, and refinancing institutions apply stricter loan-to-value criteria to units with shorter remaining tenures. Prospective owners should verify the precise remaining lease period and calculate anticipated value erosion over their intended holding timeframe; a property with 80+ years unexpired presents minimal near-term decay concerns, whereas units approaching 70-year thresholds warrant more conservative capital appreciation assumptions and potentially shorter recommended hold horizons.

How does proximity to Cantonment MRT Station affect demand and long-term capital appreciation for this property?

MRT station proximity consistently emerges as the single most material driver of residential property demand and capital appreciation across Singapore, as it directly eliminates commuting friction for the island's transportation-constrained working population. Avenue South Residence's 1.18 kilometre proximity to Cantonment Station (CC31) positions it within the optimal 800-1,200 metre catchment radius where station access dramatically influences buyer decision-making and tenant desirability. Over medium to long-term cycles, properties within strong MRT catchments have demonstrated materially superior capital appreciation relative to otherwise comparable units positioned 2+ kilometres distant, with the Circle Line network's continued development and service intensification further reinforcing the structural value proposition of this particular location.

Which buyer profiles—HNW individuals, upgraders, first-timers, investors—find this property most suitable?

First-time buyers seeking entry into owned residential property within an established, well-serviced locality find compelling appeal in this unit's size, price point, and infrastructure access, whilst benefiting from more conservative leverage requirements and lower ABSD liability. Upgraders transitioning from smaller units into two-bedroom owner-occupied arrangements discover the Silat Avenue location balances convenience, neighbourhood character, and pricing accessibility better than downtown alternatives. Investor-focused purchasers appreciate the perennial rental demand for two-bedroom units amongst expatriate families and young professionals requiring Cantonment Station proximity, though expected yields remain moderate relative to riskier or more off-peak locations. High-net-worth individuals may view the property as a modest, uncomplicated addition to diversified real estate portfolios, though rarely as a primary wealth-concentration vehicle.

What TDSR headroom and financing capacity should purchasers anticipate at this S$1.65M price point?

At S$1,650,000 with standard 25-year mortgage tenure and prevailing interest rates, monthly loan repayments typically settle between S$7,500 and S$8,200 depending on precise financing structure and individual bank criteria. For purchasers with household incomes exceeding S$14,000 monthly, TDSR constraints (typically limiting total debt service to 60 percent of gross monthly income) pose minimal practical impediment to comfortable acquisition and financing approval. First-time buyers and upgraders within mainstream employment segments generally discover satisfactory financing headroom at this valuation, though second-property buyers should account for ABSD costs elevated overall capital requirements, potentially tightening available leverage and necessitating larger cash equity contributions than primary residence acquisitions at equivalent prices.

How does this property compare to nearby competing developments in the Bukit Merah and Outram precinct?

Competing developments within the broader Bukit Merah and Outram locality—including established schemes of similar vintage and configuration—typically command S$1,600,000 to S$1,750,000 price ranges for comparable two-bedroom units, positioning Avenue South Residence within the realistic competitive bandwidth rather than at particular discount or premium. Developments with refreshed amenity packages, newer vintage, or marginal superior station proximity occasionally command incremental premiums of 5-8 percent, whereas older schemes or those positioned 1.5+ kilometres from rapid transit typically trade at modest discounts. The specific comparison ultimately depends on granular factors including individual floor levels, exact lease tenure, interior condition, and amenity quality, making unit-specific due diligence essential rather than presuming neighbourhood-wide fungibility.

Which unit stack, floor level, or orientation typically delivers superior value within this development?

Mid-stack units (floors 8-15 in most Singapore condominiums) frequently represent optimal value propositions relative to ground-floor units (subject to street noise, security risks, and reduced privacy) and premium high-floor units (commanding 8-15 percent price premiums despite marginal functional differences). Units positioned on the quieter side of the development—typically north or east-facing depending on building orientation—and those maximising cross-ventilation and natural light typically command modest premiums that reflect genuine owner-occupier preference and rental appeal. Investors should critically assess whether specific premium-floor acquisitions justify the elevated capital outlay relative to mid-stack alternatives, as historical data suggests mid-tier placements often deliver superior risk-adjusted returns when accounting for entrance costs and resale flexibility.

What future supply pipeline exists in the Bukit Merah and Central Region, and how might this affect long-term demand?

The Central Region and Bukit Merah locality remain substantially built-out, with limited large-scale redevelopment sites available within the immediate vicinity, suggesting relatively constrained future residential supply growth relative to fringe precincts. The Urban Redevelopment Authority's planning framework emphasises densification within existing town centres rather than sprawling green-field development, indicating that future supply increases will likely emerge through selective en-bloc redevelopments of ageing estates rather than wholly new project launches. This structural supply constraint fundamentally supports sustained demand for existing well-maintained stock, positioning Avenue South Residence favourably within medium-term market dynamics; however, acquisitions premised on aggressive appreciation assumptions should temper expectations relative to more supply-constrained, newer-vintage suburban localities where fundamental scarcity dynamics operate more starkly.

Avenue South Residence 2-Bed Condo S$1.65M near Cantonment MRT