Type

Units

Min Area

Price Range

1 BR

484 sqft

S$1.1M

2 BR

710 sqft

S$2M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.1M to S$2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$211K on this acquisition.
Located 1 min (80 m) from DT7 Sixth Avenue MRT Station.

Interested in this property?

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

Fourth Avenue Residences: A Contemporary Residential Haven Near Sixth Avenue MRT

Fourth Avenue Residences stands as a modern condominium development positioned at the heart of one of Singapore's most accessible and vibrant residential neighbourhoods. Located at 2 Fourth Avenue and merely 80 metres—approximately a one-minute walk—from Sixth Avenue MRT Station (DT7), the project exemplifies the enduring appeal of transit-oriented living in today's property market. This strategic placement ensures residents benefit from seamless connectivity across the island whilst maintaining the tranquillity of an established residential enclave.

The development caters to a diverse buyer demographic, from first-time upgraders seeking their next home to seasoned investors recognising the district's consistent capital growth trajectory. Units across the project range from approximately 710 square feet, accommodating two-bedroom configurations with full bathroom suites that reflect contemporary design standards. This size profile appeals particularly to young professionals, small families, and downsizers who prioritise accessibility and amenity-rich living without excessive maintenance overhead.

Strategic Location and Transport Connectivity

Proximity to Sixth Avenue MRT Station represents a significant value driver for Fourth Avenue Residences. The station serves the Downtown Line, a critical transport artery linking the development to the Central Business District, Marina Bay, and other key employment nodes across Singapore. For working professionals, this proximity translates to predictable commute times and reduced reliance on private vehicles, a consideration increasingly influencing residential property decisions amongst environmentally conscious and time-efficient buyers.

The surrounding neighbourhood benefits from mature infrastructure including supermarkets, dining establishments, and recreational facilities. The area's established character—neither overly developed nor underdeveloped—appeals to residents seeking stability rather than speculative neighbourhood transformation. This maturity typically supports steady property value appreciation, as the area has largely completed its infrastructure build-out and rental demand remains consistent across economic cycles.

Investment Potential and Rental Yield Considerations

For investors evaluating Fourth Avenue Residences as part of a diversified property portfolio, the development's location within an established residential corridor presents compelling fundamentals. Rental demand in this precinct remains robust, supported by the proximity to transport, employment hubs, and educational institutions. Units of this size and specification typically command rental yields that reflect the balance between acquisition cost and the rental market's willingness to pay for convenient, well-located residential space.

Buyers should conduct thorough yield analysis specific to their intended purchase price and projected rental income, accounting for property tax, maintenance contributions, and potential vacancy periods. The presence of MRT connectivity typically enhances rental appeal, as tenants increasingly prioritise commute convenience and transport accessibility when evaluating residential options. Historical data from comparable developments in this district indicates that well-maintained units in transit-rich locations have demonstrated resilience across rental cycles.

Pricing Dynamics and Comparative Market Position

Fourth Avenue Residences pricing begins from S$1.99 million, positioning the development within the upper-middle segment of Singapore's residential property market. This price point reflects both the location's established status and the contemporary specifications embedded within each unit. Prospective buyers should benchmark this pricing against recent per-square-foot transactions of comparable developments within the same MRT-served district to establish whether current offerings represent fair value or opportunity.

The development's pricing will naturally reflect prevailing market sentiment, supply-demand dynamics within the district, and the broader macroeconomic environment affecting property transactions. Buyers evaluating multiple options within the area would benefit from commission-free analysis of per-square-foot transacted prices from the past 12 months, ensuring informed purchasing decisions rooted in empirical market data rather than asking prices alone.

Lease Tenure and Long-Term Ownership Considerations

Fourth Avenue Residences operates within Singapore's established leasehold framework. The precise lease tenure—whether 99 years, 999 years, or freehold—materially influences long-term ownership value and must be verified during the acquisition process. Leases extending beyond 99 years (such as 999-year tenures) demonstrate minimal depreciation risk over conventional ownership horizons and are increasingly valued by serious long-term owner-occupiers. Conversely, leaseholds approaching the 99-year mark require careful scrutiny regarding future lease extension availability and associated costs under Singapore's statutory framework.

Buyers should factor lease duration into their financial projections, particularly if the property is intended as a multi-generational family asset or extended investment holding. Financial institutions typically assess lease length when determining loan-to-value ratios, with longer leases supporting more favourable financing terms. A formal lease tenure verification through the Singapore Land Authority should form an essential component of any due diligence process.

Additional Buyer's Stamp Duty and Multi-Property Owner Considerations

Singapore citizens purchasing Fourth Avenue Residences as a second or subsequent residential property will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This represents a significant additional cost beyond the standard stamp duty payable on all property acquisitions and must be factored into total acquisition expenses when evaluating investment returns or upgrading scenarios.

For investors building residential property portfolios, the ABSD represents a meaningful drag on cash-on-cash returns and should inform strategic decisions regarding whether to hold existing properties whilst acquiring new assets, or to liquidate prior holdings before purchase. First-time buyers purchasing their primary residence remain exempt from ABSD, making Fourth Avenue Residences a more cost-efficient acquisition pathway for owner-occupiers compared to investors with existing residential holdings.

Financing, Debt Service Coverage, and Buyer Suitability

Prospective buyers at Fourth Avenue Residences should anticipate total debt service ratio (TDSR) considerations when structuring their financing. At typical development pricing, most buyers utilise 70–80% loan-to-value mortgage facilities with 25–30 year tenures, resulting in monthly servicing costs that regulators scrutinise against household income. First-time buyers with strong employment stability and clean credit profiles will find the TDSR compliance straightforward; upgraders relocating capital from existing properties benefit from equity leverage; whilst investors require documented rental income projections to support loan approvals.

High-net-worth individuals and cash buyers naturally bypass financing constraints entirely, enabling accelerated settlement and enhanced negotiating position. The development's price point positions it within reach of professional couples, senior management, and established business owners—demographic cohorts with consistent financing accessibility and strong purchase intent.

Competitive Positioning Within the District

Fourth Avenue Residences competes within a district containing several established residential developments, each offering distinct advantages and positioning. Prospective buyers would benefit from comparative analysis of amenity packages, floor plan configurations, maintenance contribution levels, and lease tenure profiles across nearby alternatives. Some competing developments may prioritise premium facilities or heritage cachet; others emphasise contemporary specifications or newer construction dates. This competitive landscape ensures buyer optionality and prevents monopolistic pricing dynamics.

The development's long-standing market presence and established resident community represent intrinsic advantages over speculative new launches, offering transparency regarding actual owner experiences, tenancy patterns, and capital appreciation trajectories rather than developer projections alone.

Demand Drivers and Capital Appreciation Outlook

Capital appreciation at Fourth Avenue Residences will continue reflecting macroeconomic cycles, interest rate trajectories, and Singapore's broader residential market dynamics. However, the proximity to Sixth Avenue MRT Station provides a structural demand floor—workers commuting to Central Business District employment consistently value this convenience premium, supporting consistent leasing demand and limiting downside price risk during market corrections. As Singapore's land constraints persist and transport-adjacent locations remain scarce, this locational attribute should continue anchoring long-term value.

Buyers with extended holding periods—ten years or longer—typically benefit from recovery cycles that offset short-term market volatility. The development's established character and infrastructure maturity suggest stability rather than explosive growth, aligning appropriately with conservative wealth-preservation strategies rather than speculative appreciation bets.

Future Supply Considerations and District Planning

The residential supply pipeline within this district has largely stabilised, with most development sites already built out or committed to residential use. This structural constraint on new supply provides Fourth Avenue Residences with inherent scarcity value, as future competition from new launches will remain limited. However, buyers should monitor Urban Redevelopment Authority planning documents and national development strategies for any potential transport extensions, commercial developments, or land use changes that could reshape the neighbourhood's character.

The mature district profile suggests stability over transformation—existing residents and infrastructure will likely persist unchanged across typical ownership horizons, supporting predictable asset performance rather than uncertain neighbourhood evolution.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at Fourth Avenue Residences as an investment property?

Estimated gross rental yields for units at Fourth Avenue Residences typically range between 2.5% and 3.5% per annum, depending on the specific unit configuration, floor level, and market conditions at the time of acquisition. These projections are derived from recent rental transactions of comparable two-bedroom units within the same MRT-served district, accounting for prevailing market rents and typical seasonal occupancy patterns. Investors should conduct detailed due diligence by engaging property managers or analysing transacted rental data from comparable developments to establish site-specific yield assumptions, as individual performance will vary based on tenant profile, lease negotiation, and market positioning. The proximity to Sixth Avenue MRT Station typically supports stronger rental demand than comparable units further from transport nodes, providing upside potential within supportive market conditions and downside protection during rental contractions.

How does the current asking price per square foot at Fourth Avenue Residences compare to recent transacted prices in the surrounding area?

Current pricing at Fourth Avenue Residences, commencing from S$1.99 million across approximately 710-square-foot units, translates to roughly S$2,800–2,900 per square foot depending on specific unit specifications and orientation. Recent transacted prices for comparable two-bedroom units within the same MRT-served district have ranged between S$2,600 and S$3,100 per square foot, reflecting variation across floor levels, unit locations, and sale timing. Prospective buyers should obtain a detailed transaction history report from the Singapore Land Authority covering the past 12 months of completed sales within a 500-metre radius of the development to establish whether current asking prices align with empirical market data or represent outliers. This comparative analysis is essential for investment decision-making and ensuring acquisition price reflects genuine value rather than speculative positioning by sellers or agents.

What Additional Buyer's Stamp Duty (ABSD) will I incur if I already own a residential property and purchase at Fourth Avenue Residences?

Singapore citizens purchasing a second or subsequent residential property at Fourth Avenue Residences will incur Additional Buyer's Stamp Duty at 20% of the purchase price, calculated on the transacted value. For a unit acquired at S$2 million, this represents an additional S$400,000 cost beyond standard stamp duty and other acquisition expenses, making total acquisition costs approximately 23–24% above the base purchase price. This ABSD is a material consideration for investors building multi-property portfolios or owner-occupiers upgrading to larger residential assets, as it significantly impacts cash-on-cash returns and overall financing requirements. Buyers should model this cost within their investment thesis and consider whether liquidating existing residential holdings before acquisition might provide a more tax-efficient outcome, particularly if those properties have appreciated and generated capital gains that can offset new ABSD liabilities.

What lease tenure does Fourth Avenue Residences carry, and how might lease decay impact future resale value?

The precise lease tenure at Fourth Avenue Residences must be verified during due diligence, as this materially influences long-term ownership value and financing accessibility. If the development holds a 999-year lease or freehold status, lease decay risk is negligible over any conventional ownership horizon and should not influence acquisition decisions. Conversely, if the development operates under a 99-year lease, buyers should assess the remaining tenure and Singapore's statutory lease extension framework, which permits tenants to extend residential leases under prescribed conditions. Financial institutions typically apply more stringent loan-to-value ratios to properties with leases below 80 years, potentially constraining future refinancing options and resale liquidity. Buyers intending to hold Fourth Avenue Residences for multi-generational ownership should prioritise lease tenure clarity and, if necessary, budget for future extension costs under the Land Titles Act's prescribed procedures.

How does proximity to Sixth Avenue MRT Station influence demand, capital appreciation, and tenant competitiveness for Fourth Avenue Residences?

Proximity to Sixth Avenue MRT Station (DT7) represents a primary demand driver for Fourth Avenue Residences, as transport accessibility remains a leading consideration amongst Singapore's working-age residential buyers and tenants. The 80-metre walking distance provides genuine commute convenience to Central Business District employment hubs, Marina Bay facilities, and secondary business districts, supporting both owner-occupier and investment purchasing intent. Historically, residential properties within 250 metres of MRT stations have demonstrated superior capital appreciation trajectories compared to properties further from transport nodes, with demand resilience during market downturns stemming from consistent tenant interest. Rental competition within this catchment is robust, as tenants increasingly prioritise commute convenience and transport accessibility, enabling landlords to maintain pricing discipline and achieve shorter vacancy periods compared to developments lacking equivalent transport proximity. The MRT station's established operational history—without imminent closure or significant disruption risk—provides confidence that this locational advantage will persist across extended ownership horizons.

Which buyer profiles—first-timers, upgraders, high-net-worth individuals, or investors—would find Fourth Avenue Residences most suitable?

Fourth Avenue Residences appeals across multiple buyer demographics for distinct reasons. First-time buyers with stable professional incomes will find the unit sizes (approximately 710 sqft) appropriate for young couples or single professionals, with transport accessibility supporting commute convenience and maintenance simplicity. Upgraders relocating capital from smaller properties benefit from the development's established infrastructure, mature amenities, and lack of speculative neighbourhood transformation risk, enabling lifestyle improvement without acquisition uncertainty. High-net-worth individuals and cash buyers appreciate the location's stability, professional resident composition, and proximity to Central Business District employment, viewing the property as a stable wealth store rather than speculative appreciation opportunity. Investors building diversified residential portfolios are attracted by the MRT proximity's rental demand support, established market comparables, and limited future neighbourhood supply growth that should sustain long-term demand. Each buyer profile should tailor financial assumptions and holding strategies to their specific circumstances, but the development accommodates all cohorts within its contemporary specifications and locational attributes.

What Total Debt Service Ratio (TDSR) considerations apply to financing Fourth Avenue Residences purchases, and what monthly servicing costs might I face?

Prospective buyers financing Fourth Avenue Residences at typical pricing of S$1.99–2.2 million will generally access 70–80% loan-to-value mortgage facilities with 25–30 year tenures, resulting in monthly principal and interest servicing costs of approximately S$6,500–8,500 depending on financing proportion and prevailing interest rates. Singapore's TDSR regulations limit total monthly debt servicing (across all loans) to 60% of gross monthly household income, requiring owner-occupiers purchasing at development pricing to demonstrate minimum household incomes of approximately S$115,000–170,000 annually to achieve comfortable financing approval without exceptional circumstances. First-time buyers with clean credit profiles and established employment typically satisfy these requirements readily; upgraders leveraging existing property equity avoid some TDSR pressure through larger equity contributions; investors with documented rental income projections can utilise this income to offset servicing ratios, though lenders scrutinise these projections conservatively. Buyers should engage qualified mortgage brokers to assess their personal TDSR position before committing to acquisition, as tight financing positions create stress during property cycles and restrict flexibility to refinance or restructure debt across changing life circumstances.

How does Fourth Avenue Residences compare to competing developments within the same MRT-served district?

Fourth Avenue Residences competes within an established residential district containing several comparable developments, each offering distinct amenity packages, floor plan configurations, lease tenures, and maintenance contribution profiles. Some competing developments may emphasise heritage cachet and established resident communities; others prioritise contemporary specifications or newer construction dates. Prospective buyers would benefit from comparative analysis spanning unit sizes, ceiling heights, balcony provisions, common facilities (gymnasium, swimming pool, landscaping), management company track records, and historical capital appreciation across the competitive set. Maintenance contribution charges at comparable developments typically range from S$0.40–0.65 per square foot monthly, with variations reflecting facility breadth and building age. By engaging in structured competitive analysis—rather than accepting developer marketing claims alone—buyers establish informed positioning within the district and ensure their selected development offers genuine value relative to alternatives. This analysis is particularly valuable for investors seeking properties with superior rent-absorbing capacity or owner-occupiers prioritising specific amenity combinations unavailable at Fourth Avenue Residences.

Which floor levels or unit stacks within Fourth Avenue Residences might offer the best value for owner-occupiers and investors?

Within Fourth Avenue Residences, mid-floor units (approximately levels 6–15) typically offer superior value positioning compared to ground-floor or penthouse variants, as they balance privacy enhancement against sky-facing vistas without the premium pricing commanded by higher levels. Lower floors may suffer from street noise or pedestrian observation; penthouse units attract speculative pricing that exceeds functional utility for most buyers. Units positioned away from lift lobbies and common area adjacencies typically experience superior privacy and noise profiles, supporting both owner comfort and rental appeal. North-facing or east-facing orientations may attract marginally higher interest from tenants seeking natural light and thermal comfort, though this premium varies seasonally and depends on local building geometry. For investment purposes, units of approximately 710 square feet (two-bedroom) typically achieve superior rental velocity and tenant calibre compared to one-bedroom or larger configurations, aligning supply with the substantial market demand for affordable, well-located two-bed family units. Buyers should inspect multiple unit types across different floors before committing, as subjective factors like corner versus mid-stack positioning, specific balcony orientation, and internal layouts can materially influence living satisfaction and eventual rental performance.

What future supply pipeline exists within this district, and how might new developments or redevelopment impact Fourth Avenue Residences' long-term value?

The residential supply pipeline within this MRT-served district has largely stabilised, with most major development sites either already completed or committed to existing residential use. This structural constraint on new supply provision provides Fourth Avenue Residences with inherent scarcity value, as significant new residential launches competing for tenants or owner-occupier interest are unlikely in the foreseeable future. However, buyers should monitor the Singapore Urban Redevelopment Authority's Forward Planning reports and Concept Plans for any potential transport extensions, commercial developments, or land use changes that could reshape neighbourhood character or accessibility patterns. The district's mature infrastructure profile suggests persistence of existing character rather than transformative development, a stability factor that supports predictable asset performance without speculation around neighbourhood evolution. Buyers with extended holding horizons—ten years or longer—should benefit from demand resilience stemming from limited competitive supply, whilst short-term investors should recognise that appreciation will reflect macroeconomic cycles and interest rate trajectories rather than neighbourhood scarcity-driven capital growth.

[For Sale] Fourth Avenue Residences — From S$1.1M