The Development
DEVELOPER
Hong Leong Group & GuocoLand
PERCENTAGE OF UNITS SOLD
55%
The Developers
This development is helmed by heavy weights in property development - namely GuocoLand and Hong Leong Group. GuocoLand and Intrepid Investments hold 40% stake each and Hong Realty holds 20% interest. With such renowned and award winning developers overseeing this project, one can most definitely look forward to quality.
The Architect
Renowned French architect Jean Francois Milou is the designer overlooking this project. Studio Milou has multiple award winning projects located all over the world under his belt such as the Museum of London, Rambouillet Theatre in France, Geneva Ethnographic Museum as well as local works including Hotel Fort Canning and the more recent reconstructing of Singapore's Heritage, National Gallery on City Hall.
With his impressive portfolio and incredible design works, The Avenir is looking to be yet another project of Studio Milou that is bound to catch the eyes of many.
Location
REGION
The Core Central Region (CCR)
ADDRESS
8/10 River Valley Close
Connectivity
Public Transport A Stone's Throw Away
Despite being located in a tranquil enclave, residents will be able to find both the MRT station and nearest bus stop within walking distance - in fact, both are within 0.75km! It is no wonder the development boasts of superb connectivity with such great transport network. Currently, the Great World MRT station has yet to be fully constructed, but is slated for completion this year, well before the TOP date of the development.
The nearest shopping mall, Great World City is also within walking distance, at just 0.9km away. Residents will also be able to find other amenities such as primary schools, supermarkets and multiple eats within 5 minutes walk, enjoying supreme convenience with the abundance of amenities within reach.
Walking Distance to Shopping Belt
While those who drive will benefit from its proximity to expressways such as the Central Expressway, chances are those who stay there will probably spend most of their time enjoying the short walk from The Avenir to established shopping districts like Somerset and Orchard Road. Of course, other popular hangout spots are still within a short drive away.
The development also sits very closely to the CBD, highly benefiting those working in the area as it will only take a short 7 minutes drive. However, residents with workplaces further towards the North-East will find themselves at more of a disadvantage as it can take up to an approximate 25 minutes of transport time.
Amenities
CONNECTION
NEAREST
DISTANCE
SHOPPING MALL
Great World City
0.9 KM
HAWKER CENTRE
Zion Riverside Food Centre
1.3 KM
GROCERY STORE
Fairprice Orchard Grand Court
0.4 KM
PRE-SCHOOL
MindChamps PreSchool @ River Valley
0.6 KM
PRIMARY SCHOOL
River Valley Primary School
0.17 KM
SECONDARY SCHOOL
Outram Secondary School
1.2 KM
CLINIC
Doctor Jay Medical Centre
0.45KM
HOSPITAL
Singapore General Hospital
2.3 KM
With the high score of 91.43% in terms of its proximity to amenities, we can definitely say this development is one of the best we have reviewed so far. Many amenities like the nearest grocery store, mall, primary school, clinic are all within walking distance, which saves a lot of time.
Even the furthest out of all, Singapore General Hospital is still within 2.5km, which will not take much time at all to drive there. Other locations that are slightly further are also just a very short drive away, which makes this a very well-connected development that will bring much conveniences to its residents.
Layout
BEDROOM TYPE
1 Bedroom
2 Bedroom
3 Bedroom
3 Bedroom (PL)
4 Bedroom (PL)
4+1 (PL)
SIZE SQFT
527-538
807-829
1141
1528-1572
2056-2067
2411
STARTING PRICE*
$1,499,000
$2,311,000
$3,276,000
$4,901,000
$6,229,000
$7,606,000
SIZE RATING
65%
70%
75%
100%
100%
100%
* subject to changes/availability
Best Unit Highlight: 4 Bedroom Type 4(b)
Whilst the 1-3 bedrooms sizes are nothing to shout about, unit types with private lifts enjoy a very substantial space when compared to other developments overall. With each unit type further split into different layouts, our favorite definitely goes to the 4 Bedroom Type 4(b). Though in terms of sizes the 4+1 definitely stands out, we feel that families who don't need the additional room will enjoy a better deal choosing the unit type above.
When pitted side by side, the layouts between the 4(b) and 4+1 is almost identical with the exception of slightly wider spaces and the additional family room that can be converted into another bedroom if needed. If you are looking for a space just big enough for the typical family, the 4(b) offers a great layout in which each space clearly segregated and not overtly crowded. There is also a substantial balcony, and a private lift that is bound to bring lots of convenience for occupants.
The living area for type 4(b) also feels wider with lots of walking space. The layout is a great rectangle shape with majority of its rooms sequestered towards the lower end and the junior master bedroom towards the very top, great for teens who want a little privacy at home. The private lift is situated right in the middle of the apartment, with the private lift lobby leading straight to the living room and into the home.
Appliances & Furnishing
BATHROOM
HansGrohe, Antoniolupi
KITCHEN
De Dietrich, VZug. Novacucina
The development enjoys a luxurious line up of premium sanitary ware and fittings from various renowned brands above. VZug and HansGrohe are some of the common names you might have heard of when browsing fittings - the inclusion of the brand Novacucina which specializes and emphasizes on both funtionality and aesthetics further ensures the top-notch finishing you will be able to find in the kitchen.
With such a great and luxurious lineup of fittings, residents can be sure to get their money's worth where both quality and design go hand in hand.
Siteplan
PARKING
Private Car Park: 376 lots (1:1)
Commercial Carpark: 4 lots
Bicycle: 96 lots
The site plan for the development is split into 2 blocks - block 8 and 10, which is then further surrounded by multiple stacks. Block 8 mainly consists of 7 stacks with a mix of 1, 2 and 3 bedroom unit types, whereas block 10 has 3 stacks of 4 bedrooms and 1 stack of 3 bedroom units.
Depending on the stack you choose as well as the unit type, there is a risk of you being situated on the inside where you will end up having blocked views, for instance between stack 5 & 6.
Both blocks are well situated amongst various amenities that are scattered throughout the development, in which we will explore what are the facilities available below. Most definitely in the above layout, stacks 10 and 11 will get to enjoy the best views offered from this development.
The fact that both blocks are located at a slight distance from each other also helps offer an additional sense of exclusivity, where residents will not feel too tightly packed together. The extra breathing room combined with lush greenery found throughout the development makes for an excellent living space.
Facilities
Further emphasizing the tranquility this development offers, each block comes with its own roof garden, each offering multiple lounges with a special addition. Residents in block 8 get to enjoy a quiet alcove where they can sit back and relax, quieting their mind and basking in the serenity away from the bustling city life. Residents in block 10 gets the city view corner, where, just as its name implies offers a stunning view overlooking some of the best features of what city life has to offer.
The standout point definitely goes to the 50m lap pool, where you can swim to your heart's content. The lap pool is also not situated directly next to any of the stacks, which further promotes serenity and tranquility. Of course if swimming laps is not your thing, there is also a hydrotherapy pool for those who would like to enjoy a therapeutic whole-body treatment below.
The Gourmet Salon is where residents can head to for a luxurious dining experience surrounded by lush greenery with friends and family. The muted wood tones used around the development further boost the zen vibe
The development is also not lacking in greenery, with lots of lush foliage around the site and a dedicated Tranquility Garden bound to sooth your mind and is a great place for an after dinner walk.
Maintenance Fee
MAINTENANCE FEE (per share value)
$80
MAINTENANCE FEE
$400 - $720
For this development, the maintenance fee is on the higher end. One could take into account the high level of convenience it offers just from its very strategic location, as well as its incredible potential in future rental yield. However, for those who are purely looking for a forever home, there will be one less reason to account for the high maintenance fee.
Pricing
AVG PRICE PSF
$2084 to $4295
Let's delve a little bit into the history of The Avenir. The acquisition of the previous site, Pacific Mansion, was the biggest collect sale in over a decade at S$980 million. At an estimation, this means that the breakeven price for the developer would have to be around $2530 to $2800 psf. With the addition of factors like construction costs and legal costs, the premium average price psf kind of makes sense.
However, with the consideration of other developments nearby below who mostly has a lower psf, at the end of the day it still amounts to whether the buyer feels that the premium for this particular development is worth it.
Developments Nearby
PROJECT NAME
Martin Place Residence
Rivergate
Starlight Suites
8 St Thomas
TENURE
Freehold
Freehold
Freehold
Freehold
PSF
$2348 to $2851
$2522 to $2989
$1653 to $2589
$2574 to $3150
STARTING FROM (lowest)
$1,390,000
$2,850,000
$1,220,000
$2,600,000
One thing to note is that from 2017-2021, District 9 have consistently clocked an average of 3-4k rental volume, and is the district enjoying the highest and healthiest rental yield (credits to URA and agencies). Those who have plans to upgrade or is purely investing will be happy to know this development is definitely one to watch for.
The developments above are also enjoying healthy rental yield despite its age, further boosting the potential for The Avenir in the near future. Of course, the psf at The Avenir easily surpasses those in the table above as well as other developments in the area, which means a significant price difference. After weighing price against its rental potential, is this development worth investing in? Contact us to find out.
PROJECT NAME
Irwell Hill Residences
Rivière
The Avenir
Haus on Handy
Marina One Residences
TENURE
99 Years
99 Years
Freehold
99 Years
99 Years
PSF
$2,899
$2,991
$2,844
$2,799
$2,440
STARTING FROM (lowest)
$1,154,000
$1,675,000
$1,499,000
$1,265,320
$1,603,500
Upcoming Developments
1. Great World City MRT station
This will be the closest MRT station to the development, and it is slated for completion and opening this year, 2022. The underground station will be built 'underneath River Valley Green, near River Valley Road and Kim Seng Road, bringing rail connectivity to a school, shopping mall and residential developments in the area.'
2. Linear Park Linking River Valley to Kim Seng Park and the Alexandra Canal Linear Park
This park will not only provide an additional dose of convenience but is also a move to retain existing mature trees that will ensure the provision of the overall green ambience in the area, which is part of URA's plan for new green spaces.
3. More Hotel Developments Slated for Development Along Singapore River
While there is already an established cluster of quality hotels available in the area, more are slated to be developed in the near future.
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