Fourth Avenue Residences

[TouringSG]

Not those in the main road. Further down into the lane, away from the main road, the area is its own paradise.
Each GCB is their own world too. The area is occasionally windy, got good aura feeling too. LOL

Pretty sure one will feel that "aura" (wherever they go) if they can afford to buy a property there LOL

 

[normoh]

Buyers of these GCBs mostly go for ambiance and size I suppose, cos low lying have limited view. Thus the values will not be compromised. Although the GCBs at the end of the 3rd and 4th Ave atop the small hill has really majestic view akin to California hilltop mansions, so others have some too.

 

[scanner007]

Buyers of these GCBs mostly go for ambiance and size I suppose, cos low lying have limited view. Thus the values will not be compromised. Although the GCBs at the end of the 3rd and 4th Ave atop the small hill has really majestic view akin to California hilltop mansions, so others have some too.

Yeah, the area is big. Can spend hours walking and not able to cover all.
But you will be amazed on the size, facilities they built within their own world, superb view they have -> How filty rich they are.
All very private. Some employ security guards to guard their house 24/7.

 

[GT1099]

Great to see new discussions on Fourth Avenue since my last post in Nov last year.

I, too like the development because of its doorstep MRT, nearby amenities (e.g: supermarket, eateries, medical clinics, banks). Admittedly, having a megamall would have been great but I guess the folks living in this area would have to settle for Grandstand (not my cup of tea though!). Sidetrack, there is actually a to and fro shuttle service to Grandstand at the bus stop at Sixth Ave MRT. Have been thinking of getting a 1 bedder unit here but hesitated mainly because like some of you have pointed out, interest has been lukewarm. The time has passed for me because my preferred units have been snapped up already.

Some have opined that the profile of pple buying into this area would prefer bigger, FH developments, while the price would be out of reach for others who have limited budget. I can't help but wonder if these are more anecdotal in nature considering we do see CCR leasehold launches such as Irwell Residences selling really well despite its high psf and availability of many options that are lower in PSF in the vicinity.

To offer another perspective for discussion, 4th avenue's sales was lukewarm because of the timing it was launched and the high price at launch. It was one of the first projects launched in Jan 2019 and its pricing was admittedly high then (at $2,300 - $2,400 - meaning at the lowest psf, you are likely to get the lousy facing units), which made buyers think twice, especially when cooling measures was only implemented 6 months ago. Thereafter, there were about 60 more launches in that year (e.g: One Holland V, Avenue South, One Pearl Bank, etc), and the subsequent 30-40 new launches in 2020 (Kopar, The M, etc) which overshadowed 4th Avenue. With so many options, its not surprising that sales was less than impressive despite the developer lowering prices to an even more attractive psf of $2100 - 2,200.

But with CCR new launch prices now going at around $2,600 psf upwards (e.g: Irwell Residences, Midtown Modern, One Holland V), and RCR prices reaching $2,100 - 2,200 psf (e.g: Avenue South, Sterling Residences, One Pearl Bank), 4th Avenue (with doorstep MRT and good amenities) is beginning to look more attractive comparatively. This, along with dwindling supply, could be the reasons why sales is starting to pick up, with 15 units sold in Apr.

As for the surrounding FH condos at lower PSF near 4th avenue, it is definitely a cause for concern. But then again, when you look at Sixth Avenue and Fifth Avenue Residences (the common condos used for comparison), the units are really big, which leads to lower psf. They are also rather small developments (175 and 70 respectively) with relatively lesser healthy transactions to push up the PSF as compared to bigger developments. Lastly, a quick look at propertyguru shows that there are 7 units on sale across these 2 developments, and they have limited facilities. Not a lot of choices if you are looking to stay in this part of Bukit Timah.

Above is my 2 cents worth. I do think sales at 4th avenue is going to be stronger going forward (in view of rising land costs and more expensive CCR new launches going forward) but I secretly hope that I am wrong - waiting for the firesale nearing TOP to happen like some members here have speculated

 

[normoh]

I believe one point that caused FAR to have such lacklustre sales is the fact that it's in a confused state with 100+ 1br rental units that do not meet the 3% rental return Investor are looking at in the beginning and the dwindling rental market. It's picking up now only with the slow increase in rental rates and developer not pushing the price up too much.

 

[ziplockbag2]

Sorry digging up this thread. Which is the better stack

 

[arctician]

As for the surrounding FH condos at lower PSF near 4th avenue, it is definitely a cause for concern. But then again, when you look at Sixth Avenue and Fifth Avenue Residences (the common condos used for comparison), the units are really big, which leads to lower psf. They are also rather small developments (175 and 70 respectively) with relatively lesser healthy transactions to push up the PSF as compared to bigger developments. Lastly, a quick look at propertyguru shows that there are 7 units on sale across these 2 developments, and they have limited facilities. Not a lot of choices if you are looking to stay in this part of Bukit Timah.

Above is my 2 cents worth. I do think sales at 4th avenue is going to be stronger going forward (in view of rising land costs and more expensive CCR new launches going forward) but I secretly hope that I am wrong - waiting for the firesale nearing TOP to happen like some members here have speculated

i dont think sixth avenue has limited facilities though, in fact i rem its one of the project with lowest density, 175 units over 173k land plot, which means 987 sf of space per unit, i compared a number of projects in that area and this development is prob the most generous in terms of density.

Another reason why you dont see many listings is due to the high demand and low supply situation for SAR, units usually get sold out in a week, its also very challenging to secure a viewing slot because there are buyers but no one is selling. I rem i went 2 months ago for a new listing, within days 2 buyers offered $200K above bank valuation and it was sold in a week. The thing i observed in SAR is the owners are really rich, first time i see a rolls royce in the carpark

 

[ziplockbag2]

i dont think sixth avenue has limited facilities though, in fact i rem its one of the project with lowest density, 175 units over 173k land plot, which means 987 sf of space per unit, i compared a number of projects in that area and this development is prob the most generous in terms of density.

Another reason why you dont see many listings is due to the high demand and low supply situation for SAR, units usually get sold out in a week, its also very challenging to secure a viewing slot because there are buyers but no one is selling. I rem i went 2 months ago for a new listing, within days 2 buyers offered $200K above bank valuation and it was sold in a week. The thing i observed in SAR is the owners are really rich, first time i see a rolls royce in the carpark

Hmm,so does it makes sense to get this project? Given its considered the newest project in that district

 

[arctician]

Hmm,so does it makes sense to get this project? Given its considered the newest project in that district

depends if for own stay or investment. currently its 65% sold and nearing 3 year mark, i dont think will have discount already becaue they manage their inventory well.

They also did discounting so best time to buy was ard may 2020, now i think there are still some units where prices are below launch day, if can get at 2.2k psf i think its ok. i personally prefer sixth avenue residences because its FH for $300-400 psf lower. super big too.

 

[normoh]

Sorry digging up this thread. Which is the better stack

Stack did a review of this, but i personally think the higher inner facing stack of blk 8,10 and 12 (above 6th Floor) facing the GCBs would be nice.

 

[ziplockbag2]

Stack did a review of this, but i personally think the higher inner facing stack of blk 8,10 and 12 (above 6th Floor) facing the GCBs would be nice.

Yah the review from stack is not bad, guess the only down side is the price at launch. This place solely for investment. Don't know to get Avenue south or here. Don't intend to hold unit for long too

 

[Nogrants]

Any feedback on whether southwest facing units here are worth considering? Worried abt west sun impact.

 

[bolster]

Stack did a review of this, but i personally think the higher inner facing stack of blk 8,10 and 12 (above 6th Floor) facing the GCBs would be nice.

Tiagong some high floor units, facing the fourth avenue, can even see the MBS and firework.

 

[arctician]

if buy for investment, then you need to look at potential rental yield too

 

[ziplockbag2]

Any feedback on whether southwest facing units here are worth considering? Worried abt west sun impact.

Personal take is to avoid. That area no taller building to block out too.

 

[ziplockbag2]

if buy for investment, then you need to look at potential rental yield too

Checked the surrounding, the rental demand is quite high but I would say mostly expats. If borders still not open and if they gradually heading back to country, maybe will.be slightly Impacted

 

[Laneige]

Stack did a review of this, but i personally think the higher inner facing stack of blk 8,10 and 12 (above 6th Floor) facing the GCBs would be nice.

West sun?

 

[normoh]

West sun?

Those unit facing the GCBs all got west sun but can mitigate la. The view tho. Priceless.

 

[normoh]

Checked the surrounding, the rental demand is quite high but I would say mostly expats. If borders still not open and if they gradually heading back to country, maybe will.be slightly Impacted

Now Singapore going to reopen slowly but surely. And with news of tech companies and family offices opening means we have something to offer to the wider community. Even if there is no spectacular rise in price for this project, there will be a general one following sentiments in the future.

 

[Laneige]

Those unit facing the GCBs all got west sun but can mitigate la. The view tho. Priceless.

when west sun hit, cannot see things at glaring sun