2 Fourth Avenue, Singapore 268660
Fourth Avenue Residences is the 99-year leasehold half of Allgreen’s pair in the Sixth Avenue enclave, 476 homes in nine ten-storey blocks completed in 2022. Two things carry the address: a covered linkway of under 200 metres into Sixth Avenue MRT, and Raffles Girls’ Primary School inside the 1km ballot band. In a Good Class Bungalow belt where nearly every household drives, that pairing is close to unrepeatable.
Sixth Avenue MRT (DT7) on the Downtown Line is under 200m on foot, covered the whole way, so the train works in the rain and with a school bag. Botanic Gardens, Newton, Bugis and the CBD all run direct. Tan Kah Kee (DT8), King Albert Park (DT6 and the future CR15) and Farrer Road (CC20) sit within 2km, and the upcoming Turf City station (CR14) brings the Cross Island Line into the same radius.
Raffles Girls’ Primary School is the school inside the 1km radius that decides ballot priority under P1 registration, and our guide to the 2026 Primary One registration exercise sets out how the phases resolve. The 2km circle is where the belt’s reputation lives. Nanyang Primary, Methodist Girls’ School (Primary) and Henry Park Primary all sit inside it and all three appear in our most popular primary schools rankings, while our guide to the top primary schools in Bukit Timah maps the years after. Nanyang Girls’ High, Hwa Chong Institution and National Junior College continue the run.
The estate is compact-heavy by design. 326 of the 476 homes are one- or two-bedroom: 140 one-bedders from 484 to 549 sqft, 84 two-bedders from 624 to 710 sqft and 102 two-bedroom premium from 678 to 710 sqft. The family half runs 54 three-bedders, 78 three-bedroom-plus-study and 18 four-bedroom-plus-study up to 1,485 sqft. Nothing reaches trophy scale, and a plot ratio of 1.8 keeps nine short blocks spread across an 18,532 sqm site.
Tenure runs 99 years from March 2018, leaving roughly 91 years today. That is young for a lease, and in a district where much of the prestige stock is freehold it is also why this address prices below its neighbours. What the discount is actually worth is the question below.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 164 | 474 - 517 | 34.45% | ||
| 2 Bedroom | 156 | 624 - 721 | 32.77% | ||
| 3 Bedroom | 132 | 915 - 1,130 | 27.73% | ||
| 4 Bedroom | 24 | 1,475 - 1,496 | 5.04% | ||
| Overall | 476 | 474 - 1,496 |
Allgreen Properties, part of the Kuok Group, has developed homes in Singapore since 1986 with a consistent record of timely delivery, thoughtful design, and sustainability. Its residential portfolio spans both leasehold and freehold, with notable projects including Pasir Ris 8, Royalgreen, Juniper Hill, and Fourth Avenue Residences. Beyond housing, Allgreen owns and operates major commercial and lifestyle assets such as Great World City, Tanglin Mall, and The Seletar Mall, as well as serviced apartments and hospitality interests. Buyers benefit from a well-capitalised developer with deep local execution, integrated management across asset classes, and a steady, homeowner-focused approach from launch to completion.
Fourth Avenue Residences is one half of a controlled experiment. Allgreen built it on 99-year terms and built Royalgreen freehold 350m away, same belt, same year, same covered walk to the same station. Almost everything else is held constant, so the gap between them reads cleanly as the price of tenure in this enclave.
As of July 2026, the last sixty caveats at Fourth Avenue Residences cleared between $2,128 and $2,851 psf with a median around $2,599 psf. The twelve months to July ran the same band across 24 caveats at a $2,611 psf median, so recent pricing has held rather than drifted.
Structure matters more than the headline. Royalgreen sits 350m away with 285 freehold units from the same year and the same developer, and has generally traded above this address. Leedon Green brings 638 freehold units from 2023, Hyll on Holland 319 from 2024, with Leedon Residence at 381 from 2015 and Parvis at 248 from 2012 at the older freehold end. The distance between the leasehold and freehold sets is the enclave’s central trade, and our 99 year versus freehold guide sets out what the title is worth over a long hold. The answer depends far more on holding period than on principle.
The cost side is on the record. Allgreen paid $553 million at the December 2017 Government Land Sales tender, about $1,540 psf per plot ratio, beating the second of seven bids by $30 psf ppr. Breakeven was estimated near $2,000 to $2,150 psf and the launch averaged about $2,180 psf, so the July 2026 median sits roughly 19 percent above launch after four years.
One note before comparing. Fourth Avenue Residences was not assessed under the harmonised gross floor area rules, so its strata areas still include aircon ledges the newer rulebook excludes. Against a post-harmonisation project such as Dunearn House, you are not comparing identical square feet.
Weighing an entry at these levels? Speak to us before you offer. We’ll price the block, floor and facing against the caveat record with you, honest advice, no pressure. WhatsApp us.
The Fourth Avenue Residences floor plan ladder opens at 484 sqft and closes at 1,485 sqft. Price it at the July 2026 median of about $2,599 psf and it reads plainly: the one-bedder lands near $1.26m, two-bedroom homes run roughly $1.62m to $1.85m, three-bedders $2.35m to $2.57m, three-bedroom-plus-study $2.6m to $2.88m, and the 18 four-bedroom-plus-study homes $3.55m to $3.86m. That is arithmetic on the caveat record, not quotes.
The live prints track it. A 624 sqft two-bedroom cleared at $2,452 psf for $1,530,000 in July 2026 and a 947 sqft three-bedroom at $2,798 psf for $2,650,000 in June. A 484 sqft one-bedder went at $2,269 psf for $1,098,000 in April 2026, and a 1,485 sqft four-bedroom-plus-study at $2,636 psf for $3,888,000 in August 2025. Three-bedders are clearing at a higher psf than either the compact stock or the four-bedders, which shows where demand concentrates.
Inside the gate Fourth Avenue Residences reads as a garden rather than a podium. RSP Architects spread nine blocks at a plot ratio of 1.8, with a 50m lap pool, aqua deck, jacuzzi pods, clubhouse, gymnasium, steam room, tennis court, grand lawn and themed Aromatic, Floating and Bosque gardens. Blocks 8, 10, 12, 14 and 16 carry rooftop sky gardens. Four years past handover, there are real accounts and real upkeep records to inspect rather than a promise.
Zoom in to where it competes. The Coronation Road subzone holds 22 private developments and about 1,491 units in total, and Fourth Avenue Residences alone is 476 of them, close to a third of the pocket. The next largest is Duchess Crest at 251 units from 1998, and there is no new private project under construction inside the subzone. One 2022 estate of this size does the price discovery for the whole pocket.
The demand side does not run on upgraders here, and borrowing that argument would be dishonest. Bukit Timah town holds only about 2,554 HDB flats, 1,983 of them 4-room or larger, one of the smallest public housing pools in Singapore. Buyers arrive instead from the landed streets around the estate, from the school map, and from the expatriate tenancy that Hwa Chong International, Swiss School, Chatsworth and Hollandse School generate.
New supply is coming to the planning area and nearly all of it is leasehold. Dunearn House adds 380 units within 600m for 2029 and Amberwood at Holland 212 units for 2030, with a 280-unit Holland Plain site and a 335-unit Dunearn Road site under construction for 2030. Further out sit The Reserve Residences at 732 units and Nava Grove at 552 for 2027, and The Sen at 347 for 2028. All newer, all 99-year, which is the exit question to price now rather than in 2029.
Liquidity at Fourth Avenue Residences is the honest soft spot. 227 caveats since August 2021, but 174 of those were the developer clearing stock in 2021 and 2022. Ten trades followed in 2023 and six in 2024, thin for a 476-unit estate, before activity returned with 27 caveats in 2025 and ten more by July 2026. Resale here reawakened in 2025 after two quiet years, so plan around a market that moves in phases.
Two checks belong in any offer. Maintenance figures are not published, so ask the MCST for the current schedule and the state of the sinking fund rather than working off an estimate. On income, rentals run about $3,300 to $10,500 a month across the range, and our rental yields guide explains why compact stock sits at the better end of the central-region band. Our Q2 2026 property market review puts the pace in national context.
Fourth Avenue Residences suits school-chasing families working the Bukit Timah catchment, buyers who want the belt with a train at the door rather than a car in the driveway, and landlords aiming at the expatriate and academic tenancy. The Good Class Bungalow zoning next door caps surrounding heights at two storeys, so ten floors is the tallest vantage in the immediate vicinity and the low green canopy is protected by planning rules rather than by luck.
The exit audience is the same school-driven family pool plus landlords chasing the 326-deep compact band. Renters see the strongest version of the estate: a completed low-rise address with a 50m lap pool, tennis court, clubhouse and rooftop sky gardens, a covered walk to the Downtown Line, and a school belt relocating families shortlist first. Landlords price that difference directly.
Fit matters in the other direction too. If tenure decides it, Royalgreen answers that brief 350m away at a higher price. If you need retail at the doorstep, this is not the address, because the errand run means Guthrie House, Coronation Plaza or Cluny Court rather than a lift ride. The carpark also runs 385 lots against 476 homes, so a two-car household should check allocation early. The URA Master Plan is the piece to watch at the northern edge, where Turf City will bring amenity and, in time, competing supply. Price both.
Thinking about Fourth Avenue Residences? The discount against Royalgreen, unit for unit and 350m apart, is this enclave’s central trade, and it can be priced rather than argued about. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
Fourth Avenue Residences has 9 blocks of 10 storeys.
Fourth Avenue Residences has 476 residential units.
Fourth Avenue Residences is 99-year leasehold (lease from 07/03/2018).
No, Fourth Avenue Residences is a 99-year leasehold development (lease from 07/03/2018).
Fourth Avenue Residences is developed by Valleypoint Investments Pte Ltd (Subsidiary of Allgreen Properties Limited).
Fourth Avenue Residences is located at 2, 4, 6, 8, 10, 12, 14, 16 and 18 Fourth Avenue, Singapore 268670, 268679, in District 10 (D10), the heart of the prestigious Bukit Timah residential belt. It sits at the doorstep of Sixth Avenue MRT, surrounded by Good Class Bungalows and minutes from the Singapore Botanic Gardens.
Fourth Avenue Residences is located in District 10 (D10), covering the Ardmore, Bukit Timah, Holland Road and Tanglin planning areas, within Singapore’s Core Central Region (CCR). District 10 is one of Singapore’s most prestigious and established residential districts, characterised by Good Class Bungalows (GCBs), top-tier schools and established lifestyle clubs.
The nearest MRT station to Fourth Avenue Residences is Sixth Avenue MRT (DT7) on the Downtown Line, connected via a direct covered linkway, less than 200 metres away. Tan Kah Kee MRT (DT8), King Albert Park MRT (DT6/upcoming CR15 interchange), Farrer Road MRT (CC20) and the upcoming Turf City MRT (CR14) on the Cross Island Line are all within 2 km, providing direct connectivity to the Central Business District (CBD), Marina Bay, Bugis and Botanic Gardens.
Maintenance fees at Fourth Avenue Residences scale by unit type and share value, with indicative ranges for 1-Bedroom through 4-Bedroom + Study layouts. For the latest confirmed schedule, please contact the MCST or our appointed sales team.
The Fourth Avenue site was awarded via Government Land Sales (GLS) tender on 8 December 2017 to Valleypoint Investments Pte Ltd, a wholly-owned subsidiary of Allgreen Properties Limited, with a top bid of S$553 million out of seven competing bidders. This works out to approximately S$1,540 per sq ft per plot ratio (PSF PPR), narrowly beating Bukit Sembawang Estates’ second-highest bid by just S$30 psf ppr. The estimated breakeven was approximately S$2,000, S$2,150 psf.
Current PSF range at Fourth Avenue Residences is approximately S$2,217, S$3,020 psf, with transactions in the last 12 months averaging around S$2,516 psf. The highest recorded transaction was S$2,850 psf in August 2025 for a 947 sqft unit. This positions Fourth Avenue Residences competitively for a prime District 10 CCR development with direct MRT access and a premier school catchment.
Starting prices in the resale market begin at approximately S$1,030,000, S$1,080,000 for a 484 sqft 1-Bedroom unit, with the highest recorded transaction at S$3,938,000 for a 1,485 sqft 4-Bedroom + Study unit. The price range for units currently on the market is generally between S$1,080,000 and S$4,300,000. Rentals range from approximately S$3,300 to S$10,500 per month. Prices fluctuate with market conditions, kindly contact the sales team for the latest available units.
Fourth Avenue Residences offers strong long-term investment fundamentals: a prestigious Core Central Region (CCR) District 10 address, direct covered linkway access to Sixth Avenue MRT, Singapore’s strongest school catchment (Raffles Girls’ Primary, Nanyang Primary, Hwa Chong, NJC), and the reputable Allgreen Properties pedigree. Based on URA transactions in the last 12 months, sale prices range from approximately S$2,126, S$2,850 psf at an average of around S$2,516 psf, appreciating significantly from the S$2,180 psf launch price. As with any investment, prospective buyers should conduct their own due diligence.
Yes. Fourth Avenue Residences is highly family-friendly, offering 3-Bedroom (904, 990 sqft), 3-Bedroom + Study (1,001, 1,109 sqft) and 4-Bedroom + Study (1,367, 1,485 sqft) layouts, ideal for families and multi-generational households. The development sits within 1 km of Raffles Girls’ Primary School, with Nanyang Primary, Methodist Girls’ (Primary & Secondary), Nanyang Girls’ High, Hwa Chong Institution, National Junior College and several international schools all within 2 km. Family-oriented facilities include a kids’ pool, playground, themed gardens and BBQ pavilions.
Fourth Avenue Residences is a 99-year leasehold private condominium in District 10 comprising 476 residential units across nine 10-storey blocks, with full resort-style facilities including a 50m lap pool, tennis court and rooftop sky gardens. It is developed by Valleypoint Investments Pte Ltd (a subsidiary of Allgreen Properties Limited), designed by RSP Architects and built by Tiong Aik Construction, forming the flagship 99-year leasehold launch in Allgreen’s prestigious Bukit Timah Collection.
Fourth Avenue Residences obtained TOP in 2022.
Fourth Avenue Residences was officially launched on 22 March 2019, setting the tone for new launches that year. The development obtained its Temporary Occupation Permit (TOP) in 2022 and is now a completed development transacting in the resale and rental markets. Please contact our appointed sales team for available resale units.
Yes. Foreigners can buy Fourth Avenue Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
As Fourth Avenue Residences obtained TOP in 2022 and is fully sold by the developer, the original showflat has been decommissioned. Viewings are now conducted at actual units on-site. Please contact our appointed sales team to schedule a viewing of available resale units.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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