Launched back in early April this year, Irwell Hill Residences is one of the latest new condominiums to be added in the River Valley, District 9 neighbourhood. Located minutes away from the Orchard Road shopping belt, this new launch is a popular one. 278 of its 540 units were snapped up during the launch weekend alone. We take a look at this project that has a lot of people pulling out their chequebooks.
|Project Name||Irwell Hill Residences|
|District | Address||District 9 | 2, 6 Irwell Hill (off Irwell Bank Rd)|
|Number of storeys||36 storeys + roof terrace|
|Unit types||Studio, 1-bedroom + study, 2- to 4-bedroom and sky penthouse|
|Developers||CDL Perseus Pte Ltd|
|TOP Date||End 2025|
|Architects||MCRDV and ADDP Architects|
|Nearest MRT Stations||Great World MRT Station (3-min walk), set to open in 2022|
|Schools within 2KM||River Valley Primary School, Alexandra Primary School, Anglo-Chinese School (Junior), St. Margaret’s Primary School, Zhangde Primary School|
|Amenities within a 10-min walking distance||Shopping Centres: Great World|
Supermarkets: CS Fresh by Cold Storage and Meidi-Ya Japanese supermarket at Great World, Jun’s Butchery at Hoot Kiam Road
Hawker centre: Zion Riverside Food Centre
Other F&B: Restaurants along River Valley Road, including Boon Tong Kee, fennel and Culture Spoon
Site + Facilities
One of the first few things you see when you visit the show flat are the two very striking twin towers. The gleaming gold, pixelated façade design was conceptualised by Singapore-based ADDP Architects and Dutch architecture practice, MCRDV.
What’s interesting is that the buildings look visually dynamic rather than uniformed, even though it will be constructed using the PPVC (prefabricated prefinished volumetric construction) method. The advantage of the PPVC method will mean that construction time will be minimised, so the TOP date is unlikely to delay.
One of the key facilities of Irwell Hill Residences is the 24th floor 5-storey sky terrace, which will hold food and drinks facilities for the residents alongside social and leisure functions such as sports and relaxation facilities.
If you look at the site map, a big part of the development is filled with lush greenery, including four conserved rain trees that will provide much respite from the hot afternoon sun.
There are plenty of lounging green areas, with a dedicated pets’ play area to take your furry friends to. There’s also a tennis court in the east of the site, a gym, a 50-metre lap pool, a leisure pool by the clubhouse, a spa pool as well as a play pool for kids. At the roof terraces, residents will also get to enjoy lounging and fitness stations that overlook the surrounding scape.
For those concerned about traffic noise, you’ll want to steer clear from stacks 03 and 02, which are located near Irwell Bank Road. The road is a very busy arterial road that leads into Orchard Road. Stacks facing River Valley Road have a bit of a buffer from the facilities on site, so traffic noise shouldn’t be a major concern for those.
All the stacks here, unfortunately, are likely to get the brunt of the hot afternoon sun. So you will want to be prepared for that and invest in decent shades and curtains.
In terms of convenience, getting a unit at Tower 6 is a huge plus. The side gate near Tower 6 leads out into the direction of the Great World mall as well as the future Great World MRT station.
To the north of the development is a reserved site for now. There are some stacks facing that empty plot: 03, 04, 05, 06 and 07. There are no plans for the plot yet, so we won’t be able to know how this might affect your views. But if you are getting a unit in these stacks, you might be subjected to some construction noise and dust down the road.
The busy intersection where Irwell Bank Road and River Valley Road meet.
The show flat is located on the reserve site adjacent to Irwell Hill Residences. Irwell Bank Road is on the right.
Irwell Hill Residences is located at a great location. As mentioned earlier, Great World shopping centre is within a short walking distance. The mall was recently revamped, so you get a ton of retail, food and beverage options. There are two major supermarkets within Great World as well. Further down, there is a Fairprice located at Orchard Grand Court, which is approximately a 12-min walk from the development.
Other food options include the wide array of hawker foods at Zion Riverside Food Court. There are also restaurants within a short walking distance along River Valley Road.
Transportation wise, you get the Great World MRT station along the Thomson-East Coast Line. Scheduled to open next year, it is within a very short walking distance from the condominium.
The station is also just one stop to major shopping mall ION orchard and the Orchard interchange, which easily connects you to the North-South Line. Great World MRT station is also two stops to the East-West, North-East Lines, four stops to the Downtown Line and six stops to the Circle Line, increasing connectivity to every part of the island.
Pricing + Floor plans
398 to 614 sqft
The studio unit on the highest floor features a strata void area (additional 215 sqft), which almost doubles up your entire square footage. This could mean an extra loft area that could be turned into a study or guest room.
Prices start from $1,148,000
1-Bedroom + Study:
Stacks 04, 05 and 12
452 to 667 sqft
A2S versus A3S layout.
In this unit type, you can get to choose between layouts with balcony and no balcony. The balcony adds an additional 43 sqft, so you will have to account for that when you consider your overall price of the unit and whether it’s worth the extra cash.
The location of the study also differs. A2S and A4S layouts have the study in the middle of the unit, while A3S layouts have the study nearer to the entrance. If you are considering turning the study into your personal walk-in wardrobe, we definitely recommend A2S and A4S layouts, as they can be directly accessed from the master bedroom as well as the en-suite bathroom.
Prices start from $1,404,000
Stacks 03, 07, 13, 14
603 to 764 sqft
B1 versus B4 layout.
All units in this type come with a balcony and just one bathroom. Most of the units feature a conventional condominium layout with all the bedrooms to one side, save for B4 (on stack 07), which has the two bedrooms on opposite ends and the communal spaces in the middle. This layout cuts down on walkway space, making it more efficient. And if you’re thinking of renting out a room, the B4 layout also offers a bit more privacy. Naturally, it’s also the most expensive layout under this unit type.
Prices start from $1,606,000
Stacks 01, 02, 09, 11, 16
657 to 829 sqft
B5 versus B8 layout.
This unit type has the most number of units available. The difference between the 2-bedroom classic and premium lies mainly in the additional bathroom. Premium units have two bathrooms. Only B8 and B9 have loft options with the extra strata void area. These two layouts also have an additional window by the kitchen that looks out into your AC ledge.
Prices start from $1,824,000
3-Bedroom Classic and Premium:
Stacks 15 and 10 respectively
861 sqft and 1,270 sqft respectively
Classic versus Premium for 3-bedroom units.
Both the classic and premium 3-bedders come with just a single layout to choose from. The differences between the two layouts? Premium comes with a separate wet and dry kitchen—great for those who like to entertain, an additional household shelter, a walk-in wardrobe-like area in the master bedroom and a much larger bathroom. Premium also has a longer balcony. The difference in square feet is around 400 sqft. Based on the prices listed, you will be paying almost $1m more for the 3-bedder Premium apartments.
Prices start from $2,344,000 for the classic and $3,224,000 for the premium
1539 sqft (1 balcony) and 1582 sqft (with extra balcony)
The 4-bedroom units come with either one or two balconies.
The 4-bedder units at Irwell Hill Residences come with their own private lifts. You also get a substantial wet and dry kitchen, with a yard space for laundry. There are a total of three bathrooms shared between the four bedrooms. The master en-suite even has room for a bathtub. There are two layout options to choose for this unit type. D1 just has a single balcony while D2 comes with an additional balcony in the master bedroom.
Prices start from $4,029,000 for D1 and $4,077,000 for D2
Stacks 08, 09/10, 15/16
PH2 stands at 2,228 sqft while PH3 has a floor estate of 2,605 sqft.
Choose from penthouse 2 or penthouse 3.
The three sky penthouse units offer the ultimate luxury. Sky penthouse 1 is already sold, with penthouse 2 and 3 still available. PH2 has four bedrooms, while PH3 has five. PH3 also has its own private lift and lobby, an extra study area attached to the Junior Master Bedroom and three en-suites compared to PH2’s two en-suites. Both layouts however have four bathrooms, a powder room for guests in the communal area as well as a water closet in the yard.
Price upon application
If you compare the prices for Irwell Hill Residences with other new 99-year leasehold condo launches in District 9, it ranks on the lower end. Here’s a look at their lowest transacted prices per square foot for May 2021:
This means a unit at Irwell Hill Residences is lower quantum, which marks well for those who are looking to rent out the apartment.
You want to also keep in mind that the River Valley area is a hugely popular neighbourhood for expats. The nearby Orchard shopping belt is a big factor, along with its proximity to the CBD area. Also, its location near a future MRT station and a relatively huge mall make it really convenient and attractive for future tenants. Locals would also be attracted to the good schools in the area so there’s another rent pool you can tap into.
In term of what you can get out of rent, here’s a look at the rent transactions of surrounding condominiums in June 2021:
These prices are based on the fact that the Great World MRT station isn’t yet running. Once Irwell Hill Residences TOPs, you are likely to fetch a higher rent price.
For more information on Irwell Hill Residences, get in touch with us!