City Fringe Condo Avenue South Residence is like a Self-Contained Community with Plenty of Features
Located off Kampong Bahru Road at Silat Ave, Avenue South Residence sits on the fringes of the downtown core as well as the Greater Southern Waterfront, an area that is set to be redeveloped into a bustling commercial and residential zone following the relocation of the PSA ports. The large development—comprising a total of 1,074 units in two blocks of 56 storeys—will feel very much like a self-contained community as it also houses commercial units featuring dining and entertaining options, a childcare centre, a public park as well as sky gardens and sky courts containing various features and facilities. Here’s our analysis of this new exciting condo.
Background and Location
Avenue South Residence was a government land site. Last year, joint venture UOL Group, United Industrial Corporation (UIC), and Kheng Leong Company (KLC) made the only bid for the 245,975-square foot site at a price of $1.035 billion, which works out to about $1,138 per square foot per plot ratio. The 99-year leasehold site also comprises five conserved former SIT (the predecessor of HDB) 4-storey blocks, which are set to be turned into commercial entities by the developer.
Site for Avenue South Residence. The art deco-style buildings to the left are the conserved former SIT buildings.
What we liked about Avenue South Residence is that it sits on the city fringes, which is great for buyers who want to be located near enough to the downtown area, yet prefer a much quieter location to live in. When we visited the site during a weekday, we found the area to be relatively tranquil. Avenue South Residence is also situated at the edge of a large and well-developed public housing cluster.
View of Avenue South Residence from Kampong Bahru Road.
Greater Southern Waterfront:
Greater Southern Waterfront Map by URA.
One of the highlights of Avenue South Residence is that it is located at the periphery of the Greater Southern Waterfront, which stretches from Pasir Panjang to Marina East. It was zoned by URA in its 2013 Master Plan for long-term redevelopment into a commercial and residential space, which will be freed up by the relocation of the Tanjong Pagar, Pulau Brani and Pasir Panjang port terminals.
Avenue South Residence will be in on all the action at the upcoming Greater Southern Waterfront. Image courtesy of Google Maps.
Future residents to Avenue South Residence will definitely benefit from the developments in this area, which is set to turn into a themed destination hub featuring new seafront residences, entertainment zones and pockets of public and green spaces in a lush forest-like setting. Work on the Greater Southern Waterfront is expected to start in the next five to 10 years over the span of 20 years, resulting in over 20,000-hectare of waterfront land.
Map of Rail Corridor. Image courtesy of NParks.
The Silat area, which Avenue South Residence resides in, is one of the districts that will have an access park that links directly to the Rail Corridor. The Rail Corridor is a trans-island green artery built along the former railway line. It stretches 24 km north to south of Singapore, linking areas from the upcoming Woodlands North Coast to the future Greater Southern Waterfront. It will be fully connected by 2021 and transformed into a community space.
Food and Retail:
Besides the exciting developments to be expected within and surrounding the site, Avenue South Residence is also located near other amenities.
For dining options, there are a number of coffee shops located at the nearby housing estates. For café fare, it’s a 10-min walk to the ones along Kampong Bahru Road, which feature popular joints like Strangers Reunion and Highlander Coffee Espresso Bar. Walk further and you will find restaurants and bars at Keong Siak Road, which is a 5-min drive from Avenue South Residence. Or go for a 4-min drive to Tiong Bahru Market for hawker fare.
One of the few coffee shops in the nearby housing estates.
Yong Siak Street is a 16-min walk from the condo. The place is a hipster paradise within the Tiong Bahru neighbourhood, featuring not only cool cafes like Plain Vanilla, Forty Hands and Creamier, but also indie retail brands like Nana&Bird and Kwani as well as quaint bookstores like local retailer BooksActually.
More comprehensive shopping options include the nearest mall, Vivocity, one of the largest malls in Singapore and a 4-min drive away from Avenue South Residence. Drive for 6 mins to reach Tiong Bahru Plaza or 9 mins to Ion Orchard at the hub of Singapore’s main shopping district Orchard Road.
The nearest supermarkets (Fairprice and Hao Market) are within walking distance (approx. 4 mins) and located at the first floors of the nearby HDB blocks. Vivocity will also see Fairprice coming in late this year, taking over the space previously occupied by Giant Hypermarket and Cold Storage.
The Hao Mart is within walking distance from Avenue South Residence.
The nearest MRT for Avenue South Residence is Outram MRT, a 14-min walk. It is currently on the East-West and North-East MRT Lines. By 2021, the station will also be part of the Thomson-East Coast Line, taking residents just two stops to reach the CBD area.
By 2025, residents at Avenue South Residence will also be able to take the train from Cantonment MRT station, a 22-min walk from the development. The station is part of the Circle Line extension, which also comprises Keppel and Prince Edward MRT stations. The three stations, once completed, will connect to the Harbourfront and Marina South stations, closing the Circle Line loop.
The new Kampong Bahru Bus Terminal is a 6-min walk. There are buses that go to areas in the west like Boon Lay and Choa Chu Kang and to areas in the east like Pasir Ris and Changi Village. The bus stops right outside the condominium have buses that go to places like Jurong East, Bukit Batok, Clementi, Whampoa, Toa Payoh, Ang Mo Kio and Eunos.
For those driving, it is incredibly convenient to reach expressways AYE (approx. 7 mins) and CTE (approx. 4 mins).
Schools and Medical Accessibility:
There will be a childcare centre within the premise. For local primary school options, there are a couple within walking distance: CHIJ Kellock and Radin Mas Primary School, which take 4 mins and 11 mins respectively. There is also Zhangde Primary School, which is a 4-min drive away.
If you’re considering renting out the unit, Avenue South Residence’s proximity to world-class medical facilities in Singapore General Hospital (4-min drive) and National Heart Centre (2-min drive) can potentially open up a wider pool of renters.
Features and Facilities
Sprawling 56 storeys high, Avenue South Residence will be one of the tallest buildings in the area. A lot of the 1,074 units will therefore enjoy unblocked views of the city skyline and the future Greater Southern waterfront.
A lot of the units will get to enjoy views of the future Greater Southern Waterfront.
There are 1-bedroom to 4-bedroom options to consider, with 2-bedroom units having the most units up for sale. Here’s the unit mix:
|No. of Bedrooms||No. of Units|
Within the site itself, there will be a total of eight commercial units comprising dining and entertainment options as well as a whopping 18 sky gardens and sky courts placed at different levels. These include the 52nd storey’s garden observatory and star-gazing alcove, the 44th storey’s hanging gardens and wind garden as well as the 24th storey’s firefly garden and scent garden.
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