Avenue South Residence Review — Silat Ave · D03
HuatScore: 47/100 — Conditional Buy
Is Avenue South Residence a good buy?
HuatScore rates Avenue South Residence 47/100 — a "Conditional Buy" verdict. That makes it a speculative play for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: Sensible price gap. Main watch-out: Thin future upgrader pool. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Conditional Buy
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2023
- Units: 1,074
- Developer: UOL × UIC
- Avg PSF: ~$2,275 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 54
- Recent resale PSF: ~$2,340 psf
- PSF vs district resale benchmark: -3%
- Gross rental yield: 3.3%
What works in its favour
- Sensible price gap: PSF sits 3% below the local resale benchmark — you are buying under the established market rather than ahead of it.
- Healthy transaction liquidity: 54 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 84/100 — 5.0% annual turnover (54 resales/12mo). Units turn over fast; easy to find buyers when you exit.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
What to watch out for
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 480 HDB blocks total within 2km), and 3 nearby BTOs (incl. Jalan Bukit Merah BTO, ~2030) add a fresh upgrader wave from ~2035. Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Avenue South Residence suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
54 resales in a year, #2 in D3 — liquid. Chart going the wrong way — let the sellers come to you.