Fourth Avenue Residences Review — Bukit Timah · D10
HuatScore: 73/100 — Solid Choice!
Is Fourth Avenue Residences a good buy?
HuatScore rates Fourth Avenue Residences 73/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: Real gross yield: 3.5%. Main watch-out: Thin future upgrader pool. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Completed: 2022
- Units: 476
- Developer: Allgreen Properties
- Avg PSF: ~$2,600 psf
- Price from: S$1.6M
Live market data
- Resale transactions (12mo): 20
- Recent resale PSF: ~$2,490 psf
- Gross rental yield: 3.5%
What works in its favour
- Real gross yield: 3.5%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
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 10 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D10 · Bukit Timah / Holland: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Fourth Avenue Residences suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
20 resales in a year, #3 in D10 — liquid. No tier-1 primary within 1km — parents will look elsewhere.