CONDODistrict 10

FOURTH AVENUE RESIDENCES

Name: FOURTH AVENUE RESIDENCES
Address: SG

Details

Project: FOURTH AVENUE RESIDENCES
TOP year: 2023
Tenure: 99
Lease start: 2018
Total units: 476
Land size: 20,169 sqm (217,094 sqft)
Plot ratio: 1.8
Developer: Valleypoint Investments Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.63M (est.)
Storeys: 10
Market segment: CCR
District: 10

Nearby Schools

RAFFLES GIRLS' PRIMARY SCHOOLTier-1GEP1.13 km
Nearest SAP schoolNANYANG PRIMARY SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for FOURTH AVENUE RESIDENCES

Total units	476
Blocks	9
Size range	474–1,496 sqft

Bedrooms	Units	Share
1-bedroom	164	34%
2-bedroom	156	33%
3-bedroom	122	26%
4-bedroom	34	7%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~4.1%· low sample (4 sales)	~$1.08M	88
2 BR	~3.3%	~$1.75M	88
3 BR	~2.7%	~$3.1M	24
4 BR	~3.7%· low sample (2 leases, 2 sales)	~$3.35M	2

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

FOURTH AVENUE RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 452 of 476 units at FOURTH AVENUE RESIDENCES. 90% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 0% have been held over 10 years.

90%

Free to sell now

408 of 452 tracked · past SSD

74%

Sitting on a gain

40 of 54 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 502 total recorded transactions.

							Sellable from
Jun 2026	Resale	$2,650,000	947	$2,798	3BR	—	Q2 2030
Jun 2026	Resale	$3,150,000	1,108	$2,843	3BR	—	Q2 2030
May 2026	Resale	$3,158,888	1,108	$2,851	3BR	—	Q2 2030
Apr 2026	Resale	$1,900,000	710	$2,676	2BR	—	Q2 2030
Apr 2026	Resale	$1,098,000	484	$2,269	1BR	—	Q2 2030
Feb 2026	Resale	$1,380,000	645	$2,140	2BR	—	Q1 2030
Feb 2026	Resale	$3,050,000	1,119	$2,726	3BR	—	Q1 2030
Jan 2026	Resale	$2,975,000	1,108	$2,685	3BR	—	Q1 2030
Dec 2025	Resale	$1,710,000	688	$2,485	2BR	—	Q4 2029
Dec 2025	Resale	$2,820,000	1,076	$2,621	4BR	—	Q4 2029

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Fifth Avenue Condominium	219 m	2026-04-01	Resale	$4,800,000	2,432	$1,974
Sixth Avenue Ville	283 m	2026-04-01	Resale	$3,220,000	1,582	$2,035
Fifth Avenue Condominium	219 m	2026-03-01	Resale	$3,000,000	1,345	$2,230
Fifth Avenue Condominium	219 m	2026-03-01	Resale	$3,000,000	1,345	$2,230
Sixth Avenue Ville	283 m	2025-12-01	Resale	$3,508,000	1,754	$2,000
Sixth Avenue Ville	283 m	2025-09-01	Resale	$3,100,000	1,550	$2,000
Second Avenue Junction	189 m	2025-08-01	Resale	$2,780,000	1,711	$1,625
Second Avenue Junction	189 m	2021-11-01	Resale	$2,250,000	1,506	$1,494
Second Avenue Junction	189 m	2014-03-03	Resale	$2,150,000	1,668	$1,289

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for FOURTH AVENUE RESIDENCES

Beds

	01	02	03	04	05	06
06	#06-016892BR	#06-029473BR	#06-039473BR	#06-047102BR	#06-051,4854BR	#06-061,1093BR
05	#05-016892BR	#05-029473BR	#05-039473BR	#05-047102BR	#05-051,4854BR	#05-061,1093BR
04	#04-016892BR	#04-029473BR	#04-039473BR	#04-047102BR	#04-051,4854BR	#04-061,1093BR
03	#03-016892BR	#03-029473BR	#03-039473BR	#03-047102BR	#03-051,4854BR	#03-061,1093BR
02	#02-016892BR	#02-029473BR	#02-039473BR	#02-047102BR	#02-051,4854BR	#02-061,1093BR
01	#01-016892BR	#01-029473BR	#01-039473BR	#01-047102BR	#01-051,4854BR	#01-061,1093BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

53 realized resale exits at FOURTH AVENUE RESIDENCES over the 5y window — 40 profitable, 13 at a loss, averaging 1.38%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	17	5y 1m	0.02%
2BR	19	5y 1m	1.54%
3BR	8	4y 11m	3.07%
4BR	9	6y 0m	2.14%
Total	53	5y 3m	1.38%

Loss Distribution

Unit Type	Count	Avg PSF Buy	Avg PSF Sell	Avg Loss
1BR	11	$2,352	$2,255	S$-47,182
2BR	2	$2,399	$2,322	S$-50,500

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of FOURTH AVENUE RESIDENCES. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

If you bought at FOURTH AVENUE RESIDENCES today at ~$2,629 psf (the recent resale median — last 12 months, 20 sales)…

90.9%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=452 traced current owners, 98.9% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at FOURTH AVENUE RESIDENCES, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.75M, the median of recent sale transactions at FOURTH AVENUE RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

20 within 1 km

Lowest

$1,541

psf

Average

$1,935

psf

Highest

$2,838

psf

This propertyNearby condo


189 m	Second Avenue Junction	FH	1996	$1,625
219 m	Fifth Avenue Condominium	FH	1998	$2,230
283 m	Sixth Avenue Ville	FH	1999	$2,035
365 m	Sixth Avenue Centre	FH	1986	$1,541
381 m	Namly Court	FH	1998	—
466 m	Orchid Apartments	FH	1977	$1,807
469 m	Royalgreen	FH	2021	$2,838
579 m	Villa Azura	FH	1999	$1,671
617 m	The Sixth Avenue Residences	FH	2009	$2,188
630 m	Shamrock Park	FH	—	—
685 m	Casabella	FH	2005	$2,028
707 m	Duchess Residences	FH	2011	$1,812
711 m	Casabella Condominium	FH	—	—
745 m	Hansville	FH	1983	—
803 m	Duchess Crest	LH	1998	$1,926
850 m	Corona Ville	FH	1983	$1,747
882 m	Dynasty Lodge	FH	1985	$1,625
894 m	The Tessarina	FH	2003	$2,301
908 m	Coronation Grove	FH	1985	$1,859
950 m	Dynasty Garden	FH	1979	$1,724

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Raffles Girls' Primary School1–2 km1.02 km
Methodist Girls' School (Primary)1–2 km1.45 km
Nanyang Primary School1–2 km1.51 km
Henry Park Primary SchoolWithin 2 km of blocks 16 & 18 only1–2 km1.98 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 10

FOURTH AVENUE RESIDENCES

Details

Project: FOURTH AVENUE RESIDENCES
TOP year: 2023
Tenure: 99
Lease start: 2018
Total units: 476
Land size: 20,169 sqm (217,094 sqft)
Plot ratio: 1.8
Developer: Valleypoint Investments Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.63M (est.)
Storeys: 10
Market segment: CCR
District: 10

Nearby Schools

RAFFLES GIRLS' PRIMARY SCHOOLTier-1GEP1.13 km
Nearest SAP schoolNANYANG PRIMARY SCHOOLSAP

Unit Catalogue for FOURTH AVENUE RESIDENCES

Total units	476
Blocks	9
Size range	474–1,496 sqft

Bedrooms	Units	Share
1-bedroom	164	34%
2-bedroom	156	33%
3-bedroom	122	26%
4-bedroom	34	7%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~4.1%· low sample (4 sales)	~$1.08M	88
2 BR	~3.3%	~$1.75M	88
3 BR	~2.7%	~$3.1M	24
4 BR	~3.7%· low sample (2 leases, 2 sales)	~$3.35M	2

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 452 of 476 units at FOURTH AVENUE RESIDENCES. 90% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 0% have been held over 10 years.

90%

Free to sell now

408 of 452 tracked · past SSD

74%

Sitting on a gain

40 of 54 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 502 total recorded transactions.

							Sellable from
Jun 2026	Resale	$2,650,000	947	$2,798	3BR	—	Q2 2030
Jun 2026	Resale	$3,150,000	1,108	$2,843	3BR	—	Q2 2030
May 2026	Resale	$3,158,888	1,108	$2,851	3BR	—	Q2 2030
Apr 2026	Resale	$1,900,000	710	$2,676	2BR	—	Q2 2030
Apr 2026	Resale	$1,098,000	484	$2,269	1BR	—	Q2 2030
Feb 2026	Resale	$1,380,000	645	$2,140	2BR	—	Q1 2030
Feb 2026	Resale	$3,050,000	1,119	$2,726	3BR	—	Q1 2030
Jan 2026	Resale	$2,975,000	1,108	$2,685	3BR	—	Q1 2030
Dec 2025	Resale	$1,710,000	688	$2,485	2BR	—	Q4 2029
Dec 2025	Resale	$2,820,000	1,076	$2,621	4BR	—	Q4 2029

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Fifth Avenue Condominium	219 m	2026-04-01	Resale	$4,800,000	2,432	$1,974
Sixth Avenue Ville	283 m	2026-04-01	Resale	$3,220,000	1,582	$2,035
Fifth Avenue Condominium	219 m	2026-03-01	Resale	$3,000,000	1,345	$2,230
Fifth Avenue Condominium	219 m	2026-03-01	Resale	$3,000,000	1,345	$2,230
Sixth Avenue Ville	283 m	2025-12-01	Resale	$3,508,000	1,754	$2,000
Sixth Avenue Ville	283 m	2025-09-01	Resale	$3,100,000	1,550	$2,000
Second Avenue Junction	189 m	2025-08-01	Resale	$2,780,000	1,711	$1,625
Second Avenue Junction	189 m	2021-11-01	Resale	$2,250,000	1,506	$1,494
Second Avenue Junction	189 m	2014-03-03	Resale	$2,150,000	1,668	$1,289

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for FOURTH AVENUE RESIDENCES

Beds

	01	02	03	04	05	06
06	#06-016892BR	#06-029473BR	#06-039473BR	#06-047102BR	#06-051,4854BR	#06-061,1093BR
05	#05-016892BR	#05-029473BR	#05-039473BR	#05-047102BR	#05-051,4854BR	#05-061,1093BR
04	#04-016892BR	#04-029473BR	#04-039473BR	#04-047102BR	#04-051,4854BR	#04-061,1093BR
03	#03-016892BR	#03-029473BR	#03-039473BR	#03-047102BR	#03-051,4854BR	#03-061,1093BR
02	#02-016892BR	#02-029473BR	#02-039473BR	#02-047102BR	#02-051,4854BR	#02-061,1093BR
01	#01-016892BR	#01-029473BR	#01-039473BR	#01-047102BR	#01-051,4854BR	#01-061,1093BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

53 realized resale exits at FOURTH AVENUE RESIDENCES over the 5y window — 40 profitable, 13 at a loss, averaging 1.38%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	17	5y 1m	0.02%
2BR	19	5y 1m	1.54%
3BR	8	4y 11m	3.07%
4BR	9	6y 0m	2.14%
Total	53	5y 3m	1.38%

Loss Distribution

Unit Type	Count	Avg PSF Buy	Avg PSF Sell	Avg Loss
1BR	11	$2,352	$2,255	S$-47,182
2BR	2	$2,399	$2,322	S$-50,500

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of FOURTH AVENUE RESIDENCES. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at FOURTH AVENUE RESIDENCES today at ~$2,629 psf (the recent resale median — last 12 months, 20 sales)…

90.9%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=452 traced current owners, 98.9% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at FOURTH AVENUE RESIDENCES, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.75M, the median of recent sale transactions at FOURTH AVENUE RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

20 within 1 km

Lowest

$1,541

psf

Average

$1,935

psf

Highest

$2,838

psf

This propertyNearby condo


189 m	Second Avenue Junction	FH	1996	$1,625
219 m	Fifth Avenue Condominium	FH	1998	$2,230
283 m	Sixth Avenue Ville	FH	1999	$2,035
365 m	Sixth Avenue Centre	FH	1986	$1,541
381 m	Namly Court	FH	1998	—
466 m	Orchid Apartments	FH	1977	$1,807
469 m	Royalgreen	FH	2021	$2,838
579 m	Villa Azura	FH	1999	$1,671
617 m	The Sixth Avenue Residences	FH	2009	$2,188
630 m	Shamrock Park	FH	—	—
685 m	Casabella	FH	2005	$2,028
707 m	Duchess Residences	FH	2011	$1,812
711 m	Casabella Condominium	FH	—	—
745 m	Hansville	FH	1983	—
803 m	Duchess Crest	LH	1998	$1,926
850 m	Corona Ville	FH	1983	$1,747
882 m	Dynasty Lodge	FH	1985	$1,625
894 m	The Tessarina	FH	2003	$2,301
908 m	Coronation Grove	FH	1985	$1,859
950 m	Dynasty Garden	FH	1979	$1,724

Primary Schools Within 1 km / 2 km

Raffles Girls' Primary School1–2 km1.02 km
Methodist Girls' School (Primary)1–2 km1.45 km
Nanyang Primary School1–2 km1.51 km
Henry Park Primary SchoolWithin 2 km of blocks 16 & 18 only1–2 km1.98 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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