The Avenir
D09 - Orchard / River Valley
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Key milestones for The Avenir.
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Why The Avenir
A landmark development that brings together an unbeatable location and trusted developer pedigree.
River Valley Primary School 85m away
River Valley Primary School is about 85m from the development - next door, and about as close as any private address in Singapore gets to a primary school. There is no secondary school within a kilometre, though the central area holds a wide range of secondary and international options within a short drive.
Great World 343m, plus three more stations inside 880m
Great World station on the Thomson-East Coast Line is about 343m away. Somerset is about 691m for the North-South Line, Havelock about 832m and Fort Canning about 876m for the Downtown Line - four stations covering three lines within a short walk, which is an unusual density of rail for any address.
Built on the Pacific Mansion site
The Avenir occupies the former Pacific Mansion, bought collectively for $980 million - a record price for a collective sale at the time and one of the largest en bloc deals ever concluded in Singapore. Two 36-storey towers now stand on the 12,044.7 sqm parcel, and the scale of that land cost is what set the development's position in the market.
Freehold, 376 units, on a 12,044 sqm site
The Avenir is freehold with 376 residential units across two 36-storey towers on a site of about 12,044.7 sqm. A freehold parcel of that size in District 9 is very rarely available - most sites of this scale in the district are leasehold - and it is the reason the development supports a full amenity programme in a location where boutique sites normally cannot.
Great World City 512m, FairPrice 371m
A FairPrice is about 371m away, Waterfront Plaza about 498m and Great World City about 512m, with Robertson Walk about 602m and Concorde Shopping Centre about 670m. Meidi-Ya, Ryan's Grocery and a Cold Storage all sit at roughly 558m, so Japanese and Western specialty groceries are a five-minute walk.
Between River Valley, Robertson Quay and Orchard
The site sits on the western side of the River Valley corridor, between Robertson Quay and Killiney Road, with the Singapore River and the Robertson Quay and Clarke Quay dining precincts within walking distance and Orchard Road one stop from Somerset. That combination of riverside culture and Orchard retail within a walk is what defines the address.
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The Avenir
D09 - Orchard / River Valley
The Avenir is a freehold residential development of 376 units on River Valley Close, District 9, developed by Carmel Development - a joint venture of GuocoLand, Hong Leong Holdings and Hong Realty. It comprises two 36-storey towers on a site of about 12,044.7 sqm, designed by ADDP Architects, and it obtained its Temporary Occupation Permit in August 2025. URA records all 376 units as taken up following its January 2020 launch.
The land history sets the development's position. The site was the former Pacific Mansion, acquired collectively for $980 million - a record price for a collective sale at the time and one of the largest en bloc transactions ever concluded in Singapore. That figure explains both the scale of the development and its market positioning: a land cost at that level requires a substantial project, and the two 36-storey towers with 376 units are the response. It also means the development sits on a freehold parcel of about 12,044.7 sqm, which is a rarity in District 9, where most sites of comparable size are leasehold and where freehold parcels tend to be small.
The rail position is exceptional. Great World station on the Thomson-East Coast Line is about 343m away, Somerset about 691m on the North-South Line, Havelock about 832m on the Thomson-East Coast Line and Fort Canning about 876m on the Downtown Line - four stations covering three lines within a short walk. That gives direct access to Orchard, Dhoby Ghaut, Chinatown, Downtown, Marina Bay and the east coast without a car, which is unusual even by central standards.
The school position is the other distinctive feature. River Valley Primary School is about 85m from the development - effectively next door, and among the closest private-address placements in Singapore. There is no secondary school within a kilometre, though the central area holds a wide range of secondary and international schools within a short drive.
On everyday provision, a FairPrice is about 371m away, Waterfront Plaza about 498m and Great World City about 512m, with Robertson Walk about 602m and Concorde Shopping Centre about 670m. Meidi-Ya, Ryan's Grocery and a Cold Storage all sit at roughly 558m, so both Japanese and Western specialty groceries are within a five-minute walk. The Singapore River, with the Robertson Quay, Clarke Quay and Boat Quay dining precincts, is within walking distance.
The Developer
GuocoLand
⭐ 9/10 — Major Listed DeveloperGuocoLand Limited is a Singapore-listed property developer with operations in Singapore, Malaysia, and China. The group is a member of the Hong Leong Group Malaysia and has developed notable projects including Guoco Tower (Tanjong Pagar), Wallich Residence, and Martin Modern. GuocoLand is known for creating integrated lifestyle destinations that blend residential, commercial, and retail spaces.
Hong Leong Holdings
⭐ 9/10 — Major Listed DeveloperHong Leong Holdings Limited is the property development arm of Hong Leong Group Singapore, one of Singapore's largest conglomerates. The group has developed numerous residential and commercial projects across Singapore, working in joint ventures with City Developments Limited. Hong Leong Holdings is backed by over 50 years of experience in the Singapore property market.
Why The Avenir Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The rail position here is as good as it gets in the central area. Great World station on the Thomson-East Coast Line is about 343m away, Somerset on the North-South Line about 691m, Havelock on the Thomson-East Coast Line about 832m and Fort Canning on the Downtown Line about 876m - four stations covering three lines within a short walk. That gives direct routes to Orchard, Dhoby Ghaut, Chinatown, Downtown, Marina Bay, Bugis and the east coast, so an owner or tenant here can reach most of the city without a car. On top of the rail, the site sits on the western side of the River Valley corridor between Robertson Quay and Killiney Road, which puts the Singapore River and the Robertson Quay, Clarke Quay and Boat Quay dining precincts within walking distance and Orchard Road one stop away from Somerset. The freehold tenure on a 12,044.7 sqm parcel adds something the location alone cannot: most large sites in District 9 are leasehold, so this is a rare combination of central position, scale and permanent tenure.
Amenities & Lifestyle
Provision is walkable, dense and of high quality. A FairPrice is about 371m, Waterfront Plaza about 498m, Great World City about 512m with its supermarket, cinema and retail floors, Robertson Walk about 602m for dining, and Concorde Shopping Centre about 670m. Meidi-Ya, Ryan's Grocery and a Cold Storage all sit at roughly 558m, so both Japanese and Western specialty groceries are within a five-minute walk, and Orchard Road's full retail range is one stop away. The Singapore River precinct supplies the area's principal leisure and dining amenity, with the riverside promenades at Robertson Quay and Clarke Quay within walking distance. On schooling, River Valley Primary School at about 85m is effectively next door and inside the one-kilometre priority band; there is no secondary school within a kilometre, though the central area holds a wide range of secondary and international options within a short drive. Within the development, the scale of the site supports a full amenity programme with swimming pools, a gym, function and lounging facilities, and landscaped communal areas - a level of provision that would be impossible on a typical boutique District 9 parcel.
Rental & Investment
This is one of the strongest rental addresses in Singapore, and the accessibility is the reason. With four stations covering three lines within a short walk, the development is usable by tenants working in the Central Business District, Marina Bay, Orchard, Bugis, the Novena medical cluster and the east coast - all without a car. The tenant base is predominantly expatriate professionals and executives in finance, law, technology and professional services, together with a substantial corporate and relocation segment, and a family component drawn by River Valley Primary School at about 85m and the central and international schools within a short drive. The river lifestyle at Robertson Quay and the immediate access to Great World City make the address particularly attractive to the relocation market, which typically produces shorter, higher-turnover tenancies at premium rents. What supports rents is the combination of freehold scale, three lines of rail and the river position, together with the fact that at 376 units the development is large enough to have a functioning community but not so large that internal competition dominates. The constraints are price and supply: at this level, entry prices are high, gross yields are modest, and District 9 and 10 carry substantial competing luxury stock. Buyers should underwrite rental reliability, the freehold land value and the school access rather than expecting high headline yield.
Area Transformation
River Valley's transformation is essentially complete, and the most recent chapter was the one that mattered most. The precinct was progressively regenerated over two decades from a mixed residential and light industrial corridor into a prime residential address, with the Robertson Quay and Clarke Quay frontages converted into residential and dining destinations and older low-rise apartment stock along River Valley Road and Kim Seng Road replaced by newer towers - the redevelopment of the Pacific Mansion site into The Avenir, on a $980 million collective purchase, is part of that final wave. The decisive recent change was the Thomson-East Coast Line, which opened Great World and Havelock stations in 2022 and 2023 and gave this side of River Valley direct rail access to Orchard, Marina Bay and the east coast for the first time; before that, the corridor depended on buses and on the North-South Line at Somerset and Dhoby Ghaut. The Downtown Line had previously added Fort Canning station nearby. Looking forward, the changes to expect are the continuing redevelopment of ageing commercial and residential buildings along Kim Seng Road, Havelock Road and River Valley Road, the intensification of the Zion Road and Alexandra corridor, and over the longer term the Greater Southern Waterfront, which will extend the continuous waterfront from Marina Bay towards Pasir Panjang. For an owner here, the expectation is a central district that becomes denser and even better connected while retaining its established riverside character - with freehold tenure on a large site as the element that cannot be replicated.
The Avenir — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| Tenure | 99 years wef 13 May 2025 | 99 years starting from 24 Sept 2024 | Freehold | 99 years from 4 November 2024 | Freehold |
| TOP | 2H 2030 | Q1 2029 | Dec 2017 | Feb 2031 | 2011(TOP+CSC Obtained) |
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| 2 BR | 2 Bedroom $1,863,000 - $1,941,000 538 sqft $3,463 - $3,608 psf 2 Bedroom Plus $2,251,000 - $2,298,000 646 - 689 sqft $3,485 - $3,557 psf | 2 Bedroom + Study $2,337,000 657 sqft $3,557 psf 2 Bedroom Premium $2,163,000 - $2,206,000 603 sqft $3,587 - $3,658 psf | 2 Bedrooms (Attic) $6,484,000 1,981 sqft $3,273 psf 2 Bedrooms (Loft) $5,330,000 - $5,909,000 1,604 - 1,765 sqft $3,133 - $3,684 psf 2 Bedrooms (Loft) + Study $5,303,000 - $5,957,000 1,808 - 1,841 sqft $2,915 - $3,295 psf | 2 BEDROOM $2,058,100 - $2,180,000 657 - 689 sqft $2,987 - $3,204 psf 2 BEDROOM + STUDY $2,175,300 - $2,545,600 764 - 797 sqft $2,847 - $3,236 psf | 2 BR $3,424,813 - $3,459,349 1,173 sqft $2,920 - $2,949 psf |
| 3 BR | 3 Bedroom $3,375,000 - $3,412,000 797 - 904 sqft $3,733 - $3,774 psf | 3 Bedroom $3,123,000 - $3,159,000 786 - 883 sqft $3,581 - $3,623 psf | 3 Bedrooms (Loft) $8,338,000 - $8,777,000 2,422 sqft $3,443 - $3,624 psf | 3 BEDROOM $3,212,700 - $3,270,500 1,033 - 1,076 sqft $3,110 - $3,166 psf 3 BEDROOM PREMIUM (with Private Lift) $4,019,900 - $4,248,600 1,163 - 1,195 sqft $3,456 - $3,555 psf | 3 BR $6,944,024 - $7,430,981 1,754 - 2,593 sqft $2,782 - $3,042 psf |
| 4 BR | 4 Bedrooom Plus $6,174,000 - $7,074,000 1,830 sqft $3,374 - $3,866 psf | 4 BEDROOM PREMIUM (with Private Lift) $4,634,300 - $4,978,600 1,421 - 1,582 sqft $3,261 - $3,504 psf | 4 BR $6,953,234 - $10,938,063 $2,859 - $3,344 psf | ||
| 5 BR | 5 BEDROOM PREMIUM (with Private Lift) $6,436,800 - $6,867,900 1,884 - 4,144 sqft $3,417 - $3,645 psf |
