Imagine hunting for a quiet freehold within a stroll of Orchard Road, where the neighbours are embassies and international schools rather than shopping crowds. Anderson Road is that hunting ground, and Avalon — 82 freehold units completed in 2000 by Leonie Court Pte Ltd — is one of its more discreet residents. Discreet to a fault, in fact: the last recorded sale closed in March 2024 at S$5.0 million, and nothing has traded since (as of 2024-03).
The eight transactions that do exist tell a firm story. Prices ranged from S$3.12 million to S$5.0 million, averaging S$3.87 million at S$2,113 psf, with yearly average psf climbing from S$1,959 in 2021 to S$2,436 in 2023 before the 2024 print at S$2,233 (as of 2024-03). Meanwhile, ninety-four rental contracts averaging S$6,332 a month confirm what the sales tape cannot: this building is continuously lived in, mostly by tenants who value the Stevens–Orchard pocket's peculiar mix of centrality and hush. The gross yield, at 1.96%, tells you immediately this is not an income play — it is a location play with an en-bloc footnote.
Avalon sits in District 10's Core Central Region heartland, where the modern comparables run S$2,467 psf at Fourth Avenue Residences to S$2,946 psf at Skye at Holland, and freehold Leedon Green averages S$2,786 psf. Avalon's recorded S$2,113 psf — the 52nd percentile of district pricing (as of 2024-03) — is the vintage discount in numeric form: a 26-year-old building trading roughly a quarter below the district's freehold new-launch benchmark, on floorplates the new launches rarely build. Four-bedroom sales here averaged S$3.54 million and five-bedders S$4.85 million. The District 10 dashboard puts the whole neighbourhood's pricing ladder on one screen.
Age is context, not verdict. At roughly 26 years since completion, the sensible questions are practical: when were the lifts last overhauled, what is the state of the waterproofing, and has the management council kept maintenance fees realistic rather than artificially low? A well-run older building routinely outlives its younger, poorly-governed neighbours in both livability and resale performance — the AGM paper trail tells you which kind this is.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 82-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
Overview & Key Facts
AVALON is a freehold condominium at ANDERSON ROAD in District 10 (CCR), developed by LEONIE COURT PTE LTD, comprising 82 units, completed in 2000.
Location & Connectivity
AVALON is approximately 810m from Stevens MRT station, with 8 stations within 1.5 km.
Schools & Education
16 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 300m |
| ISS International School (Paterson) | International | 360m |
| Chatsworth International School (Orchard) | International | 760m |
| Methodist Girls' School | Secondary | 810m |
| St. Anthony's Primary School | Primary | 820m |
| Methodist Girls' School (Primary) | Primary | 860m |
| Anglo-Chinese School (Primary) | Primary | 870m |
| Nanyang Primary School | Primary | 940m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $2,095 psf | $3,540,000 |
| 5+ BR | 2 | $2,166 psf | $4,850,000 |
Market Position
AVALON has recorded 8 sales at an average price of $3,867,500.
Ranks in the top 48% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,959 psf | — |
| 2022 | 3 | $2,119 psf | ↑ 8.2% |
| 2023 | 1 | $2,436 psf | ↑ 14.9% |
| 2024 | 1 | $2,233 psf | ↓ 8.3% |
Loading chart data...
AVALON prices have cooled 8.3% from the 2023 peak, yet remain 14.0% above where the series began in 2021.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: international school families, long-term hold (10+ yr), en-bloc speculators and freehold / generational hold. Reasonable access to one or more international school clusters via car or school bus.
For car-owning households, foreign / absd-aware buyers and heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
yield-focused investors and resort facilities should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The schooling geography is nearly unfair. ISS International School's Preston and Paterson campuses sit 0.30km and 0.36km away, Chatsworth International 0.76km, Methodist Girls' School 0.81km, St. Anthony's Primary 0.82km, Anglo-Chinese School (Primary) 0.87km and Nanyang Primary 0.94km — seven serious campuses inside a kilometre. Few addresses anywhere in Singapore support both the international-school and elite-local-school playbooks this comfortably.
Connectivity holds up despite the low-rise serenity. Stevens interchange — Downtown and Thomson-East Coast Lines — is 0.81km, Napier 0.87km, and Orchard's triple-line hub 1.05km; the commute-time map shows how much of the island resolves within thirty minutes of this pocket.
The en-bloc dimension is a live secondary thesis. At 26 years old, with 82 units on Core Central Region land, Avalon scores 57 — moderate — on our redevelopment screen (as of 2024-03). That is not Astridville-grade arithmetic, but it is enough to matter over a decade, and the Master Plan map is the right place to watch the plot-ratio context evolve.
Finally, the space-per-dollar equation: S$2,113 psf buys four-bedroom floorplates averaging S$3.54 million here, while the same money at Leedon Green's S$2,786 psf buys materially less house. Ninety-four rental contracts averaging S$6,332 monthly (as of 2024-03) prove the format leases well to families — the deepest rental evidence base in this corner of our review series.
The yield is the bluntest number in this review: 1.96% gross (as of 2024-03), the weakest in its peer set. At an average S$3.87 million outlay, the arithmetic only works for buyers whose return is measured in lifestyle, schooling access or eventual redevelopment — not rental income. Anyone modelling this as an investment should run the cash-flow calculator and confront the negative-carry scenarios honestly.
Liquidity has gone quiet. Zero transactions in the trailing twelve months and a last print in March 2024 mean today's fair value is an estimate, not a fact; the 2023 average of S$2,436 psf rests on a single sale, as does 2024's S$2,233. Verify the underlying caveats at URA and treat the year-to-year psf swings as unit-mix noise rather than market signal.
Age is the third structural item. A 2000-vintage building means many units now reward — or require — six-figure renovation budgets for kitchens, bathrooms and services, a point our persona screen flags explicitly. The maintenance trajectory of a 26-year-old low-rise also deserves scrutiny of the sinking fund before purchase. And while the moderate en-bloc score of 57 is genuine optionality, 82 owners is a much harder consensus problem than the six-unit collectives that dominate redevelopment headlines; price it as a bonus, never as the plan.
The trailing twelve months produced no recorded sales (as of 2024-03); whoever transacts next writes the new benchmark for all 82 units, which cuts both ways depending on which side of the table you sit.
[
{
"persona": "International school families",
"fit_color": "green",
"rationale": "ISS International's two campuses sit within 360 metres and Chatsworth within 0.76km — school-run logistics few Singapore addresses can match at any price."
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"rationale": "Freehold tenure, a 52nd-percentile entry rate and the slow-burning en-bloc option all favour owners who measure their horizon in decades."
},
{
"persona": "En-bloc speculators",
"fit_color": "green",
"rationale": "A 26-year-old freehold on District 10 land scoring a moderate 57 is a legitimate watch-list entry — though an 82-owner consensus is far harder than boutique collectives."
},
{
"persona": "Freehold / generational hold",
"fit_color": "green",
"rationale": "Prime-district freehold with large family floorplates is the classic multi-generation asset; the vintage discount at S$2,113 psf (as of 2024-03) sweetens the entry."
},
{
"persona": "Car-owning households",
"fit_color": "amber",
"rationale": "Stevens interchange at 0.81km is walkable in mild weather, but this Anderson Road pocket ultimately assumes a car for daily life — parking and arterial access matter here."
},
{
"persona": "Heavy renovation / value seekers",
"fit_color": "amber",
"rationale": "The 2000-vintage interiors reward a S$150k-plus renovation for kitchens, bathrooms and finishes — priced correctly, that budget is how the vintage discount becomes value."
}
]
Avalon is a lifestyle asset with an investment-grade address and a deliberately unexciting spreadsheet. What you are buying at S$2,113 psf (as of 2024-03) is the Stevens–Orchard pocket itself: seven schools within a kilometre, three MRT lines within 1.05km, and freehold land in a district where modern freehold trades a quarter higher. What you are not buying is income — 1.96% gross settles that — or liquidity, with the tape silent since March 2024.
The natural shortlisters are families running international or elite-local school strategies who intend to occupy for a decade, and patient wealth that wants prime-district freehold land exposure with a moderate en-bloc option attached. Renovation-minded value buyers fit too: the vintage discount funds the makeover. Yield investors and anyone needing a dependable five-year exit should look elsewhere without hesitation.
Think in ten-year units. Over that span, the school geography keeps the tenant and buyer pools replenished, the freehold title does its slow work, and the redevelopment story gets ten more years of plot-ratio history. Before offering, set Avalon against Leedon Green and Fourth Avenue Residences on the comparison tool — the question is not which is cheaper per square foot, but which discount you are being paid to accept.
One closing discipline matters more here than in high-volume projects: a 1.96% gross yield (as of 2024-03) leaves little cushion once maintenance, property tax and vacancy are netted off, so build the full monthly ledger rather than trusting the headline figure. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for AVALON?
Is AVALON freehold?
What is the rental yield for AVALON?
Which MRT is nearest to AVALON?
Sources & Next Steps
- AVALON Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions
- Rental data: 94 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2024 · 8 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...