Irwell Hill Residences | In-Depth Review 2023

Irwell Hill Residences Facilities

Enjoy the well-being and pleasure of this residence with its carefully planned open lawns and lush greenery. The tranquillity is further enhanced by four preserved heritage rain trees providing ample shade from the sun. Furthermore, the two towers have been set 63 meters apart to create an airier feeling.

Residents can use various facilities, such as the function rooms, which are equipped to host meetings and conferences for those working from home. Additionally, Vista Co-Work provides bespoke workstations with WIFI and charging points set against the city skyline.

The roof terrace, known as Irwell Sky, will provide great spaces to relax with friends or enjoy a magnificent city view. You can also find Sky Lounges and Sky Hammocks for all your needs here.

Other features include a Clubhouse with various indoor facilities, a Landscape deck with a 50m lap pool and children’s pool, BBQ pits, an outdoor fitness area, and a tennis court.

Smart Home System

Integrated with a Smart Hub gateway, Irwell Residences allows you to control your home environment remotely with your mobile device. Enjoy hands-free operation of smart air conditioning units and lights and notifications for smoke detection alerts.

Book facilities easily and securely with the Smart Booking system while getting timely alerts for parcel deliveries with the smart parcel station. Also, let in visitors with a simple tap via Smart Invite, or grant them access by scanning a QR code. Enjoy convenience and peace of mind with such intelligent community features.

Security System

To improve safety for all residents, Irwell Hill Residences condo will introduce a contactless security system upon completion in 2025. To minimize the spread of germs and bacteria, visitors can access common areas via a QR code invitation or Visitor Call Panel. In addition, owners may receive phone notifications when granting entry permission to visitors.

Automatic doors and infra-red lift buttons will also be implemented for contactless entry at common areas for visitors and residents. Residents may gain access through card entry, PIN code, face recognition, or Near Field Communication (NFC). A car license plate reader may also be used.

What’s Nearby?

Shopping Malls

The Irwell Hill Residences is just a stone’s throw away from the Great World City Mall, where residents can indulge in various goods and services. They include fashion, lifestyle, home essentials, beauty, children’s tuition and enrichment programs, banks, medical clinics, preschools, GV cinemas, and multiple eateries. The nearby Valley Point has its own FairPrice Finest supermarket, plus cafes and restaurants such as LR Boulangerie, Starbucks, and Phat Burger Bro. Additionally, there is a pet shop and vet in the mall. Also, there is UE square shopping mall at a strategic location in River valley.

The excellent transport network allows residents to easily reach popular shopping spots in Orchard Road, Marina Bay Sands, Novena, City Hall, Chinatown, Bugis, and Harbourfront. From here, they can enjoy leisure activities such as dining, entertainment, shopping, or marketing for fresh produce.

Interesting Food Places

Irwell Hill Residences offers more than just a variety of dining options at the nearby Great World City Mall. Located in the vicinity are other fascinating food places at River Valley, Tiong Bahru, Dempsey Hill, Robertson Quay, and Mohamed Sultan Road.

• River Valley Road is home to Zion Riverside Food Centre, a small hawker center just opposite Great World City, where residents and workers from the surrounding areas enjoy popular stalls. Several restaurants offer interesting food selections, including Chicken Rice, Boon Tong Kee, Tsukune Ichigo Japanese Yakitori, and Al Afrose Indian restaurant. Also, Culture Spoon offers Thai, Indonesian, Western, and Filipino food, along with sweets.
• Tiong Bahru, an ancient housing estate in Singapore, has evolved into a trendy neighborhood with independent shops, small restaurants, and hipster cafes. Popular dining options include PS Cafe Petit, Chapter 55, Tiong Bahru Bakery, Caffe Pralet, and local delicacies at the Food Centre and Tiong Bahru Market.
• Dempsey Hill, just a short 7-minute drive away, is a well-known culinary destination in Singapore. The former British army barracks have been converted into restaurants, providing an upscale and charming dining experience. Additionally, it’s a popular destination for shopping, particularly for antique furniture, handcrafted carpets, teak works, and exotic art pieces.
• Once one of the largest harbors along the Singapore River, Robertson Quay has been transformed into a lively and fashionable area with restaurants, cafes, pubs, luxury condos, offices, and recreational facilities. It is an ideal entertainment spot at night, offering a serene ambiance for an intimate dinner or a hangout with friends.
• Mohamed Sultan Road, situated next to Robertson Quay, is renowned for its dining establishments, making it a thriving nightlife hub. These areas are within a 15-minute walk from Irwell Hill Residences, making it an attractive investment option for individuals seeking a property with a strong tenant appeal and those employed in the nearby financial district.

Singapore Botanic Gardens

Established in 1859, the Singapore Botanic Gardens is a historical gem and the oldest garden in Singapore. It spanned an impressive 74 hectares and was designated a UNESCO World Heritage Site in 2015, making it a must-visit destination for nature enthusiasts and history buffs.

The garden is significant in Singapore’s greening initiatives, providing botanical and horticultural support. It’s also a hub for plant taxonomic and biodiversity research, making it an essential resource for environmental scientists.

A visit to the Singapore Botanic Gardens would only be complete with exploring The National Orchid Garden. With over 60,000 orchid plants on display, it’s the largest orchid exhibit in the world and a sight to behold.

But it’s not just about admiring the flora. The garden offers a range of activities, such as jogging, dining, and relaxing amidst the lush greenery. And if you’re lucky, you can catch a free concert event.

Nestled near Irwell Hill Residences and facing Dempsey Hill, the Singapore Botanic Gardens is a must-see destination for anyone visiting Singapore.

2 Integrated Medical Hubs

The strategic location of Irwell Hill Residences is a major plus point as it is situated between two world-renowned medical hubs, Health City at Novena and SGH Campus at Outram, which are only 2-3 train stations away.

The development will be rolled out in phases over the next two decades, with the Singapore Outram Community Hospital, Heart Centre, and Academia already completed.

Similarly, Health City Novena is expected to be ready by 2030. Both medical hubs will expand Singapore’s healthcare capabilities to meet the growing medical demands of the population. They will encompass Research, Education, and Patient Care, providing a conducive environment for multi-disciplinary and team-based care models across the spectrum of medical treatment.

Schooling Options

Families with children will find Irwell Hill Residences a great residence choice as plenty of preschools and childcare centres are nearby. Also, it is located near reputable international educational institutes.

a. Schools and Tertiary Institutions

Irwell Hill Residences is situated near various schools, including Alexandra Primary School and River Valley Primary School, which are within a 1 km distance, giving priority admission to children registering for Primary 1 under the Ministry of Education’s allocation system.

Additionally, several prestigious schools along Bukit Timah are accessible via the Stevens MRT interchange. The property is also close to tertiary institutions, including Nanyang Academy of Fine Arts (NAFA) and LASSALE College of the Arts. Moreover, the National University of Singapore (NUS) is easily accessible via connections from Great World MRT station near Irwell Hill Residences.

b. Preschools

Several preschools and childcare centers, such as Pat’s Schoolhouse in Great World City is conveniently located near Irwell Hill Residences, allowing busy parents to drop off their children to work pick them up on the way home. Other nearby schools include Safari House Preschool, Brighton Montessori, and Kay Poh Road Baptist Kindergarten.

c. International Schools

Irwell Hill Residences has convenient access to various international schools in Singapore, making it appealing to expatriate families. These international schools include Dimensions International College, ISS International School, Avondale Grammar School, United World College South East Asia, Dover Court International School Singapore, Overseas Family School, Tanglin Trust, ACS International, Hwa Chong International, Swiss School, Chatsworth International School, Hollandse School, and Singapore Korean International School. Many expatriates working in Singapore’s Downtown areas and financial district are among the potential renters of the property.

Is There Any Rental Demand?

With the rising demand for one-bedroom condos in District 9, the data from URA Realis reveals that one out of eight condo units rented out in D9 back in 2012 were one-bedroom apartments. Currently, it stands at about one out of every four units leased out.

This puts it slightly higher than the Central Region average in 2020. It was 23.7%, while the Central Region’s average was 22.4%. The same trend was observed in the first two months of 2021, with 25.3% for D9 and 23.1% for the Central Region overall.

Therefore, if you want to buy a centrally-located one-bedroom condo unit that is also rentable, District 9 should be one of the first places to look into. Especially when the quantum meets your requirements.

Indicative Pricing and Maintenance Fees

The Irwell Hill Residences’ price per square foot (average) is an attractive $2,649, making it an affordable entry-level property in the prime Central Core Region. Investors will find this pricing more appealing due to its potential rental appeal and higher rental yield.

The median quantum for two-bedroom classic units at Irwell Hill Residences is around $1.9 million at the moment, making this one of the more affordable options in the development.

Comparing similar property listings show that Irwell Hill Residences has a PSF in the middle range. Although this excludes ultra-luxury projects, it still accurately compares the local market. Its advantageous location is one reason why it commands such pricing, and it provides buyers with an even more appealing lower entry-level price than other projects.

The land cost at the time of acquisition was relatively low, allowing the developers to set more attractive pricing for buyers. With the available units at present, it is still one of the more appealing choices in terms of price when compared to its competitors.

For such a luxurious development, the maintenance fees are surprisingly affordable. All units except for penthouses will have to pay less than $500 per month – the lowest being only $325 for Studio and Studio Loft units.

Future Property Value Growth Potential

Irwell Hill Residences is strategically located in the River Valley area, with easy access to the Great World MRT station on the Thomson-East Coast Line. The MRT station’s proximity to the condo is a significant advantage, as it provides easy access to key locations in the city, such as the Orchard, CBD, and Botanic Gardens.

Additionally, the future development plans for the Orchard TEL station and the empty plot of land north of Irwell Hill Residences provide potential upsides for residents, such as commercial, new retail, and recreational amenities and a first-mover advantage for buyers.

Conclusion

The Irwell Hill Residences in District 9 offer an attractive investment opportunity due to its prestigious location on the fringe of the Central Business District and Orchard Road. The high-earning tenant base, proximity to international schools, and excellent public transport network make it a major draw factor.

The development is also conveniently located near the Great World City shopping mall, entertainment spots, and popular areas. Families with young children can benefit from priority admission to nearby primary schools and preschools.

However, potential issues include vehicular noise, one-way traffic and facilities booking problems. Despite these, the positives outweigh the negatives. Lasty, do let me know if you want to know even more details about this project and whether Irwell Hill Residences can be part of your asset progression portfolio.

For investors who are looking to invest real estate in Singapore, you may be pretty hesitant to do so due to the latest cooling measures effective from 27 April 2023, Alternatively, being a local and PR, you can consider to purchase the property under trust although ABSD is still payable. But remission of this ABSD is possible if you meet the eligibility conditions from IRAS.

Lastly, Singapore economy is still very strong fundamental. Although property prices have been going up at a much faster pace since the pandemic, people are still willing to park their wealth here because they see Singapore as an ideal location for property investment.