Irwell Hill Residences, Condo in Singapore's Prime District 9

Irwell Hill Residences Review – District 9 Condo By CDL

This is a review of Irwell Hill Residences, an exclusive condo development in Singapore’s prime District 9 by City Developments (CDL).

Irwell Hill Residences will comprise two 36-storey blocks offering a total of 540-units (537 units of 1- to 4-bedrooms plus 3 Sky penthouses). It is situated at the junction of Irwell Bank Road and River Valley Road, which is at the fringe of Orchard Road and the Central Business District (CBD). The upcoming Great World MRT station (TE15) along the Thomson-East Coast Line, which is expected to be completed this year, is just a 3-minute walk from the development.

In this review, we seek to provide an unbiased examination of its design, locational attributes and investment potential vis-à-vis other newly launched properties in the vicinity.

For a deeper insight of the development or to visit the show gallery for an information-sharing session, please contact the developer sales representative. Alternatively, you can WhatsApp Us.

To navigate directly to each section of the review, please click on the links in the Table of Contents below.

Key Locational Attributes of Irwell Hill Residences

Below are some of the key attributes of Irwell Hill Residences that will appeal to potential property investors:

  • Prime District 9 and sited within the exclusive Leonie Hill Planning Area
  • Excellent transport network – 3 minutes walk to the upcoming Great World MRT station
  • A 2-minute walk to the Great World City Mall
  • Easy access to shopping malls in Orchard Road, Novena, City Hall, Marina Bay and Bugis offer residents a wide range of everyday conveniences, amenities, eateries and more
  • 5 to 10-minute drive to the Central Business District (CBD) and Marina Bay Financial Centre
  • Minutes to Robertson Quay, Tiong Bahru Conservation Area, Dempsey Hill and Singapore Botanic Gardens
  • At the fringe of Singapore's Historic, Civic and Art Districts, as well as the Greater Southern Waterfront transformation
  • Located between two world-class integrated medical hubs - SGH Campus and Health City Novena
  • Close proximity to popular schools within 1 to 2 km


Irwell Hill Residences Site Location

Irwell Hill Residences will occupy a land area of 137,634 sqft, a reasonably good size for a District 9 property. With an almost rectangular shape, it will allow the developer to maximise land use. It is located beside the junction of Irwell Bank Road and River Valley Road.

Irwell Hill Residences Site Location Some may have issue with this as the junction can get a bit noisy due to the morning and evening peak hour traffic on weekdays. But at other times of the day and during weekend, traffic is mostly light to moderate. To mitigate the traffic noise, the two tower blocks are constructed to face away from the busier Irwell Bank Road. Therefore, we believe this would not be a major problem for most.

Perhaps, many may not have realised that being situated at the junction has its advantage though - both the Irwell Bank Road and River Valley Road will provide a good buffer from the other developments nearby. This will provide better privacy and make its immediate surrounding feels less built up.

The entrance/exit for Irwell Hill Residences will at the new Irwell Hill Road, off Irwell bank Road. Residents turning into this new road will have to navigate up a moderate upslope as the development sits on a small hill. This is not a bad thing though, as the higher elevation will afford residents better views.

There will also be a side gate facing River Valley Road. This will provide residents a short-cut to the bus stops, Great World City shopping mall and MRT station.

In the vicinity of this prime private residential enclave are some new developments such as New Futura, Riviere, RV Altitude and Iveria.

And at the site of the former Liang Court beside Clarke Quay, Canninghill Piers and Canninghill Square is expected to be launched later this year. It is an integrated development consisting of a 700-unit residential development, a 2-storey retail podium, a hotel managed by Marriott International and the 192-unit Somerset Serviced Residences to be jointly developed by City Developments, CapitaLand & Ascott Reit.

Given the competition and the the relatively "low" land price, City Developments has launched Irwell Hill Residences at a very attractive price starting from $2,4xx psf. The smallest studio apartment will be offered at $998,000.

Unique Selling Points

  • An exclusive development in prime District 9 with two iconic 36-storey towers
  • A distinctive champagne gold pixel-patterned facade that sets it apart from other developments in the area - a landmark in the making
  • Recipient of the BCA Green Mark GoldPlus award for sustainability development
  • Designed by multiple-awards architect – MVRDV (Concept Architect) and ADDP (Principal Architect)
  • The two tower blocks are spaced diagonally side-by-side and 63m apart to prevent direct overlooking of each other. This will ensure greater privacy while providing maximum views of the city and surroundings.
  • Units generally have a North-South orientation, which helps to avoid the morning and afternoon sun
  • A wide selection of unit sizes – from studio apartments to 4-Bedroom premium units, plus 3 Sky Penthouses.
  • Curated communal spaces and facilities complemented by expansive landscaping catering to live, work, study and play
  • Unique "botanical" landscape integrated with facilities throughout the entire development to provide a green sanctuary.
  • Landscaping and greenery will occupy 76% of entire site
  • Adaptable spaces for living and working
  • Provision of luxurious fittings and branded home equipment
  • Provision of premier residential services
  • In-built with Smart Home and Security features


Unit Types At Irwell Hill Residences

Irwell Hill Residences offers a good range of units ranging from 1- to 4-Bedrooms, plus three Penthouses (2 x 4-Bedroom and 1 x 5-Bedroom). However, the predominant unit types are the 1-Bedrooms and 2-Bedrooms, comprising 81% of total units (or 438 out of 540 units). For a breakdown of unit types, please refer below.

With the smallest unit being the 398 sqft Studio, the cheapest unit has been offered at $99x,000, a very attractive level for a District 9 property. As can be seen by the unit mix,  CDL seems to be targeting certain segments of buyers by making them more "affordable". These include the following:

  • Singles staying alone
  • Working professionals in the Central Business District (CBD)
  • HDB upgraders and those looking to invest in a District 9 property, but could not afford a larger unit
  • Investors of a second property
  • Existing homeowners looking to upgrade to a prime location
  • Retirees or empty-nesters who wish to live near the city with all the conveniences it offers

Nevertheless, there are still quite a good number of units in Irwell Hill Residences for those with bigger families - 33 units each of  3-Bedroom Classic, 3-Bedroom Premium and 4-Bedroom Premium (which comes with a private lift). In addition, there are 3 Sky Penthouses (2 x 4-Bedroom and 1 x 5-Bedroom).

The design for all the units are very functional and the use of space optimal. They either come with a dumbbell layout or a rectangular living/dining area. For the 2- and 3-bedders, all the bedrooms are neatly lined up on one side, clearly delineating it from the rest of the unit for more privacy.

All Studio and 1-Bedroom+Study units at Irwell Hill Residences are designed with adaptability in mind. For example, the bespoke countertops can easily be converted into workstations, extended preparation spaces, and dining tables.

All units will be finished with branded fittings from Gessi and sanitary ware from Geberit, and equipped with appliances from Miele and Bosch. Marble flooring will be provided for the living and dining rooms, tiles for bathrooms and timber for bedrooms.

Size-wise, all the units are comparable to what can be found in recent new property launches. However, some may have issue with with 2.75m ceiling height, which is slightly lower than the 3.0m found in some new developments. Otherwise, there is little to complain about overall.







Extended Kitchen Countertop

Extended Countertop

Studio / Studio Loft398 - 614 sqft346%
1-Bedroom+Study / 1-Bedroom+Study Loft452 – 667 sqft10219%
2-Bedroom Classic / 2-Bedroom Classic Loft603 – 764 sqft13525%
2-Bedroom Premium / 2-Bedroom Premium Loft657 – 829 sqft16731%
3-Bedroom Classic861 sqft3319%
3 Bedroom Premium1,270 sqft3319%
4-Bedroom Premium (Pte Lift)1,539 – 1,582 sqft3319%
Sky Penthouse (4-Bedroom)2,185 / 2,228 sqft21%
Sky Penthouse (5-Bedroom Pte Lift)2,605 sqft119%
Total 540100%

Click on the link for Irwell Hill Residences Floor Plans.


Maintenance Fees

The maintenance fees for Irwell Hill Residences are set at very reasonable levels for such a premium development, especially after taking into account the premier residential services that will be provided. Except for the penthouses, all the other units will be paying less than $500 per month. The lowest maintenance fee is $325 for the Studio and Studio Loft units.

Unit Type Estimated Area (sqft) No. of Units Share Values Estimated Maintenance Fees
($65 psv/pm before GST)
Studio / Studio Loft398 - 614345$325
1-Bedroom+Study / 1-Bedroom+Study Loft452 - 6671025$325
2-Bedroom Classic / 2-Bedroom Classic Loft603 - 7641356$390
2-Bedroom Premium / 2-Bedroom Premium Loft657 - 8291676$390
3-Bedroom Classic861336$390
3-Bedroom Premium1,270337$455
4-Bedroom Premium (Pte Lift)1,539 - 1,582337$455
Sky Penthouse (4-Bedroom)2,185 - 2,22828$520
Sky Penthouse (5-Bedroom)2,60529$585


Irwell Hill Residences Fact Sheet

Project NameIrwell Hill Residences
DeveloperCDL Perseus Pte. Ltd.
Location / AddressIrwell Hill (Off Irwell Bank Road)
Description of Property2 Blocks of a 36 Storey Development
No. of Units540
Tenure of Land99 Years Commencing from 13 April 2020
Expected Vacant PossessionTBA
Plot Ratio2.8
Site Area12,785.5 sqm / 137,634 sqft
Gross Floor Area385,375 sqft
Car Park LotsTBA
Principal ArchitectAADP Architects LLP
Concept ArchitectMVRDV B.V
Landscape ConsultantEcoplan Asia Pte Ltd
Main ContractorTBA
M&E EngineerTBA
C&S EngineerTBA
Project IDIndex Design Pte Ltd

Concept Architect:  MVRDV

  • World renowned architect
  • Established in 1993 I Rotterdam (Netherlands). Employs 250 architects and designers
  • Multi-award recipient – The International Architecture Awards (2020), Best Architects 21, Best Urban Renewal Project Awards (2020), Silver Pyramid Award, 2020 Life in Architecture Awards, DFA Design for Asia Awards, MIPIM Architectural Review Future Projects Award 2020, etc
  • Notable projects - The Imprint (Paradise City, Seoul, South Korea). The Stack for Southbank (Melbourne, Australia), Gaite Montparasse (Paris, France), Weenapoint Complex (Rotterdam, the Netherlands), etc

Principal Architect: AADP

  • Awarded BCI Asia Top 10 Architectural firm in Singapore (2005 – 2019)
  • Achieved 174 awards such as BCA Built Environment Leadership Award (Gold Class Award Winner) in 2016, FIABCI PRIX d’ Excellence Awards, sia Pacific Property Awards, South East Asia Property awards.

Landscape Architect: Ecoplan Asia Landscape Architects & Planners

Founded in 2010, Ecoplan provides landscape architectural planning and design services to clients in both the public and private sectors. Their service includes the following:

  • Landscape Architecture
  • Site Planning & Management
  • Urban Planning, Design & Rehabilitation
  • Golf Course Planning and Design
  • Land Use Planning & Feasibility Study
  • Environmental Impact and Natural Resource Analysis
  • Recreation Planning and Design
  • Visual Communications
  • Landscape Assessment and Design services for
  • Roads and Highway construction. Land reclamation.
  • Slope protection and other similar projects

Some of their projects are Kent Ridge Hill Residences, Affinity, Jadescape, Parc Esta, High Park Residence, Amber 45, etc.


Irwell Hill Residences Facilities

Irwell Hill Residences offers a wide range of facilities that are designed for the well-being and enjoyment of all residents, including the young. They are carefully planned to incorporate open lawns and greenery that offer a respite from the hectic modern lifestyle. For example, four heritage raintrees are conserved in which their lush canopies will provide extensive shade from the sun. The space between the two tower blocks is also well spaced out (set 63m apart and diagonally side-by-side) to provide a more airy and open feel.

Some other notable design features include:

Function Rooms - They are equipped to host meetings and conferences for the convenience of residents working from home, which has become the new normal amid the ongoing covid-19 pandemic. The rooms can also be shielded from the outside for more privacy.

Vista Co-Work - Located at Level 24 of both towers, it is a purpose-designed space reserved for residents to work from home. The bespoke workstations provided will be equipped with WiFi and charging points. The co-working spaces will be set against greenery and a panoramic view of the city's skyline.

Irwell Sky - Located at the top of the towers, the roof terraces provide for intimate gatherings with friends and loved ones. For those simply looking for relaxation, the Sky Lounges and Sky Hammocks will provide them great views of the city's skyline or to stargaze while recharging their body, mind and soul.

Irwell Hill Residences Facilities

Facilities Site Plan

Co-Working Space on Level 24

Co-Working Space on Level 24

Irwell Hill Residences Sky Lounge

Sky Lounge

Gym At Irwell

Gym At Irwell

Irwell Hill Residences 50m Raintree Pool

50m Raintree Pool

Premier Residential Services

Residents at Irwell Hill Residences will be pampered with a slew of premier residential services to enhance their quality of living. A team of Residential Hosts will provide seamless assistance from day-to-day needs such as arranging for laundry, delivery acceptance, and transport bookings; to special occasions like catering for parties, restaurant reservations, and more. {Note – Selected services are chargeable}.

Below is the list of residential services provided:


Welcome and Arrival Assistance At Irwell Hill Residences

Welcome & Arrival Assistance

  • Arrival Welcome and Assistance
  • Reception Service
  • Wet Weather Assistance
  • Transport Arrangement

Estate and Living Services At Irwell Hill ResidencesEstate & Living

  • Estate and Local Information
  • Facility Reservation
  • Pool Towel Service
  • Moving-In Assistance
  • Delivery Assistance
  • Bicycle Loan
  • Wheelchair Loan

Irwell Hill Residences - Service Requests

Service Requests

  • Hotel and Restaurant Reservations
  • Business Services*
  • Laundry and Housekeeping Services*
  • Private Chef / Caterer for Parties*
  • Pet Care / Grooming Services*
  • Mail and Courier Services*
  • Handyman and Pest Control Services*

*Terms & Conditions Apply


Smart Home System

Life at Irwell Hill Residences is enriched with smart features that will enhance the quality of life of residents. Every unit will be fitted with a Smart Hub gateway which connects to various smart provisions, allowing residents to remotely control them via an app on their mobile device. These include the following:

Smart Home System

Smart Air Con
Hot day? Turn on the air conditioning remotely and have the home cooled in preparation for your return.


Smart Lighting

Smart Lighting
Schedule the lights to come on automatically or check if you have forgotten to turn them off.


Smart Smoke Detector

Smart Smoke Detector
Be promptly alerted so you can call for help if no one is at home to investigate.


Smart Voice Control

Smart Voice Control
Hands-free control of your smart home devices. A smart voice assistant means you can also ask about the news, weather, traffic; set reminders; play music; and more.

Smart Community System

Smart Booking

Smart Booking
Check if facilities are available and book them at your convenience. Allows you keyless access too.


Smart Parcel

Smart Parcel
Parcel station sized to accept packages as well as letters, and sends you an alert to retrieve them.


Smart Notifications

Smart Notifications
Expecting guests? See who has arrived at the Lift Lobby and let them in with a simple tap through your mobile device.


Smart Invite

Smart Invite
Allow your visitors entry to the development with a QR invite that can be scanned and verified.


Security System

Besides the Smart Home System, there will also be a security system with several contactless features to enhance the safety of residents by minimising the spread of germs within Irwell Hill Residences amid the ongoing covid-19 pandemic.


Contactless Entry At Common Areas (For Visitors)

  • Visitor Call Panel
  • QR Code Invitation
  • Phone Notification to Owners for Entry Permission
  • Automatic Doors
  • Infra-red Lift Buttons (to be confirmed)

Contactless Entry At Common Areas (For Residents)

  • Card Entry / PIN Code /Face Recognition / Near Field Communication (NFR)
  • Automatic Door
  • Infra-red Lift Buttons (to be confirmed)
  • Car License Plate Reader

Irwell Hill Residences - A Sustainable Green Development

lrwell Hill Residences is a proud recipient of the BCA Green Mark GoldPlus award. This will ensure that residents will take pleasure in a home that not only provides the best of modern comforts, but does so with their interest — and that of the earth — at heart.

Environmental Quality and Protection

Environmental Quality and Protection

  • Use of environmentally friendly products certified by approved local certification bodies
  • Use of low Volatile Organic Compounds (VOC) paints for internal walls to reduce indoor air pollution
  • Conservation of existing raintrees and large expanse of lawn

Passive Cool Design Architecture

Passive Cool Design Architecture

  • Designed to reduce direct West-facing units
  • Units are designed with balconies and/or other sun-shading elements such as horizontal ledges and tinted window glass to reduce direct sunlight penetration into unit interior

Water Efficiency

Water Efficiency

  • Water efficient fittings provided for all units


Energy EfficiencyEnergy Efficiency

  • Provision of energy efficient air-conditioners for all units
  • Efficient lighting design with use of LED lighting and motion sensors
  • Energy efficient lifts with Variable Voltage Variable Frequency (VVVF) drive, sleep mode and regenerative power feature

Other Green Features

Other Green Features

  • Extensive greenery and landscape
  • Pneumatic waste collection and disposal system
  • Double refuse chutes for recyclable and non-recyclable waste
  • Siphonic rainwater discharge system at roof
  • Provision of bicycle parking lots at basement level
  • Good access to bus stops
  • Recycling bins for collection and storage of recyclable waste
Irwell Hill Residences’ Price Guide

City Developments has just provided its price guide for Irwell Hill Residences. It will range from $2,4xx to $2,6xx psf, with the smallest Studio apartment selling below $1.0 million for a District 9 property! The prices compared very favourably with recent transacted prices between $2,680 psf and $2,860 psf for 99-year leasehold condos in the vicinity.

For more information or showflat viewing, please contact us. Below is the price guide:

[table id=41 /]

City Developments' Winning Bid At Government Land Sale

During the Government Land Sale (GLS) in Jan 2020, City Developments clinched the 137,632.6 sq ft site by submitting a bid of nearly $583.89 million. This translates to $1,515.10 per square foot per plot ratio (psf ppr), beating 6 other competitors in the process.

The second-highest bid came from a consortium comprising Far East Organization, Sino Group and Sekisui House at $560.1 million, or $1,453.37 psf ppr. The lowest bid of $409.89 million, or $1,063.60 psf ppr was submitted by Winvale Investment.

The winning bid by CDL is lower than expected and this could be attributed to the rather hefty absolute price of nearly $584 million for the site, as well as caution ahead of a slew of new and upcoming property launches in the Core Central Region (CCR). As can be seen below, the land price compares very favourably against recent land sales such as:

  • Dunearn Garden - $1,914 psf ppr
  • Tulip Garden - $1,790 psf ppr
  • Jiak Kim Street - $1,732 psf ppr
  • Cairnhill Heights - $1,638 psf ppr
  • Makeway Avenue - $1,625 psf ppr
  • Tan Quee Lan Street - $1,525 psf ppr

This has enabled CDL to price its latest luxury project very competitively, providing buyers an excellent opportunity to own a District 9 property.

Development Charges

Development Charges

Meanwhile, besides the land price, it's worthwhile to examine the Development Charges (DC) for the various areas and their subzones. As stated in the Urban Redevelopment Authority (URA) website, the Development Charge is defined as follows:

"Development charge is a tax that is levied when planning permission is granted to carry out development projects that increase the value of the land".

In other words, the higher the Development Charge, the higher the value of the land. As can be seen from the table, the Planning Area for River Valley (Leonie Hill) is pegged at $12,250. This is higher than many of the surrounding areas, except those in Orchard/Newton, meaning buyers of Irwell Hill Residences will be getting a property that sits on a piece of land with a relatively high value.

For an update of the pricing for Irwell Hill Residences, please submit your request here and we will revert to you shortly.


About City Developments

City Development Ltd

The developer for Irwell Hill Residence is CDL Perseus, a unit of City Development Limited, one of Singapore's most well-known and trusted property developers.

Some of the high-end projects it has developed include St Regis, South Beach Residences, Boulevard 88 and Cliveden At Grange, among many others.

City Developments Limited (CDL) is a leading global real estate company with a network spanning 106 locations in 29 countries and regions. Listed on the Singapore Exchange, the Group is one of the largest companies by market capitalisation. It has a diverse geographical portfolio comprising residences, offices, hotels, serviced apartments, shopping malls and integrated developments.

With a proven track record of more than 55 years in real estate development, investment and management, it has developed over 46,000 homes and owns over 24 million square feet of gross floor area in residential, commercial and hospitality assets globally.

Along with CDL’s London-based hotel arm, Millennium & Copthorne Hotels Limited (M&C), the Group has 152 hotels and 44,000 rooms worldwide, many in key gateway cities.

CDL has consistently won many industry awards such as the Quality Excellence Award – Quality Champion (Platinum) by the Building and Construction Authority (BCA) in 2019. It has also been voted the "Best Developer in the Residential Sector (Singapore)" and also the "Best Developer in the Innovative Green Development Sector (Singapore)" in the 2020 Euromoney Real Estate Survey.

Globally, CDL remains the first Singapore corporation to be listed on three of the world’s leading sustainability benchmarks – FTSE4Good Index Series (since 2002), Global 100 Most Sustainable Corporations in the World (since 2010), and Dow Jones Sustainability Indices (since 2011).

In Singapore, some of its outstanding developments include St Regis, South Beach Residences, Boulevard 88 and Cliveden At Grange, among many others.


Allure of A Prime Address

Located in Singapore’s prime District 9, Irwell Hill Residences will present investors an opportunity to own a property in one of Singapore’s most coveted residential addresses. Owning an upscale residential property with an alluring address is held in esteem and is a symbol of status. Hence, it is unsurprising that many foreign investors are drawn to the area. As have been reported, Singapore is one of the world's most sought-after locations for buying investment homes, especially from the ultra rich.

This can be attributed to Singapore’s safe-haven reputation, which has been further strengthened by successfully managing the coronavirus pandemic and helping businesses to overcome it. Although the global covid-19 pandemic is still raging, the rapid rollout of vaccination has offered guarded optimism that it could be brought under control. Hence, this provides a window of opportunity to invest in a prime property before the rebound in prices gathers further pace.

A development like Irwell Hill Residences, being on 99-year lease, will offer investors a more affordable option as it sits at the fringe of Orchard Road. However, it still has the benefit of sharing the highly coveted District 9 address with its more eminent neighbour.


An Excellent Transport Network

MRT Network and Interchanges

MRT Network and Interchanges

The Irwell Hill Residences is a mere 3-minute walk to the upcoming Great World MRT station along the Thomson-East Coast Line (TEL), which is expected to be ready by this year. Given its excellent connectivity to the other major MRT lines, it provides residents convenient access across the entire island, as well as major economic regions such as the Greater Southern Waterfront (GSW), one-north, Jurong Lake District, Punggol Digital District, Woodlands Regional Centre and the Changi Region.

In fact, the Great World station is close to 11 MRT interchanges, with most fewer than 5 stops away (see map).


MRT Network And Connections

From Great World City, the Orchard station, an interchange for the Thomson-East Coast Line (TEL) and North-South Line (NSL), is just one stop away.

And carrying on from Orchard station 3 stops up is the Stevens station, an interchange for the Thomson-East Coast (TEL) and Downtown (DTL) Lines. The Downtown Line runs practically parallel to Bukit Timah/Dunearn Road where a number of Singapore’s most sought-after schools are located. There are also a number of international schools in the area too (refer to the list of schools below).

Travelling from Great World in the opposite direction and 2 stops away is the Outram Park station, a major interchange for three MRT lines – Thomson-East Coast (TEL), East-West (EWL) and North-East (NEL). The Outram Park Station is located at the perimeter of Chinatown and the SGH Campus, a major integrated medical hub.

Carrying on from Outram Park and 2 stops away is the Shenton station, which brings commuters straight into the heart of Singapore's financial district where many global MNCs are headquartered. 1 station from Shenton is the Marina Bay station, yet another interchange (Thomson-East Coast, North-South and Circle Lines). which provides convenient access into the Marina Bay area and the Gardens By the Bay nearby.

Besides the excellent MRT network that residents of Irwell Hill Residences will get to enjoy, the bus stops are also conveniently located at their doorstep along River Valley Road and Irwell Bank Road. As there are many buses providing a direct route into the city, they not only offer residents a choice of inter-modal transport, but also the possibilityof doing away with a car.

Nevertheless for those who drive, the Central Expressway (CTE), Ayer Rajah Expressway (AYE) and Marina Coast Expressway are just 4-7 minutes from Irwell Hill Residences. Hence, for those working in Singapore’s major economic zones - one-north and Jurong Lake District towards the West, Woodlands Regional Centre and Punggol Digital District towards the North, and the Changi Region towards the East - they will have their travelling time shortened significantly.


Shopping Malls Near Irwell Hill  Residences

The Great World City Mall is just a 2-minute walk from the Irwell Hill Residences. It offers a plethora of goods and services that include fashion and lifestyle, beauty and wellness, home essentials, children tuition and enrichment programmes, medical and aesthetic clinics, banks, a preschool, GV cinema and Cold Storage supermarket.

There is also a wide range of eateries and restaurants and some of these include the Michelin star Tim Ho Wan, Kuriya Dining, Imperial Treasure Cantonese Cuisine and many more. For those looking for more affordable fare, there are fast food outlets such as Mcdonald’s and Subway, as well as a food court (Food Junction).

Another shopping mall nearby is Valley Point. It is just a 9-minute walk from Irwell Hill Residences and although not very large, it is home to a FairPrice Finest supermarket and a couple of cafes and eateries such as Starbucks, LR Boulangerie and Phat Burger Bro. There is also a pet shop and vet.

Great World City Shopping Mall

Great World City Shopping Mall

Valley Point Shopping Centre

Valley Point Shopping Centre

Other Shopping Malls Nearby

Given the excellent transport network, Irwell Hill Residences will get to enjoy convenient access to many popular shopping spots in Orchard Road, Novena, Marina Bay, City Hall, Bugis, Chinatown and Harbourfront. All of them can be easily reached by either taking a bus or train.

Hence, residents embarking on a leisure day out for shopping, entertainment, dining or marketing for fresh produce will be spoilt for choice.

ION Shopping Mall in Orchard Road

ION In Orchard Road

Plaza Singapura

Plaza Singapura

Raffles City in City Hall

Raffles City in City Hall

The Shoppes At Marina Bay

The Shoppes At Marina Bay

United Square Shopping Mall is near Irwell Hill Residences

United Square in Novena

Chinatown Point

Chinatown Point

Bugis Junction

Bugis Junction


VivoCity in Harborfront

Interesting Food Places Near Irwell Hill Residences

Besides the wide choices of restaurants and eateries in Great World City Mall, Irwell Hill Residences is also close to some other interesting food places at River Valley, Tiong Bahru and Robertson Quay.

Zion Road Riverside Food Centre

Zion Road Food Centre

River Valley Road -There is a small hawker centre just opposite Great World City at Zion Road. Known as Zion Riverside Food Centre, some of the hawker stalls that are popular with residents and workers from the surrounding areas include Lau Goh Teochew Chye Thow Kway, Zion Road Fried Kway Teow, Noo Cheng Adam Road Prawn Noodle and Mohammad Sultan Road Hot And Cold Cheng Tng.

And along the shophouses at River Valley Road nearby are several restaurants offering an interesting mix of food selections - Boon Tong Kee Chicken Rice, Tsukune Ichigo Japanese Yakitori, Partners in Crime Western Bar & Restaurant and Al Afrose Indian restaurant. It is also home to Culture Spoon, a new co-sharing kitchen concept offering Thai, Western, Indonesian, Filipino food, along with pastries and cakes at different hours of the day.

Tiong Bahru Restaurants

Tiong Bahru Restaurants

Tiong Bahru - Tiong Bahru is one of Singapore’s oldest housing estates where many of its post-Second World War apartments have been conserved. This gives the area a unique flavour and is just a short drive from Irwell Hill Residences. In the past decade or so, it has been transformed into a trendy enclave where indie shops, small restaurants and hipster cafés have popped up alongside more traditional restaurants. Some of these include Chapter 55, PS Cafe Petit at Tiong Bahru, Caffe Pralet and Tiong Bahru Bakery.

For those looking for local fare, the Tiong Bahru Market and Food Centre offers many choices. Some of the more popular hawker stalls include Tow Kwar Pop, Tiong Bahru Hwa Yuen Porridge, Jian Bo Shui Kueh and Hot Plate Western Food.

Dempsey Hill is near Irwell Hill Residences

Dempsey Hill

Dampsey Hill - It is another interesting food place in Singapore where former British army barracks built in the 1800s have been converted into restaurants. But prior to that, it was used as the Central Manpower Base where young Singaporeans were conscripted to serve the army.

Set among lush greenery, it exudes an old world charm that provides patrons an intimate dining experience. However, it is quite an 'atas' (high-class) place to have a meal.

It is also a popular destination for shuttle bugs and couples taking wedding photos.

Besides dining, Dempsey Hill is also a place people hunt for exquisite antique furniture, fine teak works, handcrafted carpets and exotic art pieces. It is a 7-minute drive from Irwell Hill Residences.

Robertson Quay

Robertson Quay

Robertson Quay And Mohamed Sultan Road - Robertson Quay used to be one of the three largest wharfs along the Singapore River. The other two quays are Boat Quay and Clarke Quay.

But since the 1990s, the Urban Redevelopment Authority (URA) has repurposed the area for hotel, commercial and residential uses. Today, it has been transformed into a vibrant and hip place filled with restaurants, pubs, cafes, upmarket condominiums, offices and recreational facilities. One of its distinctive landmarks is the Alkaff Bridge that has been turned into a piece of colourful art.

At night, it is a gem of an entertainment spot by the Singapore River, offering a tranquil ambience for an intimate dinner or to chill out with friends. It is unsurprising then that Robertson Quay has attracted a flourishing community of expatriates and locals into the neighbourhood.

As it is less than a 15-minute walk from Irwell Hill Residences, it could interest investors looking for a property with strong tenant appeal, besides those working in the financial district nearby.

Beside Robertson Quay is Mohamed Sultan Road. Known for its dining establishments and watering holes, it is also where the UE Square is located. Together, they provide a thriving nightlife that adds to the buzz of the area and those around it.


Singapore Botanic Gardens

Singapore Botanic GardensThe Singapore Botanic Gardens was established in 1859 and is the oldest garden in Singapore. Covering an area of 74 hectares, it was inscribed as a UNESCO (United Nations Educational, Scientific and Cultural Organization) World Heritage Site on 4 July 2015.

Today, the Singapore Botanic Gardens’ mission includes providing botanical and horticultural support for the nation’s greening plans, a centre for plant taxonomic and biodiversity research, as well as a recreational and educational attraction. One of its highlights is The National Orchid Garden, which boasts the world’s largest orchid display, with over 60,000 plants and orchid plants.

It is also a popular venue for jogging, dining or just lazing about in the sprawling grounds. It also regularly hosts concert events that visitors can attend for free. It is also just a short drive from Irwell Hill Residences and just opposite Dempsey Hill.


Proximity To Boat Quay And Chinatown Historical Districts

Irwell Hill Residences is just 2-3 MRT stations from the Chinatown and Boat Quay Historical Districts. These areas are characterised by predominantly two- and three-storey shophouses with diverse facades, rich ornamentation and unique architectural styles. These buildings are subjected to the strictest form of building conservation guidelines to maintain their ambience and physical character.

Chinatown - Located in the South of the Singapore River, it was an ethnic enclave for early Chinese immigrants. Today,  Chinatown has transformed into the country’s largest heritage precinct filled with an exciting meld of hip haunts, cultural treasures and architectural gems where historic temples and traditional medicinal halls can be found alongside bold new bars and trendy lifestyle shops.

Encompassing Kreta Ayer, Telok Ayer, Tanjong Pagar and Bukit Pasoh, Chinatown’s four sub-districts each possess their own unique charms.

Boat Quay - Boat Quay is located further down from Robertson Quay and Clarke Quay. It was traditionally the centre of trading activities along the Singapore River. Today, the warehouses and shophouses are occupied predominantly by F&B establishments. It is a very popular place for those working in the financial district to chill out after a hard day's work or to entertain clients. With its loud bars and clubs, it is a go-to place for anyone looking for a boozy good time in the city.

Chinatown is close to Irwell Hill Residences


Boat Quay is close to Irwell Hill Residences

Boat Quay

Proximity To Singapore's Civic And Art Districts

The Irwell Hill Residences is also close to Singapore's Civic and Art Districts where many majestic pre-war buildings can be found alongside modern skyscrapers and shopping malls.

Civic District - It is the birthplace of Singapore and lies at the very heart of the nation. Home to some of Singapore’s most notable historic buildings and spaces, the Civic District is a thriving arts, cultural and lifestyle precinct. By embarking on a historical and cultural trail around the district, it will bring visitors to some of Singapore’s most historical landmarks. These include the following:

  • Raffles Hotel
  • The National Museum Singapore
  • St Andrews Cathedral
  • Fort Canning Park
  • Central Fire Station & Civil Defence Heritage Gallery
  • Asian Civilisations Museum
  • Singapore Art Museum
  • National Gallery
  • Chijmes
  • Parliament House
Singapore Raffles Hotel

Raffles Hotel

Singapore National Gallery

Singapore National Gallery

Art District - Part of the Singapore's Civic and Heritage Districts, it is home to several museums such as the National Museum, National Gallery and Peranakan Museum, as well as national monuments like the Armenian Church and Central Fire Station - Singapore’s oldest fire station.

The grand National Museum is also known for its annual Night Festival where the facades of the historical building come to life with interactive light installations and aerial performances from well-known foreign artistes.

It is also home to The School of the Arts (SOTA), Singapore Management University (SMU), Nanyang Academy of Fine Arts (NAFA) and LASALLE College of the Arts. Those who visit the area should not miss the latter to admire its distinctive architecture while soaking in its creative vibes.

National Museum's Singapore Night Festival

Singapore Night Festival

Lasalle College of the Arts

Lasalle College of the Arts

Formula 1 Marina Bay Street Circuit

Singapore Formula 1 Nightscape

Singapore Formula 1 Nightscape

Singapore's Civic District is also home to the Formula One's only night race. Since the inaugural race in 2008, the Marina Bay Circuit has established itself as one of the most iconic venues in the F1 annual calendar. This can be attributed to the city's spectacular views where glittering skyscrapers and historical buildings, when lighted up at night, provide a mesmerising backdrop.

As one of the world's most-watched annual sporting events, Singapore's blend of glamour, spectacle and entertainment plus its standing as a major global financial and business hub, has wowed a global audience. This further underpinned Singapore's reputation as an ideal place to live, work and play. Hence, it is unsurprising that Singapore is one of the most sought after destinations for property investment by the rich and famous.

Given Irwell Hill Residences' close proximity to these areas, as well as boasting a prime District 9 address, it will greatly appeal to both local and foreign investors.


Greater Southern Waterfront Transformation

Greater Southern Waterfront

Greater Southern Waterfront

First announced in 2013 by Prime Minister Lee Hsien Loong at his National Day Rally speech, the Greater Southern Waterfront (GSW) will be transformed into a new major gateway and location for urban living along Singapore’s southern coast. Covering a land area of 2,000ha of land - six times the size of Marina Bay and twice the size of Punggol, it will extend from Marina East to Pair Panjang.

The development of GSW could possibly see an extension of the Central Business District towards the southern coast where many MNCs are already operating in Mapletree Business City and Alexandra Technopark. They include Google, Microsoft, Samsung, Unilever and Cisco, just to name a few.

In addition, part of the GSW transformation will include the remaking of Sentosa and Pulau Brani into a "game-changing leisure and tourist destination". With the Irwell Hill Residences just a 7-minute drive or 3 MRT stations from GSW, the exciting transformation taking place will further boost its investment appeal. Hence, it will provide astute investors the first-mover advantage before land prices rise further when developments in the GSW moves into a more advanced stage.

Take the example the Sail @ Marina Bay. Launched in 2003 at an average price of around $800 psf, some resale units had been transacted over $3,000 psf.


Redevelopment of Keppel Club

Keppel Club Redevelopment

Keppel Club Redevelopment

Perhaps, one factor that has been overlooked by many is Irwell Hill Residences' close proximity to the Keppel Club located at Bukit Chermin, which lies along the Greater Southern Waterfront (GSW). As has been announced by the government, Keppel Club's lease will not be extended when it expires this year. In its place is a plan to build 9,000 units of public and private housing.

Given its highly desirable location between 2 MRT stations (Telok Blangah and Labrador Park) and beside the sea, owning a Built-to-Order (BTO) flat in this area will be highly coveted. Take for example the Pinnacle @ Duxton where some resale flats have been transacted above a million dollars. And the Keppel Club site is even more attractive!

Since the Irwell Hill Residences is within 4km of the Keppel Club site, married children of owners will enjoy a higher chance of snaring a flat unit under the HDB's Married Child Priority Scheme (MCPS). Under this scheme, they will be given priority when it comes to balloting if they apply for a flat that is within 4 km of an HDB flat/private property owned by their parents.  For first- and second-timer families, up to 30% and 15% of the units will be reserved for them respectively.


2 Integrated Medical Hubs Near Irwell Hill Residences

The Irwell Hill Residences will be sandwiched between 2 world-class medical hubs just 2-3 stations away. They are SGH Campus at Outram and Health City at Novena.

First announced by Prime Minister Lee Hsien Loong in 2016, the development of SGH Campus will take place in phases over the next 20 years. So far, the Academia, Singapore Heart Centre and Outram Community Hospital have been completed.

The Health City Novena is expected to be completed by 2030. Together, both developments seek to expand Singapore’s healthcare facilities to meet the rising medical needs of the population. They will include Patient Care, Research and Education, which will provide an environment that supports the latest models of care that are holistic, multi-disciplinary and team-based with integration across the whole spectrum of medical care.

As Singapore is well-known for its cutting-edge medical and healthcare services, it is a popular destination for medical tourists from the region. Given Irwell Hill Residences' proximity to these two medical hubs, they will further add to its investment appeal.

SGH Campus Master Plan

SGH Campus Master Plan

Health City Novena

Health City Novena

Proximity To Schools And Tertiary Institutions

There is no lack of schools near Irwell Hill Residences. Within 1 km are two very popular primary schools – River Valley Primary School and Alexandra Primary School. Hence, children registering for Primary 1 admission will be given priority admission under the Ministry of Education's distance-based allocation system.

And between 1 km and 2 km, the following schools can be found:

  • Anglo-Chinese School (Junior)
  • Zhangde Primary School
  • Margaret's Primary School
  • Crescent Girls’ School
  • Gan Eng Seng Secondary
  • Outram Secondary School
  • School of the Arts (SOTA)

It is a well-known fact that properties near schools is an important factor for most when it comes to housing. Hence, Irwell Hill Residences' proximity to a good selection of them will stand it in good stead.

River Valley Primary School is within 1km of Irwell Hill Residences

River Valley Primary School

Alexandra Primary School is within 1km of Irwell Hill Residences

Alexandra Primary School

Besides the above, many sought after schools can be found along Bukit Timah/Dunearn Road where the Downtown Line (DTL) runs practically parallel to it. With the Thomson-East Coast Line (TEL) connecting to it at the Stevens MRT interchange, this provides easy access to these schools, which include the following:

  • Anglo Chinese School (Baker Road)
  • Singapore Chinese Girls’ School
  • Nanyang Girls’ High School
  • Methodist Girls’ School
  • Hwa Chong Institutions
  • National Junior College

For older children, there are 3 tertiary institutions nearby at Bras Basah (Note: NAFA and LASALLE have just been accorded university status by the education ministry):

  • Singapore Management University (SMU)
  • Nanyang Academy of Fine Arts (NAFA)
  • LASSALE College of the Arts

The above-mentioned tertiary institutions, as well  as the National University of Singapore (NUS) located at Kent Ridge, can be easily reached via the various connections from Great World stations near Irwell Hill Residences.

Methodist Girls' School

Methodist Girls' School

Hwa Chong Institution

Hwa Chong Institution

Singapore Management University (SMU) is near Irwell Hill Residences

Singapore Management University (SMU)

National University of Singapore (NUS)

National University of Singapore (NUS)

Preschools And Childcare Centres

For families with young children, there are a good choice of preschools and childcare centres near Irwell Hill Residences, with several within walking distance. This will be a boon for busy working parents as they can easily drop their kids off before going to work and pick them up on their way home from work.

Some of these preschools and childcare centres include the following:

  • Pat’s Schoolhouse, Great World City
  • MindChamps PreSchool @ River Valley (Liang Court)
  • Safari House Preschool, River Valley Road
  • Brighton Montessori @ River Valley
  • Kay Poh Road Baptist Kindergarten, Kay Poh Road
Brighton Montessori near Irwell Hill Residences

Brighton Montessori

MidnChamps Preschool Near Irwell Hill Residences


International Schools - A Lure For Expatriate Families

A property with convenient access to international schools will surely appeal to expatriate families, boosting its pool of renters. And Irwell Hill Residences has no lack of them, especially from many of those working in Singapore's Downtown areas and financial district. Some of these international Schools include the following:

  • Dimensions International College, River Valley Road
  • ISS International School, Preston Road
  • Avondale Grammar School, Tanglin Road
  • United World College South East Asia, Dover Road
  • Dover Court International School, Dover Road
  • Tanglin Trust, Portsdown Raod
  • ACS International, Jalan Hitam Manis
  • Hwa Chong International, Bukit Timah Road
  • Swiss School, Swiss Club Road
  • Chatsworth International School, Bukit Tinggi Road
  • Hollandse School, Bukit Tinggi Road
  • Singapore Korean International School, Bukit Tinggi Road
Dimensions International College is near Irwell Hill Residences

Dimensions International College

United World College of Southeast Asia

United World College of Southeast Asia

Tanglin Trust International School

Tanglin Trust International School

Singapore Korean International School

Singapore Korean International School

Review Conclusion - Irwell Hill Residences' Investment Perspective

Irwell Hill Residences Ratings

One of Irwell Hill Residences’ appeal is obviously its prestigious District 9 address and its location at the fringe of Orchard Road and Central Business District (CBD). As it is a 99-year leasehold development, it would offer investors a more affordable option for those looking for a property in the area known for its strong tenant base.

Being at the perimeter of Singapore Downtown Core, which includes areas such as Raffle Place, Anson Road, Marina Centre and City Hall where many global MNCs are headquartered, there is already an existing catchment of high-earning tenants who would prefer to live near where they work. Hence, a high-quality development like the Irwell Hill Residences that will be served by an excellent public transport network and enjoys convenient access to a good number of international schools will be major draw factors.

In terms of convenience and proximity to essential amenities, Irwell Hill Residences will not be found lacking. Being a mere 2-minute walk to the recently refurbished Great World City shopping mall, residents are blessed with a plethora of amenities – from eateries and supermarket to medical clinics, banks, preschool and more. Besides Great World City mall, many other major shopping areas are just a couple of train stations away.

For families with young children, they will get priority admission to two very popular primary schools - River Valley and Alexandra Primary School - as they are located within 1km of their residence. There are also a good selection of childcare centres and preschools nearby. Hence, it is indeed an ideal location to raise a family, especially with the immediate neighbourhood being predominantly residential.

Yet, for those looking for a more vibrant lifestyle, many entertainment spots such as Robertson Quay, Boat Quay, City Hall, Orchard Road and many other popular places can be easily reached via a very good public transport system. This will be further enhanced with the upcoming Great World MRT station, which is a mere 3-minute walk from Irwell Bank Residences. The new station is expected to be completed this year.

Irwell Hill Residences is also expected to benefit from the government's plans to strengthen Orchard Road as a must-visit lifestyle destination due to its close proximity.

Location-wise, there is little to complain about. However, we would like to highlight some potential issues buyers may wish to look into. These include the following:

  • Vehicular noise due to its closeness to the traffic junction, especially during the morning and evening peak hours on weekdays
  • One-way traffic along Irwell Bank Road leading into the development may not be the most convenient for those who drives
  • Potential problem booking facilities due to the relatively high number of units, where 1- and 2-bedders make up 438 out of 540 units or 81% of total
  • Lower ceiling height of 2.75m as compared to 3.0m in some other new developments, making them feel less roomy

However, these factors are not expected to be a deal-breaker as the many positives outweigh the "negatives", especially if the developer priced it right.

Given the slew of new property launches in the Core Central Region (CCR) recently such as the Pullman Residences, Kopar At Newton, The Atelier, Midtown Modern and One Bernam as well as the Canninghill Pier, which will occupy the former Liang Court site, City Development is likely to price Irwell Hill Residences more sensitively.

This will offer investors an opportunity to own a prime property in District 9 before prices strengthen further, which have surprised many despite the ongoing covid-19 pandemic. This could be attributed to the optimism that the global rollout of covid-19 vaccination could help to alleviate the global economic fallout from coronavirus pandemic. Additionally, Singapore has been seen as a safe-haven by foreign investors, prompting many of them to shop for luxury homes in the city state.

For update on pricing or any other project information, please feel free to WhatsApp or Email us.


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Posted in Core Central Region, New Properties.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.