The Avenir Review: 376-Unit Freehold GuocoLand and Hong Leong Condo at River Valley Close

Short answer: The Avenir is a 376-unit freehold condo in two 36-storey towers at 8 and 10 River Valley Close, District 9, on the former Pacific Mansion site. A GuocoLand and Hong Leong joint venture developed it, launched it in January 2020 from S$2,930 psf, and sold every unit. Great World MRT is about 330 m away in a straight line.

Updated 1 October 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.

What is The Avenir?

Sources: EdgeProp, 19 March 2018 (JV shares, land price, site area); EdgeProp, 2 January 2020 (units, towers, sizes, preview prices, TOP target); Hong Leong Hi-Life, March 2020 (architects, launch); EdgeProp project page (developer entity, completion year); addresses and distances from OneMap.

Stacked Homes lists the unit mix as 69 one-bedroom units (527 to 538 sq ft), 69 two-bedroom units (807 to 828 sq ft), 69 three-bedroom units (1,141 sq ft), 68 three-bedroom units with private lift (1,528 to 1,572 sq ft), 67 four-bedroom units with private lift (2,056 to 2,067 sq ft) and 34 four-bedroom-plus-family units with private lift (2,411 sq ft). Private lifts are therefore in the larger units only, not every home.

The site was the 288-apartment, two-shop Pacific Mansion. The joint venture bought it in March 2018 for S$980 million, or S$1,806 psf per plot ratio, which EdgeProp reported as the second-largest collective sale on record by price at the time.

What did The Avenir sell for?

The Avenir opened for preview on 3 January 2020, with one- to three-bedroom units from S$2,930 psf and four-bedroom units from S$3,030 psf. At the launch weekend of 11 and 12 January 2020, 20 of the 40 units released were sold: seven premium four-bedroom units averaged S$3,560 psf and 13 one- to three-bedroom units averaged S$2,960 psf. By 18 February 2020, 25 units had been sold at a median of S$3,245 psf, according to EdgeProp.

GuocoLand reported in its results for the half-year to December 2023 that The Avenir was fully sold. EdgeProp's buyer breakdown is 49.1% Singaporean, 26.7% permanent resident and 24.2% foreign.

In the 12 months to September 2026, Stacked Homes records four resales, averaging S$3,387 psf, at prices from S$4.03 million to S$7.16 million. EdgeProp shows the same average, with a range of S$3,245 to S$3,531 psf. With so few deals, one sale can move the average. Check URA's private residential transaction search for current data.

What does The Avenir rent for?

Stacked Homes counts 63 leases over its latest 12-month window, at a median of S$6,000 a month, and estimates the gross yield at about 1.4%. EdgeProp puts rents at an average of S$8.2 psf a month and the yield at 2.9%. These are the sources' own estimates, not ours, and they differ widely.

How far is The Avenir from the MRT?

From OneMap coordinates, Great World station on the Thomson-East Coast Line is about 330 to 340 m in a straight line from the two towers. Stacked Homes gives 660 m, or about eight minutes, on foot. Somerset (North-South Line) is about 670 to 720 m away in a straight line, and Fort Canning (Downtown Line) about 860 to 900 m.

River Valley Primary School is next door: OneMap coordinates put it about 85 m away, and Stacked Homes gives 90 m.

Who might The Avenir suit?

This is a summary of trade-offs, not a recommendation. What is distinctive: freehold tenure in District 9, a large share of three- and four-bedroom homes with private lifts, a primary school next door and a Thomson-East Coast Line station a short walk away. The trade-offs: entry prices are high, with recent resales above S$4 million; resales are few, so recent prices are thin evidence; and the two main rental estimates disagree, so anyone relying on rent should check recent leases.

FAQ

Who developed The Avenir? Carmel Development Pte Ltd, a joint venture of GuocoLand, Intrepid Investments and Hong Realty, the last two being Hong Leong group companies.

What is the tenure of The Avenir? Freehold.

How many units does The Avenir have? 376 homes in two 36-storey towers, from 527 sq ft one-bedroom units to 2,411 sq ft four-bedroom-plus-family units.

Is The Avenir sold out? Yes. GuocoLand reported it as fully sold in its results for the half-year to December 2023.

Which MRT station is nearest to The Avenir? Great World on the Thomson-East Coast Line, about 330 m away in a straight line.

Correction

1 October 2026: An earlier version of this page gave wrong core facts. It said The Avenir launched in 2016 at an average of S$2,700 psf, was at 70 River Valley Road, was developed by GuocoLand alone, was completed in 2019, had 56 units of 592 to 2,691 sq ft, had a private lift lobby for every unit, had no true four-bedroom units, and was 600 m from Fort Canning MRT. The Avenir launched in January 2020 from S$2,930 psf; it is at 8 and 10 River Valley Close and was developed by a GuocoLand and Hong Leong joint venture; it has 376 units of 527 to 2,411 sq ft; private lifts serve only the larger three- and four-bedroom units, which include 101 four-bedroom homes; and Great World is the nearest station. Unsupported claims about walking times, finishes, buyer profiles, rental yield, comparisons with other projects and future returns were removed, as was an offer of a paid "full report".

Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developers.

Sources

• EdgeProp: GuocoLand-Hong Leong JV snaps up Pacific Mansion for $980 mil (19 March 2018; JV shares, land price, site area, existing units)
• EdgeProp: The Avenir to preview at prices from $2,930 psf (2 January 2020; units, towers, sizes, preview prices, TOP target)
• EdgeProp: The Avenir, defining luxury in River Valley (21 February 2020; launch sales, architects)
• Hong Leong Hi-Life: The Avenir (March 2020; architects, launch date, early sales)
• GuocoLand: Condensed interim financial statements, half-year to 31 December 2023 (SGX; fully sold)
• Stacked Homes: The Avenir review (27 February 2020; unit mix and private lifts)
• EdgeProp: The Avenir project page (developer entity, completion, recent psf, rent, yield, buyer mix; checked 1 October 2026)
• Stacked Homes: The Avenir directory page (recent sales, rents, MRT walk, school distance; data to 30 September 2026)
• OneMap (Singapore Land Authority) (addresses, postal codes, coordinates)

Related reading

• Martin Modern review
• District 9 and 10 property guide
• The Avenir in our directory
• More condo reviews