Irwell Hill Residences

It’s safe to say, whenever City Development (CDL) releases a project, people will sit up to take notice.

From the mass market to the high-end, CDL covers almost every residential market segment in Singapore.

Irwell Hill Residences is a new launch development that ideally located at Irwell Bank Road, District 9, Singapore.

Irwell Hill Residences condo

Irwell Hill Residences sits on a regular-shaped land size of 137,634 square feet.

It is a nice-sized plot in District 9, not too big, neither is it too small.

The project comprises 2 Towers of 36-Storey luxury private residential with 540 units.

Irwell Hill Residences condo

Irwell Hill Residences offers wide unit choices spanning from studio to 4-bedroom and penthouse.

Within a sought-after private residential enclave surrounded by popular developments such as OUE Twin Peaks and New Futura.

Irwell Hill Residences condo

Irwell Hill Residences Project Detail

Project Name Irwell Hill Residences
Developer City Development Limited (CDL)
Address 18, 10 Irwell Bank Road
District D09
Property Type Pure Residential, twin towers with 36-storey
Tenure 99 years from 13th Apr 2020
Land Size Approx. 138,000 sqft
Total Units 540 units
Unit Mix Studio (400-600 sqft) - 34 units
1 Bedroom + Study (450-660 sqft) - 102 units
2 Bedroom Classic/Premium (600-650 sqft) - 296 units
2 Bedroom Loft (700-800 sqft)
3 Bedroom Classic/Premium (850-1250 sqft) - 66 units
4 Bedroom Premium (1500sqft) - 33 units
Sky Penthouse (2200-2600 sqft) - 3 units
Expect TOP Date Aug 2024
Irwell Hill Residences condo level 24

Irwell Hill Condo Location

Located a 2 min walk away from the exit point of the upcoming Great World MRT station, Irwell Hill Residences is a luxury pure residential high rise development at the junction between Irwell Bank Road and River Valley Road.

With the close distance to Ion Orchard (12 min walk), this is a wonderful location with plenty of dining and shopping options.

Irwell Hill Residences condo location

The entrance to Irwell Hill Residences is along Irwell Bank Road. Coming in from Grange Road and going out to River Valley Road.

Accessibility

Great World MRT station is situated on the Thomson-East Coast Line.  Since 2020, it will commence operation phase by phase and full completion by 2024.

Great World MRT is just 1 stop to Orchard, 2 stops to Outram Park, 5 stops to Marina Bay, and 7 stops to the East Coast region.

Great World MRT near Irwell Hill Residences

The upcoming Great World MRT station is just a 2-3 minutes walk away from Irwell Hill Residences, and is going to commence operation in 2022.

While Irwell Hill Residences is expected to be ready in 2024.

That said, residents will enjoy the convenience upon the TOP.  Whereas investors, it increases your property value and may take profit immediately after TOP or renting out at a higher rate.

The nearest MRT station

  • Great World (2-3 min walk)

Shopping nearby

  • Great World City (4 min walk)
  • Valley Point Shopping Centre (9 min walk)
  • Ion Orchard (12 min walk / 5 min drive)

Primary Schools nearby

  • River Valley Primary School -> within 1 km
  • Anglo-Chinese School (junior) -> between 1-2 km
  • Zhang De Primary School -> between 1-2 km
  • Alexandra Primary School -> between 1-2 km
  • St. Margaret Primary School -> between 1-2 km
School near Irwell Hill condo

Irwell Hill Condo Developer

Irwell Hill Residences by CDL Developer

As far as luxury development goes, you usually won’t go wrong with a City Development project.

They have locked in all the key ingredients of what would appeal to high-end buyers.  The location, layout, and facilities are mostly top-notch.

Here are the prime examples of that:

  • New Futura (2017)
  • South Beach Residences (2016)
  • Gramercy Park (2015)
  • UP@Robertson Quay (2015)
  • Nouvel 18 (2014)
  • and many more…

Irwell Hill Condo Floor Plan

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Irwell Hill Residences floor plan

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Irwell Hill Condo Pricing & Analysis

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Irwell Hill condo price

At the moment, we don’t have the official price list yet.

So, what we can do now is to guestimate the selling price based on the developer’s breakeven cost.

This is to avoid buying into a project whereby the developer marks up the price way higher with a buffer to discount later on.

According to EdgeProp, the breakeven is $2,243 psf.  So after factoring in a 20% profit margin, the average selling price is estimated to be around $2,692 psf.

Price Comparison Analysis near Irwell Hill Residences

PROJECT NAME DISTRICT TENURE NO. OF UNITS EXPECTED TOP AVERAGE PRICE (PSF) COMPARISON POINT
Irwell Hill Residences 9 99 540 2024 ~ $2,692
The Avenir 9 Freehold 376 2025 $3,129 New Launch nearby Competitor
Martin Modern 9 99 450 2021 $2,674 New Launch nearby Competitor
Riviére 3 99 455 2023 $2,741 New Launch nearby Competitor
OUE Twin Peaks 9 99 462 Completed 2014 $2,424 Resale nearby Competitor
The Cosmopolitan 9 Freehold 228 Completed 2008 $2,316 Resale Immediate Proximity

Source: EdgeProp as on 25 Feb 2021.

Ok, let’s compare apple to apple. Irwell Hill Residences and the projects nearby.

I analyze the various price points based on the factors involved.

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