The brand new condominium development – Irwell Hill Residences at the most coveted District 09 in the Orchard/River Valley precinct is a new 445 luxurious apartment unit project by renowned local developer CDL.

Sitting atop a land size of 137,659 sqft, it stands at 36 storeys high with views of the Southern waters of Singapore alongside the Greater Southern Waterfront. Its superb location gives residents easy accessibility with just a short three to five-minute walk to the Great World MRT station.

In terms of conveniences, aspiring home owners can expect a new shopping experience at the newly revamped Great World Mall with other retail options at just 800-metres away in Ion Orchard.

Project Details

Facilities

Looking at the facilities plan, it is apparent that most facilities are catered in an outdoor environment, which allows residents ample room to spruce up their space. This section itself would be largely popular among residents with kids and friends as most of the facilities for entertainment is at the 1st Storey and the 1st Mezzanine. From the playground, tennis court, pool area to the gym, it caters a wide section of audience.

Adding to the combination of facilities is the practicality and the use of space it allows. With a lounge on the same floor, it provides space to spend quality time, where one can find the Tree Top Gourmet right at the 1st Mezzanine. This makes the environment calm and restful while making it conducive for social activities.

From the site plan, the overall objective from its design is to allow residents a space to enjoy a peaceful and vibrant social space. As all the facilities here are surrounded by lots of lush, green trees, residents are able to enjoy time away from the city. Almost like a pocket park, this space invites those who need time in a tranquil and private space.

Two Other Sections of Facilities: Irwell Vista and Irwell Sky

Besides the 1st floor facilities, there are two other sections in this project – Irwell Vista (Sky Terrace located at Level 24) and Irwell Sky (Roof Terrace on the rooftop).

Looking at both sections, Irwell Vista and Irwell Sky were designed to provide a quiet environment while bringing in the mood to relax for residents looking to enjoy a view of both the city and the skyline.

At Vista Co-Work under Irwell Vista for instance, the space allows residents to work in a spacious and pleasant environment. Within this area, Wi-Fi and charging ports are readily available to help residents get on with their work whilst enjoying the magnificent view.

If there is company, there is the option at Irwell Sky – at the top of the tower where family and friends can be invited for a perfect view of the skyline as social activities continue. The Sky Pod, Hammocks and Horizon section provides a breath-taking view of the skyline and surrounding buildings, making it a perfect space to hang after the sun sets.

Services

Alongside the facilities of Irwell Hill Residences are a list of Premier Residential Services to compliment the luxurious lifestyle of the residents.

Accessibility and Convenience

Looking at accessibility, the nearest MRT Station around Irwell Hill Residences is the upcoming Great World City (0.45 km) at the Thomson – East Coast Line. Its construction began 8 years ago in 2014. Presently, there are total of 5 stages in this line and the Land Transport Authority (owner) will open each stage accordingly. As of 28th August 2021, the Land Transport has opened Stage 2.

Currently the stations that operating at the Thomson-East Coast Line is from Woodlands North stations up to Caldecotts. Some buyers may be concerned with when the nearest station at the upcoming Great World City operate.

Great World City station is listed as one of the stations in Stage 3 where its expected operation period from Caldecotts till Gardens by the Bay will open in the third half of 2022.

Besides the MRT Station around the residence, there are several bus stops in the area as well, all within short walking distance.

Other than public transports in the surrounding area, residents who prefer to drive will find Irwell Hill Residences close to some of the expressways. For example, Central Expressway, Ayer Rajah Expressway and Marina Coast Expressway.

Nearby Amenities

Site Plan and Unit Layout

Looking at the site plan, there are a total of 16 stacks and 8 stacks per block. Stack 1 to stack 8 located at block 2 and the rest of the stacks are located at block 6.

Views Facing Northwest

Units facing Northwest will overlook Paterson Hill and Grange Road, which leads to Orchard. This comes with a view of The Marq on Paterson Hill & Residence, ION Orchard, Fraser Residence Orchard, Orchard Road and Tanglin Mall’s direction.

Views Facing Southeast

The nearest skyscraper to Irwell Hill Residences is The Cosmopolitan which is 450m away, so Irwell would get a nice view of its surrounding unblocked by The Cosmopolitan. Unless buyers are getting a lower floor.

The Southeast direction faces Chinatown where one of the Singapore museum is at. Along the way, we are able to spot Great Wall City (Shopping Mall, Office Tower), Singapore River, River Valley Primary School, Zion Riverside Food Centre and a few other residences. Overall, Irwell Hill Residences gives a bird’s eye view of the scenic city.

Views Facing Northeast

There are over 10 residences located right beside Irwell Hill Residences. Some buyers may be concerned that having too many buildings in that area will affect the view. But in this case, as the developers did not build windows towards the northeast, so residents will find less of a view towards the northeast direction.

Schematic Diagram

As shown in the picture, there is an allocation of 540 units in total and 78% of units are ALREADY SOLD. Comparatively, the chart above shows the allocation of each unit in details:

*Developer is providing branded ELECTRICAL APPLIANCES – From Miele

Layout

Conclusion

*DO TAKE NOTE: There are units with Loft design

(For buyers and investors who are unaware of Loft units – LOFT unit is an upper space under the roof accessible using a ladder. It can be used as an additional bedroom, mini working space, storage and so on.)

Floor Plan

Studio Unit

Presently, studio units at 398 sq ft and studio loft units at 614 sq ft are still available as per the studio layout shown above. There are 2 types of layout of studio which is studio and studio + loft.

The view from the entrance towards the studio leads to an open concept bedroom together with a living room, dining area and the kitchen. The bathroom is at right side of the walk way.

For the Studio + Loft – Type A1L, there is a small upper floor connected with a ladder for access. Type A1L unit area is bigger than the normal studio room but the space will be smaller as the living room and master bedroom is in a compact space compared to other units.

For Type A1 and Type A1L, its allocated stack is stack 6. Stack 6 faces Northwest with a view of city where residents can spot The Marq on Paterson Hill & Residence, ION Orchard, Fraser Residence Orchard and other buildings.

To buyers and investors, a concern that may come to mind is the liveable space and the number of residents living in one unit. If there is more than one person, Type A1L are recommended because storage is would be beneficial for two person living in a studio room with loft. At the meantime, there is ample and comfortable walking space without any items blocking the walkway.

For prices, increment for every floor would be around $ 6,000 and the overall price difference for Studio units could hit $ 191,000 when comparing the lowest and highest floor unit.

1-Bedroom with Balcony Unit

*Units without balcony are fully sold

The picture above shows the 1-bedroom units – Type A2S (495 sqft), A3S (495 sqft) and A4S (506 sqft). Entry prices are different for each 1-bedroom unit:

Types A2S(b) and Type A3S(b) at stack 4 and 5 face Northwest. It gives a view of the city where units overlook The Marq on Paterson Hill & Residence, ION Orchard, Fraser Residence Orchard and other buildings.

Type A4S(b) stack 12 faces Southeast with a view of Great Wall City (Shopping Mall, Office Tower), the Singapore River and a few other residences. Besides the city view, stack 12 provides a view of the outdoor facilities like the gym at Irwell, gourmet BBQ, the playground and tennis court.

Here, the first walk-in past the kitchenette will lead to the living room and balcony. The master bedroom and bathroom is on the left side of the walkway. For Type A2S(b), the master bedroom, master bathroom, and study area are at the right side of the walk way whereas the same rooms in Types A3S(b)’s and Type A4S(b) are at left side of the walk way.

In comparison among the three layouts, Type A2S(b) has the lowest entry price and comes with a bigger kitchen and a long counter provision compared to the other units. Type A4S(b) has a smaller kitchen as it combines the dining table, hence the kitchen area is smaller compared to Type A2S(b). But Type A4S(b) is the only one with an L-Shape kitchen in these 1 bedroom units.

Besides the kitchen, the living room and dining room for Type A3S(b) and Type A4S(b) are also bigger compared to Type A2S(b).

In terms of price, the price difference for 1 bedroom unit could hit $70,000 comparing the lowest and highest floor unit.

Overall, when selecting a unit among these 1 bedroom units, two options are recommended. Firstly, Type A4S is recommended for families who spend more time cooking at home, as the L Shape kitchen will definitely be a convenient and useful space. For buyers, the same type of unit is recommended as well. This is because the gap in entry price for Type A4S and A3S is around $ 20,000. Thus, it is beneficial to spend a little more for a bigger unit with a better city and facilities view.

2-Bedroom Classic Unit

The above shows the 2 bedroom units – Type B1(b) (603sqft), B2(b) (614sqft), B3(b) (614sqft) and B4(b) (624sqft). There are different entry prices for 2 bedrooms:

Types B3(b) and Type B4(b) at stack 3 and 7 face the Northwest. There is no view on residence facilities but it overlooks the city where The Marq on Paterson Hill & Residence, ION Orchard, Fraser Residence Orchard and other buildings stand.

Type B1(b) and Type B2(b) at stack 13 and 14 face Southeast, the Great Wall City ( Shopping Mall, Office Tower), Singapore River and a few residences. Other than the city view, stacks 13 and 14 gives a view of some outdoor facilities such as gym at Irwell, gourmet BBQ, playground and tennis court.

From the picture above, the design for Type B1(b), Type B2(b) and Type B3(b) are similar with its concept merged in a square layout. The kitchenette, dining and living space is in the same elongated area.

The sizes of living room and dining area are the same in these 3 types of unit. But type B3 (b) has a bigger kitchen compared to the Types B1(b) and B2(b) U shape open kitchen because it has an L shape open kitchen. This helps to increase the circulation and the practicality in the space.

For Type B4(b), the designated shape is dumbbell-like in which the walk way linking the kitchenette, dining and living is at the right side of the entrance. The dumbbell design separates the Master bedroom and Bedroom 2. Here, the master bedroom is on the right while bedroom 2 is on the left of the walkway.

The kitchen design is also an L shape open kitchen, similar to Type B3(b) but the size is bigger as a bigger unit area allows for a bigger living room with extra space. The dining room is more or less the same size compared to other units.

Overall, these 2 bedroom classic units give off a welcoming vibe as it comes with two types of floor plan design – dumbbell and rectangle. This gives buyers and investors more options when considering on floor plans.

For prices, increment for every floor would be from $ 8,000 – $ 15,000 and the overall price difference for 2 bedroom classic units could hit $ 85,000 when comparing the lowest and highest floor unit.

But Type B3(b) is highly recommended due to size of the unit and its entry price. Type B3(b) is bigger than the 2 other bedroom classic unit with a rectangular layout, but it has the lowest entry price. Which is why Type B3(b) is recommended to buyers and investors alike – its low entry price with a more spacious kitchen and liveable space allows for comfortable and practical living.

For buyers looking at dumbbell layouts, Type B4(b) is highly recommended as it is the only one with a dumbbell layout in this project.

2-Bedroom Premium Unit

The above shows 2 bedroom premium units – Type B5(b) (657sqft ), B6(b) (657sqft) and B7(b) (657sqft). Entry prices are different for 2 bedrooms premium:

Here, the allocated stacks for 2 bedroom premium unit has the best view. Stacks 1, 16 and 9 will not only come with a view of city, but they provide a view of the centre part of Irwill Hill Residences where most of the facilities are. Among the facilities here are the Raintree Lounge & 50m Raintree Pool, Social Lawn, Raintree Lawn and the second building at Irwell Hill Residences.

From the picture above, it is observed that the design of these 3 types of unit is more or less the same. For example, all 3 type units have a master bathroom connecting to the master bedroom, and a double galley open kitchen. But there is only one difference wherein Type B7(b) has a bigger master bedroom as its unit area is bigger compared to the other units.

For prices, increment for every floor would be from $ 9,000 – $ 36,000 and the overall price difference for 2 bedroom premium units could hit $ 68,000 when comparing the lowest and highest floor unit.

Overall, the 2 bedroom premium units are highly recommended if the view is one of their concerns. This is because all 2 bedroom premium units have a better view. If buyers are interested in the 657 sqft unit, then Type B6(b) will be one of the options even though Type B5(b) has the same unit area. This is according to the price per sq ft and entry price, as Type B6(b) is lower than Type B5(b) in terms of both pricing.

2-Bedroom Premium with Loft Unit

Currently there is only one unit left for Type B9 which is the unit with a loft – Type B9L (entry price of $ 2,179,000). The floor plan design for Type B9(b) is similar to Type B4(b) because the walk way linking the kitchenette, dining and living room is located at left side of the entrance. The type B9L allocation stack is stack 11.

Stack 11 faces Southeast – towards Great Wall City (Shopping Mall, Office Tower), Singapore River and a few other residences. Other than city view, stack 11 gives a view of several outdoor facilities such as gym at Irwell, gourmet BBQ, the playground and a clear view on its tennis court.

Looking at the floor plan, Type B9(b) has a bigger layout design compared to the other 2 bedroom premium units [ Type B5(b), B6(b) & B7(b) ]. Hence it has a bigger space – dining room, master bedroom, bedroom and liveable space compared to other units.

The kitchen design in Type B9(b) is an enclosed kitchen with sliding door. Here, only 2 bedroom premium type comes with an enclosed kitchen space.

For Type B9 unit, there is only 1 option which is Type B9L located at level 36 stack 11. Hence Type B9L unit will be highly recommended to buyers who prefer a higher floor.

3-Bedroom Premium Unit

Currently there are 3 units left for the 3-bedroom unit which is the 3-bedroom premium – Type C2(b). The walkway at the right side of the entrance leads us to the dining and living area. The rest of the area – the bedrooms, bathrooms as well as dry and wet kitchen are on the right side.

The allocated stacks for Type C2(b) is stack 10. Stack 10 faces Northwest with a view of city which spots The Marq on Paterson Hill & Residence, ION Orchard, Fraser Residence Orchard, and other buildings. Stack 10 also provides a view on the facilities and entrance of Irwell Hill Residences.

From the picture above, Type C2(b) has a rectangular floor plan design which is on the classic side of design. There is one master bedroom which comes with a wardrobe leading to its master bathroom, two additional bedroom and one additional bathroom.

In the layout, the 3-bedroom premium units are more attractive as it comes with a dry and wet L-Shape enclosed kitchen. In this kitchen design, it provides additional storage room, a yard and a water closet which is accessible from the wet kitchen.

For prices, the entry price for Type C2(b) is $ 3,337,000 and the price per sqft is range of $ 2,628 – $ 2,786. Increments for every floor would be from $ 16,000 – $ 20,000 and the overall price difference for 3-bedroom premium units could hit $ 201,000 when comparing the lowest and highest floor unit.

Type C2(b) on the other hand is highly recommended for a family of three or more. This is because the price per sqft is lower compared to some of the 2-bedroom classic and premium units.

4-Bedroom Premium Unit

The above shows the 4 bedroom premium units – Type D1(b) (1539sqft ) and Type D2(b) (1582sqft). There are difference entry prices for 4 bedroom premium:

Stack 8 faces Southeast, overlooking the Great Wall City (Shopping Mall, Office Tower), Singapore River and a few residences. It provides a view on outdoor facilities as well, such as the facilities building (1st Mezzanine), 50m Raintree Pool, Social Lounge & Lawn, and a view of block 6.

Each 4 bedroom premium unit comes with a Private lift – setting it apart from the rest of the units. Once we exit the lobby, the view of one’s living and dining area merges at the entrance. Moving to the right side of the entrance, there is a bedroom which can easily fit two single beds. In this case, the space could easily be changed for residents to design their own additional study or working area at the corner.

Next off, there is a long walk way at the left side of the entrance leading to the bedrooms, bathrooms and kitchen. There is a small dry kitchen area along the walk way, which could be turned into a snacks and beverage section. The dry kitchen comes with a quartz countertop with additional storage space and a wine chiller. This would be an attractive feature to wine connoisseurs.

After the dry kitchen, there is a door beside the section leading into the wet kitchen, storage and water closet. At the end of the wet kitchen, there is a door to the common lift, where it is used for deliveries or repair purposes.

Going to the bedrooms, all bedrooms at the left are connected to the bathroom but for bathroom 3, it is accessible from the walk way. Hence, there are two entrances for bathroom 3, making it a convenient feature for residents. Another perk here is that each master bathroom comes with its own luxury bathtub.

In terms of comparison between Type D1(b) and D2(b), they are more or less the same. The only difference is an additional balcony connecting to the master bedroom for Type D2(b).

For prices, increments for every floor would be around $ 8,000 and the overall price difference for 4 bedroom premium units could hit $ 147,000 in comparing the lowest and highest floor unit.

Overall, both options would be weighed at a 50/50 because both layouts are almost the same with a small gap in terms of price. Hence, buyers are free to choose here depending on their own preference. For example Type D2(b) would appeal to buyers who would want that additional balcony connecting to their master bedroom.

Sky Penthouse Unit (4 rooms)

Type PH2 at stack 15-16 faces Northwest with a view of the city where residents can spot The Marq on Paterson Hill & Residence, ION Orchard, Fraser Residence Orchard and other buildings. It encompasses views on facilities and the entrance of Irwell Hill Residences as well.

Under its floor plan, the design for both penthouses is a dumbbell pattern with plenty of rooms located at either side of the house.

From the picture above, the walk way after the entrance would lead to the living room. Most bedrooms and bathrooms are located at the right side of the walk way. On the left, there is the kitchen, dining area and master bedroom.

Here, the developer provided more space where other units lack – a kitchen island at the dry kitchen and a grand, proper walk-in wardrobe at the master bedroom.

In this case, options are aplenty depending on the preferences of each family. If buyers want extra space for a working area, study area, or a mini playground for their kids, either bedroom 3 or 4 can be easily replaced.

In the overall unit, the walk way and space provided is wider compared to the other units which provides more design options for residents to fully utilise spaces in the whole house. In terms of pricing, the entry price for Type PH2 is $ 9,335,000 with price per sq ft of $ 4,190.

Sky Penthouse Unit (6 rooms)

Type PH3 faces Southeast – towards the Great Wall City (Shopping Mall, Office Tower), Singapore River and also a few residences. Stack 8 easily gives a view of some of the outdoor facilities such facilities building (1st Mezzanine), 50m Raintree Pool, Social Lounge & Lawn, and a view of block 6.

The floor plan design for both penthouses is a dumbbell pattern with plenty of rooms on either side of the house. Also within the penthouse is a private lift which caters to a more private and luxurious experience to its residents.

From the picture above, the living room is in front of the lobby entrance alongside its dining area and dry kitchen. Most bedrooms and bathrooms are to the right of the walk way. And on the left is the kitchen, dining area and master bedroom.

There is a slight difference between Type PH2 and Type PH3. First off, there is the private lift. Secondly, Type PH3 has more room units. Thirdly, the junior master room in Type PH3 was expanded to fit a walk in wardrobe and a study pod. Hence, buyers can rest assured there is space for study for their kids and not having to replace any remaining rooms with what they want.

Overall in this unit, the walk way and the area provided is more compact compared to Type PH2 because of the number of rooms added. But the extra room unit can be turned into an entertainment room for visitors or used as a proper working space to work from home.

For pricing, the entry price for Type PH3 is $ 10,943,000 with price per sq ft of $ 4,201.

Future Direction for Buyers & Investors

Irwell Hill Residences’ future value will undoubtedly increase due to the increase of population in the future.

Considering the case where all the stations in Thomson-East Coast Line start to operate, there will be more tourists and foreigners in the area as it connects most of the popular amenities in Singapore.

Adding into view that the Singapore Government planned to rejuvenate Orchard Road into a lifestyle destination, Orchard Road itself has already developed into an area with considerable development and a stable population.

Here at Orchard Road, it is well-known as a retail and dining paradise. New and additional retail, commercial and recreational amenities will definitely boost the attractiveness of living in Paterson and Leonie Hill areas.

About The Developer

City Developments Limited (CDL) was founded on 7th September 1963 as a property company. It is one of the most renowned developers across 29 countries and a listed company on Singapore Stock Exchange (SGX). CDL’s main businesses are in real estate, which involves mostly service apartments, shopping malls, offices and luxury residences.

Throughout its years of experience in the Real Estate industry, CDL was the first company to actually earn a considerable number of awards and honours such as the Built Environment Leadership Platinum Star Award at the Building and Construction Authority (BCA) Awards.

The company has over 18 million sq ft of land worldwide and has operated for over 50 years as a property development company. It has also successfully developed over 43,000 properties. 

Notable Projects

Conclusion

These are but a few of the reasons why you should consider buying a new launch condo as opposed to a resale property. If you are planning to buy an investment property but not sure as to what is the best option, do feel free to contact us for a non-obligatory discussion.

And alas, if you find yourself stuck in a rut even after weighing all possible options, you may need a professional’s opinion. In this case, schedule a visit with us or book a free consultation with our trusted and renowned representative.

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