Irwell Hill Residences Project Review: Rare Condo Launch in the Heart of District 9



  • Victor Kang
  • 12 April 2021

Project Name: Irwell Hill Residences

Developer: CDL Perseus Pte Ltd (Subsidiary of City Developments Limited)

Project address: 2, 6 Irwell Hill

Type: Condo

No. of units: 556

No. of blocks: 2

No. of storeys: 36

Tenure: 99 years

District: 09

Configuration: 

Unit types

Number of units

Size range

Studio (A1)

35

398 to 614 sq ft

1-Bedroom + Study (A2 to A4)

105

495 to 646 sq ft

2-Bedroom Classic (B1 to B4)

139

603 to 721 sq ft

2-Bedroom Premium (B5 to B9)

172

657 sq ft

3-Bedroom Classic (C1)

34

861 sq ft

3-Bedroom Premium (C2)

34

1270 sq ft

4-Bedroom Premium (D1 to D2)

34

1582 sq ft

4-Bedroom Sky Penthouse (PH1 and PH2)

3

2,185/2,228 sq ft 

5-Bedroom Sky Penthouse (PH3)

1

2,605 sq ft


Projected TOP:
Q3 2026

Parking lots + handicap lots: 540 residential carpark lots, including 4 handicap lots

Nearest MRT: Orchard MRT station (North-South Line), Great World MRT station (u/c) (Thomson-East Coast Line)

Plot Ratio: 2.8

Site Area: 137,634 sq ft

Project Details

Irwell Hill Residences is an upcoming 556-unit, 99-year leasehold development located in the prestigious District 9. Developed by CDL Perseus Pte Ltd, a subsidiary of City Developments Limited (CDL), Irwell Hill Residences is one of the latest developments in the Central Area of Singapore since The Atelier, Cairnhill 16 and Jewel @ Killiney Orchard.

The mid-size luxury development project consists of two, 36-storey blocks that are nicely spaced out from one another with pool view. The spacious layout is made possible by the relatively large land area to buildings ratio.

Irwell Hill Residences will be designed by MVRDV, a renowned Rotterdam-based architecture, urban-planning and landscape-design firm that CDL appointed as the design architect. Some of the prominent local projects by MVRDV include the old iconic Pearl Bank Tower, Westwood Tower, Holland Village and the new Rail Corridor.

According to CDL, MVRDV will bring a nature-inspired design that integrates sustainability and wellness to Irwell Hill Residences.

The developer planned for Irwell Hill Residences to be a residential home where one can enjoy lush greenery; the twin blocks of Irwell Hill Residences feature a modern design that is set against a backdrop of a lush landscape with four heritage raintrees conserved and integrated into the condo’s landscape. On top of that, over 75% of the development is filled with lush greenery. 

With its modern façade, the development is set to be the new icon of premium luxury in the prime District 9.

irwell-hill-residences-3d-map

Irwell Hill Residences sits on the Irwell Hill, which gives it a naturally elevated terrain. On top of that, at 36 storeys, Irwell Hill Residences will be one of the tallest developments in the area. This gives units at Irwell Hill Residences a partial view that overlooks the city skyline in the Central Area (Orchard Road to the North and Clarke Quay to the South).

Beyond its contemporary design, façade and view, lrwell Hill Residences is also a BCA Green Mark GoldPlus award recipient. The development is designed to be sustainable in various ways:

  • Water efficient fittings for all units + siphonic rainwater discharge system at roof
  • Passive cool design architecture designed to reduce direct sunlight penetration
  • Energy efficient aircon, lifts and LED lighting (with motion sensors)
  • Pneumatic waste collection and disposal system
  • Extensive greenery and landscape within the development

Every unit at Irwell Hill Residences is also equipped with smart features. The Smart Hub gateway connects all your smart appliances and lets you remotely control them via an app on your mobile device, from smart lighting, aircon to the facilities booking system.

Irwell Hill Residences: Developer

As a top-notch developer with years of experience under its belt, City Developments Limited (CDL) is a local developer known for its product excellence in both residential and commercial developments. This is evident from the fact that CDL has won multiple property awards for their past developments.

City Developments Limited (CDL) is a local developer in Singapore and one of the leading real estate companies globally, spanning across 106 locations in 29 countries and regions. With over 55 years of proven track record, the developer has developed over 46,000 homes and has a diversified asset portfolio in residences, offices, hotels, serviced apartments and shopping malls.

Over the past years, CDL has developed several prominent residential developments such as Sengkang Grand Residences, Amber Park, as well as luxury developments such as Haus on Handy and Whistler Grand.

Some key highlights of its accolades include:

Aside from that, CDL is also a pioneer in sustainability, having won a record 110 BCA Green Mark awards which is the highest among local developers. In its Goal 2030, CDL plans to use smart technologies and innovation to maximise energy performance while achieving 100% renewable energy to reach net zero carbon emission.

Irwell Hill Residences: Site plan

irwell-hill-residences-condo-site-plan-Airwell-hill-residences-condo-site-plan-B

Irwell Hill Residences provides a full suite of condo facilities; there are two full-length swimming pools, a play pool for kids, a tennis court and Raintree Lounge on the ground floor. 

Not just that, Irwell Hill Residences also features many lawns around the development to optimise the living environment to seamlessly integrate the heritage raintrees into the condo landscaping. Additionally, there are green features added to the Sky Terrace and Roof Terrace on blocks two and six. This creates a clean and green environment that is hard to find in the Central Area.

The amenities at Irwell Hill Residences don’t only exist on the ground level. To maximise the use of space, the facilities are spread out on the Irwell Vista (Sky Terrace at level 24) and Irwell Sky (Roof Terrace at the roof).

The two blocks are also North-South facing, which avoids direct sun while still enjoying the wind’s natural current to keep your unit windy. The blocks also come with good views as the two blocks are spaced out from each other. The inward-facing units overlook the two swimming pools while the outward-facing units will be able to enjoy views along River Valley Road (though lower floor units may see their views blocked by Paterson Residences) and Grange Road.

Suggested read: High Floor vs Low Floor Unit: Which One Is Better?

Irwell Hill Residences: Facilities

  • First storey
    • Reading Lawn
    • Sculpture Lounge
    • Sculpture Lawn
    • Raintree Lounge
    • 50m Raintree Pool
    • Social Lounge
    • Social Lawn
    • Raintree Lawn
    • Spa Pool
    • Spa Lounge
    • Pets’ Play
    • Wellness Lounge
    • Play Pool
    • Gym at Irwell
    • Gourmet BBQ
    • Playground
    • Tennis Court
    • Tranquillity Court
    • Steam Room
    • MA O-ce
    • Residential Services Reception
  • First mezzanine
    • Club at Irwell
    • Tree Top Gourmet
    • Club Pool Deck
    • Club Pool
    • Club Alfresco
  • Irwell Vista (Level 24 on block 2, 6)
    • Vista Social I
    • Vista Co-Work
    • Vista Lounge I
    • Vista Lounge II
    • Vista Social II
    • Vista Grill
    • Vista Gourmet
  • Irwell Sky (Roof terrace on block 2, 6)
    • Sky Lounge
    • Sky Pod
    • Sky Horizon
    • Sky Hammocks
    • Sky Fitness

 

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Location

Irwell Hill Residences’s location in the exclusive District 9 makes it one of the most coveted addresses in Singapore. Needless to say, its location in Singapore’s city centre is also why so many embassies are located in the area. In addition, it is one of the rare new launches in the heart of Singapore at District 9 with a nice location in between Great World City and the Orchard Road shopping belt. 

There are a number of popular schools around the development, including prestigious schools like River Valley Primary School, which is 1km away, and Anglo-Chinese School (Junior), which is within a 2km radius from Irwell Hill Residences. 

Suggested read:11 Popular Primary Schools in Singapore and Properties in the Area

The condo is also well connected via transportation and road networks; the upcoming Great World MRT station on the Thomson-East Coast Line (TEL) is just four minutes away by foot. There’s also Orchard MRT station on the North-South Line (NSL) which is 12 minutes away on a casual stroll. Needless to say, Irwell Hill Residences’ location in the heart of Singapore makes it convenient to travel around Singapore’s Central Business District (CBD)

In terms of amenities, there are many shopping malls and supermarkets in the Orchard Road area for residents, such as the newly-renovated Great World shopping mall, ION Orchard, Ngee Ann City and Paragon. There are also a couple of nearby hawker centres, including Zion Riverside Food Centre and Beo Crescent Market if you want affordable meals.

Irwell Hill Residences: Accessibility

- Irwell-hill-residences-condo-to-cbd-public-transport

Because of its location in the Central Area, commuting to the CBD via public transport is very convenient. There are multiple bus options (bus 75, 970 and 54) as well as the NSL. 

The total journey will take you 26 minutes by MRT to the CBD. On days where traffic is lighter, you can even reach the CBD as fast as 21 minutes, according to Moovit.

If you choose to take the bus instead, the same journey will take you at most 35 minutes.

- Irwell-hill-residences-condo-to-cbd-drive

For those who drive, you can reach the CBD within 10 minutes via any of these three routes: Kim Seng/Havelock Road, River Valley Road or Outram Road.

Irwell Hill Residences: Nearby shopping malls

  • Great World City (0.37 km)
  • Ngee Ann City (takashimaya) (0.85 km)
  • Ngee Ann City (0.85 km)
  • Ion Orchard (0.89 km)
  • Cathay Cineleisure Orchard (0.9 km)
  • Wisma Atria (0.9 km)
  • Wheelock Place (0.94 km)
  • Liat Towers (1.0 km)
  • Paragon (1.0 km)
  • 313@somerset (1.0 km)
  • Lucky Plaza (1.01 km)
  • Tang Plaza (1.02 km)
  • Tangs (1.02 km)
  • Orchard Shopping Centre (1.03 km)
  • Far East Shopping Centre (1.04 km)
  • Heeren (1.06 km)
  • The Paragon (1.06 km)
  • Shaw House (1.08 km)
  • Orchard Gateway (1.1 km)
  • International Building (1.11 km)
  • Scotts Square (1.12 km)
  • Shaw Centre (1.12 km)
  • Midpoint Orchard (1.12 km)
  • Tiong Bahru Plaza (1.12 km)
  • Forum The Shopping Mall (1.13 km)
  • Orchard Central (1.14 km)
  • Palais Renaissance (1.17 km)
  • Tanglin Place (1.17 km)
  • Pacific Plaza (1.17 km)
  • Tanglin Shopping Centre (1.2 km)
  • Orchard Towers (1.2 km)
  • Tanglin Mall (1.21 km)
  • The Centrepoint (1.23 km)
  • Delfi Orchard (1.25 km)
  • Robertson Walk (1.28 km)
  • OG Orchard (1.28 km)
  • Orchard Point (1.28 km)
  • Far East Plaza (1.29 km)
  • Orchard Plaza (1.33 km)
  • UE Shopping Mall (1.46 km)
  • Singapore Shopping Centre (1.55 km)
  • Central Mall (1.57 km)
  • Liang Court (1.66 km)
  • Park Mall (1.67 km)
  • Riverside Point (1.71 km)
  • Plaza Singapura (1.71 km)
  • People’s Park Complex (1.89 km)
  • People’s Park Centre (1.9 km)

Irwell Hill Residences: Nearby supermarkets

  • Cold Storage Singapore @ 1 Kim Seng Promenade (0.3 km)
  • Little Farms @ 491 River Valley Road (0.51 km)
  • NTUC Fairprice Co-operative @ 491 River Valley Road (0.51 km)
  • NTUC Fairprice Co-operative @ 50 Havelock Road (0.8 km)
  • Cold Storage Singapore @ 391A Orchard Road (0.85 km)
  • NTUC Fairprice Co-operative @ 131 Killiney Road (0.92 km)
  • Your Grocer Private Limited @ 34 Jalan Bukit Ho Swee (0.96 km)
  • Cold Storage Singapore @ 290 Orchard Road (1.0 km)
  • NTUC Fairprice Co-operative @ 6 Scotts Road (1.12 km)
  • NTUC Fairprice Co-operative @ 302 Tiong Bahru Road (1.13 km)
  • Supernature @ 583 Orchard Road (1.14 km)
  • Pan Pacific International Holdings @ 181 Orchard Road (1.14 km)
  • Cold Storage Singapore @ 163 Tanglin Road (1.21 km)
  • Cold Storage Singapore @ 176 Orchard Road (1.23 km)
  • NTUC Fairprice Co-operative @ 18 /20 Kim Tian Road (1.25 km)
  • Wons Butchery @ 1 St. Martin’s Drive (1.25 km)
  • Cold Storage Singapore @ 1 Claymore Drive (1.28 km)
  • Cold Storage Singapore @ 442 Orchard Road (1.31 km)
  • Swiss Butchery @ 56 Tanglin Road (1.34 km)
  • Cold Storage Singapore @ 81 Clemenceau Avenue (1.42 km)
  • Foodie Market Place @ 225 Outram Road (1.5 km)
  • Cold Storage Singapore @ 26 Jalan Membina (1.58 km)
  • Sheng Siong Supermarket @ 52 Chin Swee Road (1.6 km)
  • Cold Storage Singapore @ 86 Redhill Close (1.65 km)
  • Cold Storage Singapore @ 68 Orchard Road (1.71 km)

Irwell Hill Residences: Nearby hawker centres

  • Zion Riverside Food Centre (0.42 km)
  • Beo Crescent Market (0.87 km)
  • 22A/B Havelock Road (0.9 km)
  • Tiong Bahru Market (1.23 km)
  • 1 Jalan Kukoh (1.37 km)
  • 115 Bukit Merah View (1.49 km)
  • Redhill Market & Food Centre (1.65 km)
  • People’s Park Food Centre (1.84 km)

Irwell Hill Residences: Nearby schools (within 2km radius)

  • River Valley Primary School (0.66 km)
  • Alexandra Primary School (0.89 km)
  • Gan Eng Seng School (1.07 km)
  • Outram Secondary School (1.31 km)
  • Zhangde Primary School (1.36 km)
  • Crescent Girls’ School (1.45 km)
  • Anglo-Chinese School (junior) (1.85 km)
  • Queenstown Secondary School (1.93 km)

Irwell Hill Residences: Nearby amenities

  • Mount Elizabeth Hospital (1.1 km)
  • Fort Canning Park (1.5 km)
  • Gleneagles Hospital (1.8 km)
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Analysis

Irwell Hill Residences: Price

CDL secured the land for Irwell Hill Residences through a Government Land Sales (GLS) for $583.89m in a public tender. This translates to a price of $1,515.10 psf per plot ratio.

During its launch weekend, Irwell Hill Residences sold 278 or over 50% of its 540 units available. Unit prices started from $998,000 onwards for the studio apartments, and $4 million for the 4-bedroom premium unit with a private lift. One 4-room Sky Penthouse was also sold at $9 million ($4,123 psf). 

Unit types

Indicative price

Studio (A1)

$998,000 onwards

1-Bedroom + Study (A2 to A4)

$11X,XXX onwards

2-Bedroom Classic (B1 to B4)

$14X,XXX onwards

2-Bedroom Premium (B5 to B9)

$16X,XXX onwards

3-Bedroom Classic (C1)

$21X,XXX onwards

3-Bedroom Premium (C2)

$3,1XX,XXX onwards

4-Bedroom Premium (D1 to D2)

$4,XXX,XXX onwards

4-Bedroom Sky Penthouse (

$9 million onwards

5-Bedroom Sky Penthouse

TBA


Listed below are the average psf prices of nearby condos compared to Irwell Hill Residences in the last 12 months (March 2020 to April 2021):

Condos near Irwell Hill Residences

Average PSF price in the last 12 months

Tiara

$1858 to $1924

The Cosmopolitan

$2191 to $2349

Rivershire

$1915 to $1915

The Trillium

$2120 to $2266

Leonie Suites

$1452 to $1644

Horizon Towers

$1301 to $1324

Leonie Gardens

$1161 to $1542

2 RVG

$1841 to $2009

Paterson Residence

$2142 to $2142

Yong An Park

$1316 to $2209

The Verv @ RV

$1637 to $1637

OUE Twin Peaks

$2103 to $2521

Luma

$1777 to $1777

The Paterson

$2111 to $2220

Centennia Suites

$2629 to $2629

Riveria Gardens

$1935 to $1942

Leonie Parc View

$1915 to $2211

RV Altitude

$2678 to $3147

Grange Heights

$1646 to $1646

Paterson Suites

$2140 to $2579

Grange Infinite

$1962 to $1962

Sam Kiang Mansions

$1725 to $1725

The Morningside

$1788 to $1788

Mirage Tower

$1426 to $2016

Skypark

$1429 to $1498

8 St Thomas

$2490 to $3238

Emerald Park

$1167 to $1272

St Thomas Suites

$1903 to $2089

Riviere

$2361 to $3346

La Crystal

$1746 to $1820

Tribeca

$2010 to $2053

Espada

$2038 to $2601

Domain 21

$1448 to $1572

The Avenir

$2754 to $3367

Source: PropertyGuru

Irwell Hill Residences: D9 URA Master Plan

irwell hill residences ura master plan

Based on the District 9 URA Master Plan, there is unlikely to be new developments in the coming years. Even if another condo gets enbloc-ed, it will be years before a new condo pops up on the market in the region. 

However, one of the things that stood out from the URA Master Plan in District 9 is the reserve site (yellow) next to Irwell Hill Residences. According to URA, reserve site means that the specific land use has not been determined yet. There could be a possibility that the reserve site will also be used for residential development. If that’s the case, the view that Irwell Hill Residences will be enjoying could be disrupted.

Source: URA

Source: URA

The rejuvenation of the Orchard Road shopping belt will be something to watch out for. The current plan is for Orchard Road to transform into a lifestyle destination. There will be new retail concepts, attractions and events that will liven up the district. Since Irwell Hill Residences is within walking distance to Orchard Road, this makes the condo one of the key beneficiaries of the rejuvenation of the Orchard shopping belt.

With the development of TEL and Circle Line (CCL), residents at Irwell Hill Residences can expect connectivity in the city centre to be improved. The planned integrated development at Orchard will also enhance the livability of Irwell Hill Residences with connections to some of the attractive city living options and mix-use amenities in the Orchard region.

Source: URA

Source: URA

Another nearby major development in the area is the upcoming Health City Novena. The healthcare hub will be completed by 2030 with some of the new healthcare facilities like Tan Tock Seng Hospital Integrated Care Hub (ICH) and National Skin Centre will be ready as early as 2022. 

Previously, when Mount Elizabeth Novena Hospital first opened, it boosted the rental and occupancy rates of residential homes around the area. As such, potential landlords at Irwell Hill Residences can also expect a similar gain on rental and occupancy from Health City Novena, thanks to the increased pool of highly skilled and well-paid tenants to rent out to.

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Summary

Irwell Hill Residences is a luxury project that offers the convenience of living within the city while surrounded by lush landscaping. 

For a condo within the coveted District 9 and Central Area, the selling price of Irwell Hill Residences might be hard to come by. Although Irwell Hill Residences is priced at more than $2,500 psf, the quantum for the smaller units is still within $1+m. Plus, if you want to live in Orchard, bear in mind that there aren’t many new launches expected in the near future. 

Whether you are buying a family home or an investment unit, Irwell Hill Residences is one to check out if you are planning for a new property in District 9.

Thinking of getting a unit at Irwell Hill Residences? Check out the available units for sale on PropertyGuru. Or read our reviews of other condo projects here.

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Eric Wong

Victor Kang