Lessons from Singapore's top-performing two-bedder condos, showing how size, tenure, and neighbourhood timing shaped returns more than common buyer assumptions…
This column started with my house hunt for a dual-key apartment that can house my Mother and I (you can read about it by clicking the link) before evolving into a series of landed enclave tours. Along the way, with the rising property prices and interest rates, I’ve lost hope that we’ll ever be able to move. I’m sure many people looking for a new home might have similar thoughts, so when I saw that we could still find a freehold landed property for under $3 million in 2024, I raced over to do a walkabout.
The property in question is located at Jalan Wangi, in Sennett Estate (click through for the PropertyGuru link.) Do note that it is in original condition, so it will need some sprucing up. In addition, there are also walk-up apartments for sale on this street, but I checked that this property is for an actual house and not an apartment. (At the time of writing, there were only 33 listings on PropertyGuru for landed properties (freehold/999-years/9999-years) under $ 3 million, and some of these 33 were apartments masquerading as landed houses!)
It’s close to MacPherson Garden Estate, which I visited last year, and is famous for being one of the cheapest landed enclaves in Singapore. (Primarily due to the tiny plot sizes – some under 1,000 sq ft! At the time of writing, there was a landed property for sale that is 885 sq ft. The Jalan Wangi one is 1,340 sq ft, if you were wondering.)
If you’re not familiar with the area, here’s a map to help you orientate yourself. Jalan Wangi is a U-shaped street off the busy MacPherson Road. Parents will be happy to hear that it’s under 1 km from Cedar Girls’ Secondary School. Today, we’re primarily going to look at the houses bounded by Upper Serangoon Road, MacPherson Road, Wan Tho Avenue, and Jalan Kemboja.
The area consists of primarily terrace and semi-D houses, with the odd detached unit. The smaller houses are all located along Jalan Wangi, Siang Kuang Avenue, and MacPherson Road, with the larger units further inside (i.e. further away from the noise of the heavy traffic.)
One thing to note is that the area is unfortunately not really within walking distance to an MRT, although there are obviously bus stops along the main roads. In addition, I find driving through the area a real headache, due to the narrow winding roads, and high density of cars. (Some smaller houses do not have space to park cars on their property, so the streets are super full. I was even wondering if I would need to park at Poiz Centre and walk over! (Poiz Centre is one of the closest neighbourhood malls.)
A picture is worth a thousand words, so here’s one to show you what I mean: as you can see, the outside space is not long enough to fit a car.As seen, most properties are 2-storeys.At the corners (since the street is shaped like a “U”), the corner terraces have a bit more garden space and a relatively nice unblocked view behind them.The houses are also not really wide enough to park horizontally in front of them, without obstructing part of your neighbour’s gate. I saw a few cars doing that though, so I’m guessing they must have very nice neighbours here (either that or lots of parking disputes!)I saw MANY cones and bins used to reserve parking space (even further inside, where we see bigger houses and slightly wider roads.)There were a few rebuilt, taller properties, but not many. The plus point is that you could potentially rebuild and thus increase the internal area. The downside is that if you move in first, and all your neighbours start rebuilding, it would be the start of a very noisy time for you. (I’ve lived next to non-stop en-bloc construction for 5 years now, and it really has an extremely detrimental impact on mental health- especially if you work at home!)Another good thing about the property is that the pavements are decent, so even though the roads are narrow and winding, you don’t feel (too much) at risk of being hit by a car, unlike some of the other estates that I visited, such as Seletar Hills. I must say, the vehicles in this area (Jalan Wangi) seem to drive quite quickly, even around the bends, given that it’s a residential estate. See what I mean about the cars? It’s not too bad here, as they all have to park on one side of the road, but at other parts of the estate, the cars park on both sides of the road. There’s quite a lot of passing traffic so you end up having to stop and reverse quite a bit to let vehicles from the opposite direction through. (I had to do this thrice.)Another rebuilt property at the end of the street.Here’s the head-on shot, so you see the potential of the area.At the intersection of Jalan Wangi and MacPherson Road (shown above), there’s a huge senior citizen and child care centre (MacPherson Sheng Hong Child Care Centre.)
Opposite the centre are shophouses, where you can find commercial units.
A Medical Centre, TCM, spa, and Joan Bowen cafe.
On the main road, next to the shophouses, are more shops and a bus stop. Unfortunately, 99% of the eateries I saw were closed. This could be because the MacPherson area is quite industrial, and I’m guessing most of the businesses are closed over the weekend. (I visited on a Saturday.)
Luckily, you have Pizza Hut (and I’ll show you where to find the eateries that open on the weekends in the later part of the article.)There’s also a provision shop.As you can see, there’s limited parking in front of these commercial shophouses, so I’m sure some customers spill over to park within the estate.7 buses stop along MacPherson Road.
Since we’re already on the main road, let’s walk along and explore a bit more.
As mentioned earlier, it’s quite an industrial area, so lots of commercial buildings.There are more 2-storey terrace houses along the busy Macpherson Road. (You will hear road noise.)As mentioned, parking is in such short supply, that I saw quite a few vehicles partially parked on the pavements, as you can see above.Here’s a photo sans cars, so you can see the width of the road. (Very narrow.)Now do you believe me about the parking situation?Looking down the main road, towards MacPherson Garden Estate. Across the road is a petrol station with a convenience store.Looking down the main road, in the opposite direction (The road looks empty in both these photos but it’s actually quite busy.)One good thing about this area is that there are a LOT of ways pedestrians can enter the estate (i.e. short shortcuts so you don’t have to walk to the main entrance to enter.) This alley is one of them. Another benefit of such alleys is that it increases the setback between the houses.Some residents use the wider setback to hang their laundry or place their plants.We’re back in the landed estate now – the alley is where the two yellow-and-black road barriers are.We’re along Siang Kuang Avenue – it’s parallel to MacPherson, and you’ll find more terrace houses here, as well as some bigger ones, as shown above.More bigger houses.Looking down the street – it looks empty because there are double yellow lines.The terrace houses.At one end is Little Footprints Preschool (17 5-star reviews on Google, at the time of writing.)As photographed, even though this is a row of terrace houses, some are quite large. (Also note the potential to build higher.)Another of the alleyways I mentioned – there are many of them throughout the estate, providing a very comfortable way for pedestrians to walk around.At this end (intersection of MacPherson and Upper Serangoon) is where we find more eateries that are open on Saturdays, as well as allocated street parking.Parking charges apply.Some of the shops look quite gentrified.There are also a few kopitiams – the ones across sell Bak Kut Teh and Pork Noodles. If you prefer a slightly fancier dining spot, cross the road and you’ll find Pasta Express, Beef Station, Kaloon Wine and Craft Beer Bistro and more. (I must say there are more upmarket options along this stretch – probably thanks to all the new condo developments – than over at MacPherson Garden.)There’s also a 7-11: very handy for emergencies.A gym.The coffeeshops in the distance.The condo – The Venue Residences, with all the bistros and eateries below that I mentioned earlier. The area leads onto Pheng Geck Avenue, so let’s walk down that way to see what we find.There are quite a few condos along this stretch. I was taken by how pretty this one was, and by the fact that the units all had their own front doors, so I looked it up. Unfortunately, Sant Ritz had a less-than-ideal Google rating of 3.4 at the time of writing (issues with the management and security team apparently.)As shown, the area currently consists of houses on the left, and condos on the right. (The condos may actually help to block off the noise from Upper Serangoon Road – I didn’t realise we were so close to the main road till I looked at Google Maps.)Zoomed out for a better view.Sennett Residences.We then reach another exit/entrance into the landed enclave, where Wan Tho Avenue leads onto Potong Pasir Avenue 1 (also where it intersects with Upper Serangoon Road.) Ahead are Poiz Centre, Potong Pasir MRT, Potong Pasir Community Centre, and Calling River.I turn right, then look back. (I walked over from the street on the left.)More terrace houses, flanked by high-rise apartments. As shown above, the arrangement of the houses here is quite interesting (the house on the right has a super long driveway thanks to the non-square layout.)Some of the larger properties in the area that I mentioned earlier. Some can apparently fit 2 cars. I was very impressed by the resident’s driving skills!This leads onto more terraces, again with no parking inside.There’s also a girl’s orphanage (MTFA Darul Ihsan Girls’ Orphanage) here.The plot ratio here looks pretty good! (We’re along Wan Tho Avenue if you’re curious.)Some larger and newer properties.From here there’s also a path towards the HDB estate – I think it’s Bidadari Park Drive?The houses look a little bigger than the ones at Jalan Wangi.Wan Tho Avenue was also one of the least cluttered streets in the estate. (Less stressful driving down here. I guess it helps that it leads right out to the main road, so you could reach your house without having to go through the very narrow streets over at the Jalan Wangi side.)From Wan Tho, it leads onto Kee Chee Avenue and then to Jalan Kemboja.See what I mean about the dearth of parking available?Here you find another preschool, Little Seeds, and Calvary Baptist Church.Some larger terrace housesSee what I mean about how driving around some of these rounds is no picnic? If you’re looking for a terrace house, you certainly have quite a few choices in this area.There’s a small roundabout in the estate. To the right are the “fruit streets” – Belimbing Avenue, Chempaka Avenue etc, which we won’t be covering today. (The article is already one of the longest I’ve done for Stacked!)
Have you noticed something? We did not pass any parks or playgrounds during the walkabout. Indeed, there were none in the area we toured, but there is a decent one at Chempaka Avenue, just a few 100 metres to the right.
After announcing its plans to redevelop Yishun 10 in May this year, the building’s owner - Frasers Property - shared…
Sihan Chia ·
4 Sep 2026 ·
0 comments
This brings us back to the other end of Jalan Wangi, where we find MORE eateries.There was a place selling Taiwanese food and another selling Indian, both open on Saturday.Another spa.And this cute sign indicating that we’re at Sennett Estate! That brings us to the end of today’s walk. How did you find the area? Since it was quite a long article, here’s a quick recap of what I thought were the Pros and Cons of the area.
Landed markets are thinner and less transparent than condo markets. Good comparables can be difficult to find, and an enclave often behaves very differently from another just a few streets away.
That’s where a second opinion can be valuable: benchmarking a specific property against comparable transactions, understanding what you’re really paying for, and weighing whether it makes sense for your own plans.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
Central location: short drive to Orchard (but the expressway is pretty jammed during peak hours)
Next to Paya Lebar Quarter
Lots of amenities within walking distance, catering to all budgets, from people looking for more affordable kopitiams as well as for people who prefer more comfortable places with AC (though some are closed on the weekend)
Primary Schools nearby, such as Cedar Girls
Lots of exits and entrances into the estate from the main road (both for cars and pedestrians)
Comfortably sized pedestrian paths so you don’t have to walk on the narrow streets
Some houses have the potential to be rebuilt with increased internal area
Jalan Wangi is not really within walking distance to the closest MRT (Potong Pasir, 13 minutes) but if you live along Wan Tho Avenue or Pheng Neck Avenue, it’s much closer
Narrow, winding roads: driving through can be quite stressful (but depending on where your house is located, you may be able to plan your path to avoid the worst of the streets)
Some houses don’t have parking inside, and street parking is not plentiful even on a normal day (potential disputes with neighbours)
Many houses require sprucing up: it’s not fun living in the middle of a construction site!
The surrounding main roads are busy, so you can hear the traffic if your house is close to the main road (but not from within the estate)
Neutral
Close to an industrial estate
2 pre-schools in the estate (convenient for parents, maybe noisy for neighbours)
Lined by high-rise condos on one side (increases the density of the area, and may block some light and wind, but also brings amenities to the area, and helps block off some of the traffic noise.)
Let me know in the comments what you think!
Unlike condos, there are very few true like-for-like comparisons in the landed market. Every purchase is effectively a judgement call based on imperfect comparables.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
TJ's interest in property was sparked after returning from the UK- where balconies are not counted in one's square footage!- and finding that the Singapore property had totally changed in the 7 years she was away. When not reading and watching articles & videos about property, she is busy cooking and baking for friends, family & her blog Greedygirlgourmet
6 Comments
Resident
Not a very fair piece on the area – for people who don’t know the area and its actual traffic situation well (i.e. truly not as bad as you guys make it sound), the team at Stackedhomes sure has a lot to say about it.
Nicholas
The jalan wangi one actually has 2 entrance and exits. The one that you film is the ” backyard” there is a parking area at the other side of the property for those that didn extend their property all the way out
Joseph
It is better to speak to some residents rather than base on 2 hours of driving over half of the estate before writing.
Guy
The title seems misleading as the listed property is at $2.98M while the title says $2.05M?
6 Comments
Not a very fair piece on the area – for people who don’t know the area and its actual traffic situation well (i.e. truly not as bad as you guys make it sound), the team at Stackedhomes sure has a lot to say about it.
The jalan wangi one actually has 2 entrance and exits. The one that you film is the ” backyard” there is a parking area at the other side of the property for those that didn extend their property all the way out
It is better to speak to some residents rather than base on 2 hours of driving over half of the estate before writing.
The title seems misleading as the listed property is at $2.98M while the title says $2.05M?