In Singapore’s competitive property market, buyers often find themselves caught between their aspirations and crushing reality. Budget constraints often force…
One thing you may have noticed when visiting landed estates in Singapore is the penchant for redeveloping older houses and re-building them as high as possible – no surprise in land-scarce Singapore. Hence, when I saw that there was a little-known landed estate in Singapore that was zoned as 1.4 on the Masterplan (i.e., being able to build up to 5 stories), I thought it would be an interesting feature.
Here’s a screenshot of Google Maps to see where we’re heading today (Jalan Singa and Jalan Punai). As you may have noticed, the landed estate is just off Bedok Reservoir Road and has two green parks next to it. One thing not immediately noticeable on the map is that the turning for vehicles (off Bedok Reservoir Road) in/out of the estate is quite abrupt and slightly confusing. And here’s the masterplan, showing the 1.4 zoning. (Note that only 1 of the green spaces has been zoned as a park.)
Let’s start our tour at Jalan Punai, then walk to Jalan Singa.
Given the 1.4 zoning, it should be no surprise that there are already a few boutique condos amidst the landed houses in the estate.At the end of the street, we can see the HDB blocks surrounding the landed houses. The blocks are a bit close by, but because these streets are slightly elevated, they don’t appear to tower over them too much.Stepping back a bit so you can get a clearer view of the height of the HDB blocks – do note the many bins out on the street to chope parking space. It wasn’t difficult to drive through, and I had no difficulty finding parking. However, I’m not sure one would be able to say the same at the end of the workday.The houses are a bit hodge-podge – built in different styles.See what I mean? These two are very different from the previous.Moreover, the landed houses are close to the boutique condo, making the immediate neighbours feel a bit hemmed in.Walking down Jalan Punai to Jalan Singa.The houses here are a mix of semi-Ds and terraced units. The driveways of some units are pretty long, and you can park quite a few cars in them.As you can see, most of the landed units have not maximised the plot ratio, so there’s room to build higher.Here are some of the terrace houses on the street.Head-on view for you to better estimate the width of the units.As you can see, the space outside the gate is long, so some people use it to park cars.One of the newer units on the street.See what I mean about the area? No cars are parked here at the moment, but all the bins prevent anyone else from parking along the street.I couldn’t find a space to park on Jalan Punai, so I drove over to Jalan Singa, where I found a lot. Here are the newest houses on the street – there was still one for sale when I visited a week or so back.These units are right at the end of the cul-de-sac, and the one on the end has no immediate neighbours. As you can appreciate from the photo above, it also has a nice elevated view of the surroundings.Jalan Singa is a street that forks into two, we are on the shorter fork now.Between Jalan Punai and Jalan Singa, I personally preferred Jalan Singa.Like Jalan Punai, you can find both terrace and semi-detached units along the street. However, (parts of) Jalan Singa feel more open to me.We’re about to exit the fork and go onto the “main” Jalan Singa.Interesting architecture.Turn to the right to get back to Bedok Reservoir Road/ Jalan Eunos/Jalan Punai and to the left for the 2nd fork of Jalan Singa. We came from the right, so we’ll head left for now.As you can see, the main fork of Jalan Singa has a white line drawn on it (i.e. no street parking.)Heading down the main Jalan Singa street.Quite a few semi-Ds here.Turning back so you can see what the street looks like.Another reason why I feel this part is more open is that the setback between some of the units is wider than usual (in my opinion, at least.)However, there’s a children’s daycare centre on this street (not my favourite amenity in a landed estate due to potential noise issues, though parents with young children might feel differently.)Walking down Jalan Singa.This is what we see to the left.And to the right.There’s a boutique condo along Jalan Singa (as there is on Jalan Punai), but for some reason, the development doesn’t appear as towering here.I believe the development is Singa Hills – if the Google reviews are authentic, residents appear pretty happy here (and say the estate is peaceful and tranquil.
We’ve reached the end of Jalan Singa, so let’s head back to look at the green spaces now.
More from Stacked
Many readers write in because they're unsure what to do next, and don't know who to trust.
If this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively.
The October 2025 HDB BTO exercise is one of the largest to date, offering about 9,100 new flats across 10…
Ryan J. Ong ·
17 Sep 2025 ·
1 comments
Passing the same houses on the way back. You can see that the houses here are not very linear in arrangement. (They’re not all in a straight row.)Passing the Jalan Singa fork we were at previously on the right.Here’s what the terrace units look like from the outside.More proof of what I meant when I said the units here aren’t lined up in straight lines. Can you see how they’re angled here?The last house on this stretch is next to the green space.Although small, the green space is one of my favourite things about the estate, as it’s nice and elevated above the main road. It’s pretty small, but you have some outdoor equipment at the end. Looking back at the houses.Looking down to the main road.The open space is a bit close to the houses, though- you can see the house on the right here – so if there’s a gathering there, it may be a bit noisy for the units.
This brings us to the end of today’s tour. How did you find the area? Before we go, let’s look at the last transacted prices.
Proof that I didn’t make up the $2.85 million sale of the semi-D. However, the eagle-eyed among you will probably have noticed it’s because the unit is a 99-year leasehold house. What’s interesting is that there are both freehold and leasehold units here. Looking at Jalan Singa, a freehold terrace house went for almost 2x as much as the leasehold semi-D.
Most Singaporeans are leery about buying leasehold landed units due to the inability to renew the lease and the potential deterioration of the estate as the units reach the end of their tenancy. (If you’re interested in this topic, I cover more about the benefits and potential issues of leasehold houses here.)
However, given that there is the potential to redevelop the landed houses into boutique condos (this will need more looking into btw, as the zoning on the Masterplan is not the only factor that matters), as well as the fact that there appears to be more freehold than leasehold units here (the common assumption is that freehold landed estates are less likely to have the issues of estate degeneration that leasehold estates sometimes face at the end of their life), the leasehold houses here would be an interesting proposition for those who want a landed house, but are on a limited budget.
What do you think? Let me know in the comments if it’s something you would consider!
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
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
1 Comments
Jen
Would be interested if I knew exactly how many leasehold to freehold houses there are
1 Comments
Would be interested if I knew exactly how many leasehold to freehold houses there are