Touring A Quiet Freehold Landed Estate In Bishan: 15 Mins To Bishan MRT And Junction 8 (From $4.18m)
Located in D20, Clover Avenue is a very long road, with a few side streets. There are some commercial shophouses on one side, and a large park, Clover Crescent Playground, on the other. When I was driving here from town, Google Maps directed me to drive over using Lornie Highway then Jalan Pemimpin. I have to confess to feeling not very impressed with the area at first, due to the large number of construction projects in the Thomson and Marymount area. In addition, Jalan Pemimpin is quite an industrial area, so I wasn’t expecting much from Clover Avenue. However, the estate ended up pleasantly surprising me with how liveable it is! Join me on my walkabout of the area below to see why.
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.
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For those not familiar with the area, here’s the map. As you can see, Clover Avenue is parallel to Jalan Pemimpin and, over at Jalan Pemimpin, you can find several offices such as APS Industrial Building, Peminpin Industrial Building, and the like. As mentioned in the headline, the estate is within a 15 minutes walk of Junction 8, and Bishan MRT. I’ve previously classified 15 minutes as “walking distance” in previous landed estate tours, with some readers commenting to say that they disagree. Certainly, when the sun is out in full blast during mid day, I can see why some people would say that 15 minutes is too far to walk. As such, you’ll be glad to hear that Clover Avenue is also close to a 2nd MRT, Marymount MRT – with the houses between 9 to 14 minutes walk of Marymount MRT. (In terms of retail shops and amenities, there is, unfortunately, much less at Marymount MRT as compared to Junction 8!)
There’s not much further ahead (besides the houses on Jalan Binchang) so we’ll head back to get back to the main focus of today’s tour: Clover Avenue.
There are no supermarkets here but you can walk to Esfira on Jalan Pemimpin, to Fairprice Finest at Junction 8, or to Shunfu HDB estate. For your fitness buffs, there’s the gym, BFT Upper Thomson, along Jalan Pemimpin.
There are 2 other large playgrounds close by, Clover Way Park and Binchang Rise Playground, so kids (and fur babies) will have lots of space to roam. (Both playgrounds are within 5 minutes walk of Clover Crescent Playground.)
You’ll have to cross Bishan Road to get to Junction 8. It may just be me, but I find having to cross the road always makes something feel a bit further away than it really is.
Like Bukit Timah, Bishan is known for its large number of famous schools. Depending on which unit you’re looking at, the houses at Clover Avenue may be within 1 km of schools such as Catholic High and Marymount Convent. You’re also just across the road from Raffles Institution.
This brings us to the end of today’s article. I entered the estate feeling skeptical about it but left thinking I wouldn’t mind living there. According to Edgeprop, transactions in this estate are quite limited, there were no sales in 2023 and 2024, for example. So it seems like some of the residents may agree with me! Let me know what you think in the comments!
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.
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5 Comments
Hi! It’s pemimipin (not pempinpin) 🙂
Could you correct the typos for “Jalan Pemimpin”? It’s rather distracting to be reading “Pempinpin”
“This is the main Clover Way road” shows a photo that is actually Clover Avenue. References to Clover Way parking may actually be Clover Avenue? Not sure whether you mean to talk about parking along Clover Way or Clover Avenue.