If you’ve ever looked at a property in Singapore, you’ll probably know that proximity to a famous Primary school (within 1 km) is considered a big plus point, as such properties are often in demand with the parents of would-be students. (As per this MOE link: “priority is given to Singaporean Citizens and Permanent Residents who live closer to the preferred school when balloting” – for those not familiar with the process, you can find out more via the link.)
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.
The properties on Martia Road are lucky enough to be within 1 km of not 1, but 2, famous Singaporean Primary Schools: CHIJ Katong and Tao Nan School. (However, it can differ from unit to unit, so always check for the exact property you’re keen on even if the street is supposedly within the 1km mark.)
To be honest, given that some of the Martia Road Houses are right across from CHIJ Katong, you may wonder: “how close is too close?” (Just visit any school before school starts and ends to see what I mean – there are often lines of cars clogging up all the nearby roads. A friend who is 1 of these waiting parents- albeit not at CHIJ – has often told me how sorry she feels for nearby residents!)
Anyway, I’m putting the cart before the horse here – let’s take a look at the entire area so you can see for yourself!
Here’s a map of the area so you can orient yourself – we’re kind of in between Jago Close and Joo Chiat Avenue, both estates we’ve previously visited. I wouldn’t have known if I hadn’t looked at the map, though, as the areas feel quite different. (To me, Joo Chiat Avenue felt more residential, Jago Close felt more commercial, like it had more shops and restaurants nearby, and Martia Avenue falls somewhere in the middle – you may disagree though!)Here’s the Master Plan – as is so often in this part of the East, the plot ratio is 1.4 (in the absence of other restrictions, you can build up to 5 stories on such plots.)Here’s where Martia Road meets East Coast Road – this is just 1 of the ways you can drive into the landed enclave, which certainly helps given there’s a Primary School inside (more ways for cars to enter and exit.)Across, there’s a Caltex on East Coast Road. (It’s 1 of 2 petrol stations on this road, so you’re never far from a petrol top-up or emergency groceries. There’s also a 7-11 a stone’s throw from the Martia Road-East Coast Road junction.)
We’ll head in before looking at the shops on East Coast Road.
This is what it’s like immediately after turning onto Martia Road. There are double yellow lines on one side (so no parking), and immediately after you turn in, cars all along the other side of the road, even though it’s not school drop-off/ pick-up time. I don’t suppose the eateries on East Coast Road help, as visitors will want to leave their cars as close by as possible.There are several No Parking signs here.The landed houses start almost immediately after the commercial units on East Coast Road.There is a small alleyway separating the commercial and residential units. Do note that the commercial units include several eateries (some people are concerned about living close to restaurants and food stalls due to potential pest issues).I’m standing outside the first house and looking back at the East Coast Road junction.A better view of the landed houses.Another no-parking sign.And now a “clean up after your pet sign.”Martia Road is bisected by St Patrick’s Road, along which we find more terrace houses. St. Patrick’s is quite a long road and provides you with more ways in and out of the estate: onto East Coast Road and Still Road. No parking along this street though (There’s a single white line running through it.)
Generally, street parking is hard to find in this landed enclave.
Over the past year or so, the government has increased the number of development sites throughout the central region, and…
Timothy Tay ·
14 Aug 2026 ·
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The Martia Road and St. Patrick’s Road junction.See what I mean about the parking?After the St. Patrick’s Road junction, we reach CHIJ Katong. It’s located right next to Villa Martia, one of several boutique apartments in the area, such as Martia 8, The Asteria, and Martia Residence.
I had previously mentioned that I’m not sure if the properties on Martia Road are a little too close to CHIJ. However, judging from the reviews of these boutique condos, it doesn’t appear that way. Most of the residents appear pretty happy- only one had a few lower-star ratings, but no reasons were given, so I’m discounting those. In fact, Villa Martia, the closest development to CHIJ has a 4.6 rating. (Maybe not many parents pick up/ drop off their kids at CHIJ, or if they do, they’re the considerate type?)
The last sale also transacted at $28 million, so the proximity doesn’t seem to have hurt the property sales. (Moreover, the last sale was in 2021, so the owners seem happy enough here, at least happy enough to not sell up!)
Sales transactions at the time of writing. (If you’re wondering who bought the $28 million house, it was Lee Rubber.)
Fun fact: according to the article I linked to, the Martia Road houses are also next to Odyssey The Global Preschool. I didn’t hear any noise when I visited, but I do wonder what noise levels are like when all the kids are out on recess…
Here are the terrace houses right opposite CHIJ.There was a line of school buses waiting outside at the time of my visit.This is what you’d see from the terrace houses.Here’s the school I’ve been going on and on about: CHIJ Katong.And some of the boutique condos. The Asteria also made the news as the entire building was owned by 1 individual who sold it via an en-bloc in 2017.As it’s a school zone, the speed limit is 40, and there are more road control signs in the area.As it’s a school zone, the speed limit is 40, and there are more road control signs in the area.See what I mean about the parking situation near schools? Some of the units here are quite large.I particularly like this grand old dame.
We’ve seen most of the residential properties now, so let’s go check out the commercial units nearby!
This is what you see at the East Coast Road – Martia Road junctionThere’s an overhead bridge near the junction, making it easy to cross the road.Once you cross the road, you reach a Caltex, so you’re not far from emergency groceries. (There’s also a 7-11 on this side of the road.A bus stop is located near the junction of Martin Road.7 buses stop here, so in terms of public transport, you’re quite well taken care of.After the bus stop, there are some eateries, from Italian to local food such as prawn noodles (stand-alone shop) and wanton mee (part of an atas kopitiam).One of the lunch sets in the area. Not a bad price since it’s air-conditioned, in my opinion. (Not sure about the food as I’ve not tried it.)The Wanton Mee store. Nice and friendly owner and good noodles. The spicy dumplings were good too.After the kopitiam is the tiniest URA car park I’ve seen, and where your friends and family can park when visiting you (assuming they can get a space.)A ramen shop a stone’s throw from Martha Road. As you may have noticed, this enclave is great for foodies who want to have good food at their doorstep.There’s also some street parking available on the main road, but it’s not easy to get a space there.
This brings us to the end of today’s tour. How did you find the Martia Road estate? Let me know 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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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
Kong Ho Loon
I notice that you have started reviewing smaller landed enclaves, unlike your previous articles covering a big area. One example is Braddell Heights which you covered some time ago. It’s a big landed enclave with a detached house / bungalow zone (Dunsfold, Muswell Hill, Lynnwood Grove, Sunridge, etc.) and a semi-detached / terrace zone (Wolskel, Jalan Girang, Jalan Sukachita, Jalan Riang, Daisy Rd etc.) Please consider dwelling deeper into the different sub-zones within Braddell Heights.
1 Comments
I notice that you have started reviewing smaller landed enclaves, unlike your previous articles covering a big area. One example is Braddell Heights which you covered some time ago. It’s a big landed enclave with a detached house / bungalow zone (Dunsfold, Muswell Hill, Lynnwood Grove, Sunridge, etc.) and a semi-detached / terrace zone (Wolskel, Jalan Girang, Jalan Sukachita, Jalan Riang, Daisy Rd etc.) Please consider dwelling deeper into the different sub-zones within Braddell Heights.