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
...Shares
After several weeks of focusing on landed estates in the east, we’re continuing this landed estate walkabout series in other parts of Singapore: namely, Pasir Panjang. Pasir Panjang is not a new area to us: we’ve previously visited Jalan Mat Jambol, Pasir Panjang Hill (great views) etc. However, it’s been at least a year since we did a Pasir Panjang tour, so off we go today to see if anything has changed!
Here is a map for your reference. You can’t see it above, but Pasir Panjang MRT is only six minutes away on foot, to the left of the map. Behind the MRT is Pasir Panjang Food Centre, where you’ll find decent seafood and mutton soup. If that’s too far a walk for you, you have more choices right outside Jalan Pelepah: Hillman 99 Restaurant (Chinese), Paradise Restaurant (Indian), Super Thai by Sri Army (Thai), 83 Xian Live Seafood and more. In fact, this area seems to be the place to go for Thai food as across the road is Esarn Thai Corner. Both Esarn & Super Thai have good reviews on Google.
If so much food makes you worry about your weight, you’re also covered for fitness. In between Pasir Panjang MRT and Jalan Pelepah are Lighthouse Climbing – a rock climbing gym – Anytime Fitness, and CrossFit Hub. This may be a controversial take, but in some ways, Pasir Panjang reminds me of East Coast albeit less gentrified- you find landed estates within walking distance of many restaurants and other amenities. Note: I didn’t see tuition centres here though.
Perhaps let’s start by taking a look at these amenities before we head in to the landed enclave.
Here is Hillman 99 Restaurant. It looked much cuter in real life that I had been expecting. Quite quaint and retro!The restaurants are right off Pasir Panjang Road. It gets a fair amount of traffic but feels less busy than Bukit Timah. However, due to its proximity to the port and other industrial areas, you do get a lot of heavy traffic.Looking to the other side of Pasir Panjang Road now.Passing by a turn-in to Jalan Pelepah. For such a tiny landed enclave, it’s very well-planned: there are two ways in and out of the estate. This is the first one and we’re walking towards the second exit/entrance now.Passing more businesses on the way.More eateries.An Indian cafe.The restaurants have indoor and outdoor seating.A Korean restaurant- didn’t see this on Google Maps!A kopitiam: some of the stalls don’t have the best Google reviews though…This is the other way in and out of Jalan Pelepah. There’s not much immediately ahead besides a tyre shop, so we’re going to turn in now.Looking across Pasir Panjang Road before we head in. There are a few more cafes and restaurants across the road.Walking by another eatery as we walk into Jalan Pelepah. It’s open 24 hours, it seems, perfect for supper!Right behind the eateries are the houses. Here is the setback between the two.Oh the first house is for sale! Interesting, as nothing came up when I googled “Jalan Pelepah for sale,”Standing outside the house for sale, and looking back to the main Pasir Panjang Road. As you can see, the houses are not deep in.
One thing I was concerned about was whether I would be able to find parking nearby; the last few estates we visited were a bit of a dud when it came to street parking. I was very happy to see that there was a URA car park beside the houses. It’s only a short walk to the landed houses – convenient for visiting friends and family – and not that pricey. It’s a URA car park vs the ones in malls where 2 hours’ parking can cost me an arm and leg.
This is not the largest car park but there were plenty of available lots when I stopped by, albeit not at dinner time.Standing outside the carpark and looking at the landed houses so you can decide for yourself whether the car park is too close, or a just-nice-distance away.There’s also a large empty plot behind the car park, which gives the area a more open feeling.This is the house which had the “For Sale” sign displayed.A photo of the entire car park.A photo of the car park and the empty space in the same frame so you can have a better gauge of the size of each.These are the houses that are closest to the car park, and opposite the unit for sale.There are double yellow lines drawn on the street. A good move, in my opinion, since the restaurants will attract visitors who might otherwise clog up the residential streets.A photo of the houses on the other side of the road1 thing you may have noticed is that there is a flyover right behind the houses; to the right of the house in the frame. We previously visited a landed estate next to a flyover and it was super noisy- thankfully I can’t say the same here. I did hear the traffic but the noise levels weren’t unbearable to me. However, as the Greater Southern Waterfront becomes more developed and we see more traffic in this area, that may change.Another thing that pleasantly surprised me about this estate was its nice and broad pavements. The estate is not too large, and residential, so I honestly wasn’t expecting that much from it. But it surprised me in a good way.The houses here are pretty large. A head-on shot as I found the two houses very interesting. They appear to be a pair of semi-detached units that are now detached. The house on the right appears to be in original condition and even then it had a sort of interior balcony where it would have been attached to its neighbour. I love the idea, but I’m guessing it only works if you have a large enough plot of land.This may show their detachment more clearly.More houses. As you can see, there is no one style of building here.Ahead lies a junction. To the left is a dead-end and to the right is the exit to Pasir Panjang Road.Houses to my left (before the junction.)You can see the flyover in the background, to the left of this house.As mentioned, taking the street to the right will take us back out to Pasir Panjang Road but there are a few houses to our left so let’s check them out before we leave.This is the road to the left.The houses along this stretch are smaller than the ones we’ve seen previously. Mostly terraces here versus detached and semi-D units before.This is a very clear shot of how close we are to the flyover.There’s a pavement here too, albeit not as broad as the one we saw earlier. Passed by a cute, lazy cat.There are an unusually large number of vintage properties here.Straight-on view of the vintage house.There was only one construction project in the area.Looking at both ends of the street.Love this red-brick house. They’re rare in Singapore now.The road ends with leafy foliage.Headed over to the other end of the street.More vintage units.This is the alley that separates the houses on this side from the commercial units.
Now if you’re wondering how much it would cost to live here, these are the last transacted prices:
Here we go again. Another GLS cycle, another round of spreadsheets to squint at, and another batch of sites where…
Ryan J. Ong ·
15 Jun 2025 ·
0 comments
I must confess to having expected the prices to be lower! However, the plots are larger which explains the higher prices.
Before we end off today, I must draw your attention to the Master Plan. Jalan Pelepah is right smack in the middle of numerous reserve sites, as well as at least two sites zoned as “Health & Medical Care.” Moreover the eateries sit on land zoned 3.0, so the area will fill very different as it develops. It could be a good change- more shops and amenities or a less positive change- more high-rise buildings leading to feeling more hemmed-in. Let me know what you think in the comments!
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
