Freehold Semi-Ds at Jalan Labu Manis From $8.5M Near Three MRTs

Local boutique landed developer Brand New Land has launched the sale of two new semi-detached homes at 24 and 26 Jalan Labu Manis. The freehold houses are located within the Bartley Rise Estate in District 19.

Brand New Land, which is the developer behind the recently launched Solstice terraces in Novena, has named its newest pair of semi-detached houses as the Pangolins – after the critically endangered mammal.

The developer had bought the original 24 Jalan Labu Manis plot, which was about 5,029 sq ft, for $7.15 million in July 2025, according to URA caveats. It subdivided the site to accommodate the development of the two new landed homes.

The new semi-detached home at 24 Jalan Labu Manis sits on a 2,314 sq ft plot, with a built-up area of about 6,542 sq ft. Next door, 26 Jalan Labu Manis occupies a larger plot of about 2,715 sq ft and a built-up area of approximately 7,035 sq ft.

Both homes span across five storeys (basement, ground, and three upper floors), with five bedrooms, a helper’s room, a lift, and a jacuzzi pool. The pair of landed houses are on track to be completed in the second half of 2028.

According to the developer, 24 Jalan Labu Manis is priced at $8.5 million, or about $1,299 psf based on built-up area. Meanwhile, the larger house at 26 Jalan Labu Manis is going for $8.8 million, or around $1,251 psf on the built-up area.

In recent years, Brand New Land has made a name for itself within the local landed market. Its development portfolio spans 35 landed homes to date, most of them in established landed enclaves across Districts 10, 14, 15, 19, 20, and 21.

Before the launch of the two-unit Pangolin collection, the developer was marketing the sale of Solstice, four freehold terrace houses on Tan Sim Boh Road in Novena. Before it was working on the three-unit Neoco Bungalows at Lynwood Grove, which were sold out earlier this year.

The design draws its name from the pangolin’s own defences

The two-unit homes that make up the Pangolin collection have been designed by DS Architects, the firm is behind other landed projects like Mount Rosie Signature Collection by FRX Capital.

According to Tatiana Teh, Design & Hospitality Director at Brand New Land, the developer wanted to collaborate with DS Architects on account of the architecture firm’s standing in the landed housing market and a shared design sensibility.

The architecture of the homes at Labu Manis draw inspiration from the pangolin – the scaled, armoured mammal that curls inward to protect itself when threatened. Brand New Land describes the architecture as behaving “like a pangolin — protected, layered, introverted, hard on the outside, soft within”.

The architectural brief was one built around a ‘sense of place’ and DS Architects drew on the atmosphere and character of the surrounding neighbourhood, as the starting point for the design. The architects add that the idea of the pangolin – sometimes seen as a symbol of protection, resilience, and quiet strength – was paired with Tadao Ando’s architectural language: bare concrete, natural light, and empty space, blending modern minimalism with Japanese Zen principles.

That pairing shows up in the material palette, which features dark grey, grey, black, and cement-concrete textures. The landscape design uses tall bamboo in a nod to the same Japanese aesthetic.

In practice, that translates into a facade with few and carefully placed openings facing the street, with the developer describing window and view placement as “curated” rather than left open.

The interior starts from the arrival zone at the basement and ground level, through communal space on the first floor, into increasingly private space on the upper floors. Brand New Land used a similar public-to-private layout at Solstice, though that design conveyed this concept through its living areas rather than floor distinction.

Let’s take a look at how that plays out floor by floor.

The two plots aren’t identical in shape: 26 Jalan Labu Manis is the larger of the two houses but sits on a more irregular, angular site. On the other hand, 24 Jalan Labu Manis is smaller but built on a more regular footprint, a more conventional design overall.

The developer describes the basement and ground level as a place of arrival and transition into the home. Both floor plans show a garage, a helper’s room, and a household shelter, but the two homes repurpose that shelter differently: at 24 Jalan Labu Manis it doubles as a wine cellar, while at 26 Jalan Labu Manis it is fitted out as a walk-in shoe cabinet instead.

We can also see that the first floor is the main entertaining level, with wet and dry kitchens, a living and dining area, a powder room, and an entertainment terrace.

At 26 Jalan Labu Manis, the jacuzzi is paired with a waterfall, an additional terrace facing the water feature, and a sculptural garden. At 24 Jalan Labu Manis, the outdoor features are simpler: just the jacuzzi and a sculptural garden. Both units also include an art court on this level.

The second floor is where the private living quarters begin. A door at the stair and lift landing marks that transition, the only floor in the house that is enclosed this way, and the bedroom floors above don’t show such a separation. But beyond this door sits the study or lounge, the master suite, walk-in wardrobe, and its ensuite, alongside a dedicated wellness pavilion.

The third floor consists of three of the remaining ensuite bedrooms, positioned as private suites for family and guests. The fourth floor, the highest point of the house, comprises the last ensuite bedroom and a sizeable rooftop terrace that fits a pantry and dining area with space for six.

Within the Bartley neighbourhood, and next to Bidadari

The two semi-detached houses that make up this collection are roughly a 10-minute walk from Serangoon MRT station, an interchange for the North East and Circle Lines. It is also within walking distance of Bartley MRT station on the Circle Line and Woodleigh MRT station on the North East Line, giving potential buyers a choice of three stations across two lines without having to excessively rely on a car.

For drivers, the intersection of Kallang-Paya Lebar Expressway (KPE) is also along Bartley Road, conveniently connecting both homes to the city and other major expressways.

This low-rise landed estate sits close to the Bidadari precinct, which is quickly coming into its own as most of the Build-To-Order flats have been completed. The Woodleigh Mall and NEX shopping mall are both close by

Bidadari Park is about a four-minute drive, or a relatively short walk, which offers one of the largest green spaces and public parks for most of the residents in this vicinity.

Two popular primary schools are within reach of Pangolins: Maris Stella High School within 1km, and Paya Lebar Methodist Girls’ School (Primary) within 2km.

Priced above District 19’s freehold semi-detached range

Based on URA transaction data, there have been 78 freehold semi-detached transactions across District 19 from 2024 to 2026. These show that the $PSF price on land area ranges from $992 psf to $2,840 psf, with a median of $1,699 psf.

This price range spans everything from older resale bungalows on semi-detached plots to newer rebuilds, so it is a wide benchmark, but it gives a sense of what freehold semi-detached land in this district has typically fetched.

Both units in this new landed set are priced above that price band: $3,673 psf at 24 Jalan Labu Manis and $3,241 psf at 26 Jalan Labu Manis, both based on their respective land area.

We reckon that a good portion of that price premium is attributed to aspects that the transaction data and district comparables don’t capture. Most of those transactions reflect the land price alone, before the cost of design and rebuilding is factored in. Pangolins’ price includes construction and design costs for the features we covered earlier, on top of the land itself. A landed home buyer in District 19 starting from an older resale plot would need to budget for a comparable rebuild and design fee in order to move into a similarly designed and fitted out house.

For a closer comparison, Brand New Land’s own Solstice terraces in Novena were priced from $4,406 psf to $4,764 psf – based on their respective land area – when they launched in May 2026. Pangolins is priced below that range on the same basis.

The price gap is consistent with the difference between the two locations: Solstice sits in District 11, within the Core Central Region, while Pangolins is in the more suburban District 19, within the Outside Central Region.

Landed homeowners are becoming more diverse and discerning

Both units at Pangolins are still available for sale. According to Brand New Land, it says that most of its homes appeal to professionals in their mid-30s to 40s as well as business owners.

But increasingly the profile of aspiring landed home buyers and existing landed owners is becoming more diverse and discerning. Alvina Teh, co-founder and managing director of Brand New Land, says they have stopped expecting a fixed buyer profile. 

“It is something we’ve come to respect and appreciate over the years (as we engage with buyers in the market). Every homeowner has a different story, different priorities and different aspirations,” she says.

Instead, she points to a shift in how buyers approach their purchase decision. Homeowners are becoming more intentional about finding a home that feels right for them specifically, rather than buying what everyone else wants, says Alvina.

And Brand New Land has evolved to match market expectations by trying its best to give each of its projects their own character to match homeowners’ aspirations and preferences.

Pangolins is one of five projects Brand New Land currently has in the market or the pipeline. Its other development projects include: 

• Clos Arvo, a detached home in Bukit Timah
• Azurean, a semi-detached home also in Bukit Timah
• 29, a corner terrace at 29 Everitt Road
• Equinox, four semi-detached homes at 35, 35A, 35B and 35C Tan Sim Boh Road

All four are slated for completion in the second half of 2028.

On the broader landed homes market in Singapore, Alvina says that she expects it to stay resilient given the overall scarcity of new landed developments, but she also sees buyers looking beyond location and specifications.

“A growing number of landed home owners are looking for a home they genuinely connect with, one that reflects their identity and the way they want to live, not just where they want to live,” she says.

In response, Brand New Land will approach its development projects with the idea of building around identity rather than a quick sale. “In a world where almost everything can be replicated, and replicated quickly, belonging and identity are attributes that make homes standout,” says Alvina.