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This Tiny Hidden Landed Estate In Novena Comes With 1.4 Plot Ratio Zoning
Published 4 Apr 2025 |
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BY TJPublished 4 Apr 20250 comments | 7min read
BY TJ
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
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Shrewsbury Road is a tiny landed enclave- it is really just 1 short street- in the heart of Novena. Located between the CTE and Tan Tock Seng hosptal, it packs a lot for such a small area. Along this tiny street, you’ll find several anded houses (terraces, semi-Ds and detached units), several condos, a community centre, Sathya Sai Baba centre, a church, a Buddhist association and even a HDB block!
The condos within the estate are zoned 1.4 so, at the moment, they don’t loom over the landed houses too much.However, the houses are next to a large plot of land which is zoned 2.8. It’s currently empty, but if developed, may affect the feeling of the area.As shown above, Saint Joseph’s Institution Junior (Primary Shcool) is also very close to the houses (well within the coveted 1km mark.)The estate is quite well located- even if starting from the innermost part of the estate (Moulmein View), it is about a 15minute walk to Novena MRT. You also get Buses 21, 124, 518 and 518A stopping along Moulmein Road, or you can cross the CTE (there is a way across for pedestrians) and walk 6 minutes to Owen Road, where you can take Buses 131, 131A, and 141. (This also brings you to the closest hawker centre- Pek Kio Market.)Looking down the street- there are double yellow lines (quite faded and almost invisible at some parts of the street- I almost parked on them by mistake but luckily I spotted them before I got a ticket!) which is why the street looks so clear and spacious. For visitors and for properties without parking spaces (these are mostly at the entrance to the estate- I’ll show them to you later in the article), there is limited street parking as well as a URA car park at the end of the street (meant for the HDB block, Moulmein View, I believe.) I had no issue finding a space to park- there were 21 empty lots- but I visited during working hours. It may be a different situation when everyone is back after work!Information about the parking charges. As shown, there are houses of all sizes here.With the houses and boutique condos very close to each other.As well as a church.And a Budhhist temple.The street is so short, from here, we can see all the way to Moulmein View and the URA car park at the end.Quite a large on-going construction project.Thanks to the 1.4 plot ratio, there are properties of all different heights along Shrewsbury Road.Such as these very tall ones.And this vintage unit- it must be one of the oldest ones I’ve seen on my walkabouts.Looking back the way we came- that is the only way in and out of the estate.We pass a dead-end on our way to Moulmein View (the lone ranger HDB block.) There are several street lots for cars to park here.As well as an overhead bridge to take you across the CTE to Owen Road and Pek Kio Market.As you can see, the CTE is very busy. Initially I had thought the noise level in the estate would be terrible but it was actually quite OK. You can obviously hear the traffic when you’re this close to the CTE but I actually didn’t notice it when further along Shrewsbury Road (closer to the turning in point from Moulmein Road.)Walking back out of the cul-de-sac: we’ll turn right here to get to Moulmein View (the HDB.)That’s Moulmein View in front- before this, I didn’t know that there were any HDB estates in Novena! (It wasn’t obvious when checking out Google maps.)Information about the parking charges. It’s a standalone block so you don’t find the usual amenities of a HDB estate (such as a wet market, hawker centre etc.) However, as mentioned earlier, you’re only about 7 minutes away from Pek Kio Market and Food centre, which is a larger HDB estate.One thing you don’t find along Shrewsbury Road is a playground. However, there is a small one at Moulmein View which is accessible to the residents of the landed houses too.This is pretty much the entire URA car park- as you can see, it’s very, very small.Next to Moulmein View is another high-rise building, Moulmein Court. Behind Moulmein Court is a Shell petrol station, which has a convenience store you can get groceries in an emergency.However, the majority of the apartments are low-rise here. Walking back the way we came.We started the tour in the middle of Shrewsbury Road, so now we’re going to walk all the way to the entrance. This is the 2nd temple in the area. (The 1st is the Chinese-style building we saw earlier.)One of the few terrace units in the area.Another cool old house.Here, you’ll also find Ikigai, a new boutique condo that Stacked reviewed a while back.
I love how some of the units have lofty double volume ceilings and (currently) unblocked views.
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Ryan J ·
28 Jul 2025 ·
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The exterior is also quite interesting. This brings us to the end of the street.Turn right here and we see these vintage units before we exit onto Moulmein Road. (These are the units I referred to earlier on in the article- the ones which don’t have their own parking spaces.)
If you’re wondering about the amenities at Novena, you can check them out in the Novena estate walkabout. At the time of writing, there were no landed units for sale, although several of the apartments were on the market.The history of the transacted sales is quite interesting- the price of a detached house here pretty much doubled between 2021 and 2024!
Now that we’ve seen the entire estate, how did you find it? Let me know what you think in the comments!
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
