I grew up in Upper Thomson and used to visit Casuarina Curry with my parents every weekend. Coming back feels nostalgic, but this time, I’m taking a closer look at the neighbourhood and what it’s like to live here. I must admit, though, the food is never far from my mind.
Walking along the streets that made up this quaint landed estate - Casuarina Road, Nemesu Avenue, Casuarina Walk, and Seraya Crescent - I noticed the variety of landed houses in this small pocket.
Around Casuarina Road and Nemesu Avenue, low tiled-roof houses sit next to taller homes with broad balconies. Over at Casuarina Walk, the rooflines look much more alike. Then there’s the wooded outlook along parts of Old Upper Thomson Road, which appealed to me most.
I also wanted to see what everyday life here might look like. Beyond the nearby shophouses, I’ve included Sembawang Hills Food Centre and Leban Park as places to head for breakfast or a morning stroll.
A little background on Sembawang Hills Estate
Before looking at the landed houses, here is a little background on the neighbourhood.
This area is part of the wider Sembawang Hills Estate, which was developed in the 1950s on former rubber plantation land by Bukit Sembawang Rubber Estates and Singapore United Rubber Estates.
Younger Singaporeans might even be surprised to find out that this area has a connection to the country's racing history. Grand Prix races ran on the Thomson Road circuit from 1961 to 1973 long before Singapore’s Formula 1 night race.
Personally, the iconic blue taxi service hut - formally known as the Sembawang Hill Estate Taxi Services Hut - holds plenty of memories for me.
I remember seeing the old taxi uncles resting here and taking bookings by phone. Seeing the “Sembawang Hill Estate Taxi Services” sign still there among the shops makes me smile. This is one of the little things about the neighbourhood that I’d miss if it disappeared.
Houses around Casuarina Road and Nemesu Avenue
I really appreciated seeing older houses alongside newer designs during my visit to this landed estate. Here, a low red-tiled roof might sit beside a taller facade with glass balcony railings. Covered porches and planted entrances add to the homely atmosphere.
The balconies at some houses also caught my eye. Some owners have filled the edges with plants, while others have added screens. I like the greenery, but I’d also check what the neighbouring windows overlook, especially if I wanted to sit outside without feeling on display.
This yellow-flowering tree caught my eye too. Between the flowers, potted plants and shrubs around the gates, there’s plenty to enjoy if you like looking at gardens. I do wish the shade were more continuous, though. The tree cover varies along the street.
With parked cars, driveways and bins along the street, I tried out the walk from the landed houses to the shops and bus stop along Upper Thomson Road, and I would suggest anyone thinking of buying a home here to do the same.
Some people might find the walk a little long. I found myself wondering whether I’d be happy doing it every day. A comfortable walk would be a priority for me, especially with children or older family members.
Land area and rebuilding
Once a house catches my eye, I’m always eager to know what lies behind the frontage. How much of the plot is actually a usable garden or backyard? The view from the road only tells me so much.
A big balcony is lovely, but I’d also be looking for somewhere to put my plants and space for the children outside. Those are the details that would make this type of landed home useful to me and my family.
For buyers looking to build their dream home in this neighbourhood, I would suggest briefly putting the wish list aside and starting with the planning controls here. URA’s general guidelines allow up to 12m in a two-storey landed housing area, with some flexibility for mezzanines and attics within the permissible envelope. Platform levels and setbacks matter too.
But these regulations don't tell you what is allowed on an individual plot, so I’d check URA SPACE and get a Qualified Person to review the site and approved plans before getting too attached to a design.
Casuarina Walk and Island Country Villas
Turning down Casuarina Walk, I noticed how different the street felt from Casuarina Road and Nemesu Avenue. Several homes share broad pitched roofs and pale walls, with arched window details visible around the junction. The gates and planting vary, but the similar rooflines give the stretch a more consistent look.
If you’re a landed homeowner who prefers a more consistent-looking street, I can see why this stretch would be the most appealing.
But my own preference still leans towards the greenery around Old Upper Thomson Road. For a house bought partly for that outlook, I’d want to see it from the rooms and garden, rather than judge everything from the gate.
Land tenure is another detail I’d encourage buyers to check carefully. Island Country Villas, with homes on Casuarina Walk and Old Upper Thomson Road, has a 99-year lease from 28 August 1995. That leaves roughly 68 years left on its lease as of October 2026.
That land tenure applies to Island Country Villas, rather than the whole Casuarina area. If you are considering a property within this landed estate, I would first check its title and tenure before planning renovations.
If you’re eyeing a 99-year leasehold property, I’d also find out what financing would be available before deciding how much to spend.
Recent prices for Casuarina landed homes
It’s also important to consider how landed home prices have fared in this neighbourhood. These terrace-house resales come from a RealAgent transaction report generated on 22 October 2026, sourced from URA caveats.
Along Casuarina Road, a terrace sold for $3.08 million in March 2026, on about 1,487 sq ft of land. On Nemesu Avenue, a home on a 1,501 sq ft plot changed hands for $4.38 million, while another on a 1,920 sq ft plot sold for $4.848 million. Both transactions were in July 2026.
These are useful benchmarks and give broad indications of where resale prices are among some parts of this neighbourhood. But three transactions aren’t enough to establish a price range for the whole neighbourhood.
I would advise prospective buyers to consider each house’s condition and layout, then work out what renovations they might need to suit their preferences and lifestyle.
Food and amenities around Casuarina
I can’t talk about the Casuarina Road landed estate without coming back to the food.
Casuarina Curry is at 136 and 138 Casuarina Road, off Upper Thomson Road. With tables under the awning and motorcycles in the marked bays, this stretch feels quite different from the residential streets further in.
For someone living close to these shophouses, I can imagine the appeal of heading out for dinner without organising a car trip. I’d still revisit this location at a busier time before choosing a home directly opposite.
There’s also Sembawang Hills Food Centre at 590 Upper Thomson Road, over in the adjacent neighbourhood. Having another place to head for a meal is a plus in my book, especially when everyone has a different idea of what they want to eat.
My own order is easier to settle: Mee pok dry, extra spicy. I may be here to look at houses, but I’m quite happy to make room for a food stop.
Beside the food centre is Leban Park, along Jalan Leban. With its mature trees, playground and fitness corner, it’s another spot I’d keep in mind for the family.
I like having a smaller park nearby when I don’t feel like taking a longer walk around Old Upper Thomson Road. The food centre and park are worth including here, even though they’re beyond the main Casuarina streets.
Bus and MRT connections from Casuarina
While most landed homeowners will likely have a car or two, I would still check the bus connections available in this area.
Along Upper Thomson Road, service 163 calls at the bus stop ‘Bef Yio Chu Kang Rd’. In the Sengkang-bound direction, it continues to the bus stop ‘Before Lentor Station Exit 5’, for a connection to Lentor MRT on the Thomson-East Coast Line.
I think it’s worth experiencing the walk from these bus stops to some of the houses within the landed estate, including the crossing and the trip home. It’s the sort of thing that’s easy to overlook when you’re more interested in the living room, but it would matter on an ordinary weekday.
For families considering the primary schools in this area, I’d check the exact address in OneMap School Query alongside the current MOE registration information. Neighbouring streets shouldn’t be assumed to fall into the same distance category.
But as an estimate, most of the homes here will be within 1km to CHIJ St. Nicholas Girls’ School, while other nearby primary schools within 2km are Ai Tong School, Anderson Primary School, Ang Mo Kio Primary School, and Mayflower Primary School.
Greenery around Old Upper Thomson Road
The wooded edge along the western part of the Casuarina landed estate is what appeals to me most about this neighbourhood. Across parts of Old Upper Thomson Road, dense greenery faces the houses. After looking at the more built-up residential streets, that outlook is a lovely change.
The Old Upper Thomson Park Connector is a 3km route starting near Casuarina Carpark. The yellow barriers and “Shared Track Keep Left” sign remind me that people walking and cycling share this route. I’d keep that in mind if walking with children.
For a forest walk, Lower Peirce Reservoir Park has a separate boardwalk, open from 7am to 7pm. NParks lists the boardwalk as not wheelchair accessible, so I’d check the entrance and route before making family plans.
If you’re concerned about the wildlife in this area, it may be worth talking to some of the existing residents to hear about their experiences. I like the forest setting, but I’d want to know whether animals regularly turn up along the street and what that’s like for the people living there.
Developments in the wider Thomson area
There are two projects in the wider Thomson area worth noting, especially if you’re comparing housing options.
URA awarded the government land sale site at Lorong Puntong / Sin Ming Avenue to Malaysian property developer Eco World Development, after the company submitted the winning bid of $208.099 million in September.
At Bright Hill Drive, the highly anticipated Thomson Reserve is capturing a lot of buyer attention. A redevelopment of the former Thomson View condo, the new project will feature 1,268 homes, and the development plans include a sheltered link to Upper Thomson MRT and Thomson Plaza.
Public previews for the 99-year leasehold condo began on 17 October 2026, with sales scheduled to launch on 31 October 2026. Indicative starting prices were quoted from $2,608 psf. Read Stacked’s New Launch Condo Review here, and in-depth Price analysis here.
I’d keep these developments in the background if you are considering a home in this area. Condo prices per square foot are based on strata area, while landed land rates use land area. The two aren’t directly comparable – so do bear this in mind.
My take on Casuarina
For me, the appeal of the Casuarina landed homes comes back to what’s outside the gate as much as what’s inside. I like the planted entrances and changing rooflines, and I’m especially drawn to the wooded outlook around Old Upper Thomson Road. I’d be quite happy having these food options nearby too.
The practical details would still decide which house made my shortlist. I’d try the walk to the bus, look at privacy between neighbours and come back to see the activity near the shops.
I can see myself enjoying this part of Thomson. But I’d take my time choosing the stretch. A home on Casuarina Walk and one directly opposite the shophouses offer different surroundings, even within this small area. That’s what makes looking around here interesting.
Disclaimer: For general information only. Property details and planning controls should be checked for the individual address before purchase.
0 Comments