Touring A Convenient Freehold Landed Estate Near Good Schools And MRT In District 11
A few weeks back, we visited (part of) Watten estate. Unfortunately for those whose pockets aren’t so deep, we only saw one street with terrace units when walking around. Luckily, the landed enclave “next door”, located along Shelford Road, is mostly terrace houses (and boutique condos) but shares access to many of the same amenities as the Watten enclave: it’s within walking distance of Tan Kah Kee MRT and many famous schools.
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.
Here’s a map of the area to give you a better idea. As shown above, you can walk from Watten to Shelford via the main Road (Dunearn Road) or Watten Rise, where the Shelford Road playground is located. (Shelford Road forms a loop between Watten Estate Road and Adam Road but we will only be visiting the part of Shelford Road directly next to Watten Estate Road, as that is where most of the landed houses are located.)
This is quite fortunate for the landed houses, as Adam Road is quite a busy and noisy road (and the boutique apartments and church buffer out the road noise.)
The entrance to Shelford Road is quite close to the turn onto Adam Road – I’ve passed this road during peak hour many times over the years, and there’s often a bit of congestion here, which could make turning into Shelford Road a bit more of a hassle. Thankfully, residents can enter via Watten Estate Road instead and drive over to Shelford via Watten Rise.
Here’s what you see to the left. Adam Road Hawker Centre is just a stone’s throw away. (About 15 minutes walk.) It’s approximately a 12 minute walk to Greenwood Fish Market and 8 minutes to Coronation Plaza (though you’ll need to cross Bukit Timah and Dunearn Road to get to Coronation.) Near or at Coronation Plaza, you can find an NTUC, some good Poh Piah (Cozy Corner), some speciality delis (a German marketplace), Nam Kee Pau, and a few other eateries. There are also several tuition centres, a tailor, a hair salon, a gym, a KFC, and even a burger truck!
The schools in the vicinity need no introduction: Nanyang Girls High, Hwa Chong Institution, National Junior College, and Raffles Girls Primary are all within walking distance. It’s also a short bus ride straight down Dunearn Road/Bukit Timah Road to Methodist Girls School, SCGS, and ACS.
Quite a good assortment of amenities, in my opinion. What do you think? 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.
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.
0 Comments