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Today, we’re back again in the Coronation area in prime Bukit Timah. The area houses many famous schools, from MGS and RGS to ACS. The 2 parallel roads we’re visiting today (the Prince of Wales and the Princess of Wales) are pretty much the closest you can get to one. It’s only about a 2-minute walk from one end of the Prince of Wales road to Nanyang Primary and Nanyang Kindergarten! (And right behind Nanyang Primary is St. Margaret’s Secondary, but I’m not focusing on it, as proximity to Primary Schools is usually what housebuyers with young kids look for, thanks to the 1 km rule. If you’re new to Singapore, the quick rundown is that the distance you live from Primary Schools impacts your chances of admission, with Singapore citizens living within 1 km of the school given the highest priority. You can read more about it via the link.)
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.
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Here’s where we’re touring today.And this is the Master Plan of the area – I’ve zoomed out so you can see that there aren’t any empty plots or land in the area (i.e. the housing supply here isn’t expected to increase significantly in the future.) There are only 2 tiny reserve sites (the bright yellow blocks) and 1 residential plot subject to detailed planning (it’s behind Dunearn Close, so just beyond the scope of this screenshot.) Also, note the light yellow large plots – those are all the schools that Bukit Timah is known for.Here we are, right at the end of the Prince of Wales road that is closest to Nanyang Primary, looking down the street. This was also the first part of the landed enclave on which I could find street parking (albeit ticketed.)Here’s how much street parking costs – it may seem annoying for your friends and family to have to pay to park near you but I find this a blessing in disguise.
Having ticketed street parking means that there’ll be fewer people parking irresponsibly/illegally in the area (to avoid getting a fine) which can make driving home much more pleasant. One of the most persistent issues that I’ve encountered over and over again when visiting landed houses is the parking issue: whether it’s the inability to find a space to park near the houses, or the inability to drive through the street due to there being cars parked everywhere. In fact, parking is the reason why my friend who grew up in a terrace house says she is grateful to downsize to a flat! As the houses on this are on the larger side, being mainly detached and semi-detached units, house owners are unlikely to need street parking (as the houses have quite large car porches).
Some of the houses on the Prince of Wales also have the bonus of an extremely long driveway in front of their gates, so they are not short of parking space. Just look at how broad the canal in front of the houses is – that’s how long the driveway is! I reckon you can part at least 2 cars on this driveway (and that’s excluding the number of cars you can park inside your house!)Thanks to the canal, the space between the 2 rows of houses is very, very wide. In fact, I think this may very well be the widest setback between houses that I’ve seen on all my tours! If you’re wondering why this matters, it’s because it gives you more space from your neighbour and more privacy.I’m standing outside one row of houses and looking over to the other side – that’s how far the houses on the other side of the street will be from you (on Prince of Wales only. It’s not the same for the Princess of Wales, which we’ll be visiting later.)This part of the Prince of Wales also ends with quite a unique feature – a roundabout.Behind the roundabout are Nanyang Primary School and Nanyang Kindergarten (where you see the tower.) One concern I have living close to a school is the noise level. When I visited, school was in session but the noise level wasn’t anything out of the ordinary. (I wouldn’t even have known there was a school next door if not for Google Maps.) Nonetheless, since buying a house is such a significant decision, I’d recommend visiting a few times, at different times of the day, to confirm that you’re comfortable with the noise levels before making any permanent decisions. I wasn’t sure why there was this sign so went to explore, and realised that there was a shortcut to Nanyang Primary here. Very convenient! Follow me to take a look at what the walk to school is like.You follow this relatively hidden path.Getting closer.We emerge onto another row of houses. (The road here is much narrower compared to where we came from.) But the good news is that it has terrace houses! (i.e. lower entry price point. I only recall seeing semi-Ds and detached houses along the other 2 streets.)The school on the left of the photo, and the terrace houses on the right. (If you’re interested in these houses, they’re located on Coronation Road.)Here’s the school- so close by, your kid could even come home for lunch! Looking to the right, down Coronation Road.And now to the left (towards the main road, Bukit Timah Road, and the shopping centres Coronation and Crown Centre.) We won’t walk out this way though, as we’ll do that via the Princess of Wales later.A quick peek into the school grounds. Time to walk back!Back on the Prince of Wales.If you turn left and go down this street, you’ll get to the Princess of Wales. Before we do that, let’s walk to the end of the Prince of Wales road. And look, this end of the Prince of Wales leads you to Coronation! (The pale building in the background.) I’d say this road is very well-connected!At the very end of the street, you find these shophouses.It looks like it may be a dead end, but if you go further down, you’ll see this narrow footpath that takes you out to the shops and to the main Bukit Timah Road. You’ll find a bus stop on the right with the buses 67, 74, 151, 154, 156, 157, 170, 174, 852, 961, and 961M. Alternatively, walk left and you’ll reach Tan Kah Kee MRT in about 7 minutes. Not bad for a landed estate.Coronation being a posh landed enclave, you’ll find your share of upmarket restaurants and the like here.Need I say more?Some practical businesses for families with kids.Cafe/eatery.My favourite – local food!At the end of this row of shophouses is the Princess of Wales Road, which is how you drive into the estate from Bukit Timah Road. (Note also the covered walkway to the MRT.)There’s also a clinic and dry cleaners.There’s some parking for visitors here but it’s not enough. The car park at nearby Coronation is also quite small (which is probably why there are designated street parking lots were created along the Prince of Wales.)Walking down the Princess of Wales, but looking back onto Bukit Timah Road.No street parking here. The Princess of Wales is also a through road to get to other parts of the estate, so it feels less private than the Prince of Wales.It’s a mix of older and newer properties.There’s room to build higher.Turn left and you get to the Prince of Wales. As shown, it’s a cul-de-sac and thus feels quieter. The Princess of Wales, on the other hand, continues down to Coronation Road, which can eventually bring you to Farrer Road or Holland Road. As such, it sees more traffic.Walking back.And here we are, back where we began our tour, on the Prince of Wales. (Take a minute to appreciate just how spacious the road here is!)Last look at the houses.
Now that we’ve come to the end of today’s tour. How did you find the estate? Let me know if you prefer the Prince or Princess of Wales in the comments!
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Ryan J. Ong ·
28 Jul 2026 ·
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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.
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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