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Touring Happy Estate: More Affordable Freehold Landed Living Near An MRT From $3.48 Million
Published 6 Aug 2023 |
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BY TJPublished 6 Aug 20233 comments | 11min 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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I have a confession. I was somewhat prejudiced against Happy Gardens estate before I visited. You see, I’d previously toured Macpherson Garden estate, which is across the road, and was, shall we say, not very impressed by it. So I wasn’t expecting much from Happy Gardens estate. However, a reader requested a tour of it so I duly went over.
Refresher for your memory: Macpherson Garden estate’s claim to fame in 2021 was being one of the cheapest landed estates in Singapore. The reason I was not too taken with the estate is that with the smaller price tags come smaller plot sizes and narrower roads. And, as such, the streets were super congested (with parked cars), making driving through the estate none too pleasant and finding parking there almost impossible.
Entrance to Happy Gardens Estate
Hence, I was expecting more of the same over at Happy Gardens landed enclave. However, I was pleasantly surprised as the area has a very open feel. Not only are the roads generously sized, but so are the houses. (There are terrace houses over 2,500 sq ft in size, as well as semi-Ds (some over 5,000 sq ft) and even detached bungalows in the area.)
Moreover, the houses are also very well-situated. There is a huge plot of empty land next to Jalan Anggerek, so the area doesn’t feel overly developed. (Unfortunately, it’s state land, zoned residential, so it probably won’t stay a green space for long.)
In addition, the houses along Jalan Chengkek are situated along a very wide canal, making them single-loading with no houses behind them (pretty rare in Singapore.) And unless the government redevelops the canal, the houses there are pretty much guaranteed their unblocked back view.
Walking over to the Balam Gardens HDB side – that’s the canal to my left, and the Jalan Chengkek houses on the other side. (HDB is to my right.)Head-on photo of the houses. As you can see, the canal is wide enough that the houses are pretty private. (I couldn’t see inside them.)If I turn to the right, this is what I see.And this is my view looking straight ahead. Pretty scenic, no?
I was worried that I wouldn’t be able to park in Happy Gardens, based on my MacPherson experience, so I parked over at Balam Gardens.
There is both an open car park (shown above) as well as an MSCP (2 photos ago) so your friends and family won’t have problems getting a lot. The only thing to note is that it can be a little of a walk, depending on where your house is located. (A closer car park would probably be the one at 83 MacPherson Lane.)A fair part of the walk from Balam Gardens to the landed estate on the other side is covered, which was nice since the sun was out in full force during my visit.This is the other end of Jalan Chengkek. The Canal is a really nice and breezy place to have a stroll in the evening.There are a few points where you can cross the canal – One here and one right at the other end of Jalan Chengkek. I crossed the canal, and this is my view of the Happy Gardens estate.I walked over to the houses. Can you see how the 2 rows of houses are divided by another smaller drain here? This really contributes to the more spacious feel of the area. (No weird smell when I was visiting, but not sure if that would be an issue sometimes.)Here’s a view of the houses. As you can see, the open space is a boon for them as some of them have managed to extend their gardens outwards.
Note: all the white signs we see here are littering alerts, although I didn’t see any refuse lying on the streets.Better shot of the drain between the houses, with space to walk on BOTH sides.I walked down the lane on the right and was pretty impressed by how long the first house is… So long I suspected it was actually two connected ones! (Having said that I’ve never seen houses joined at the back before!)Exiting the canal, this is what I see. The first of many construction projects in the area. Initially, I thought it was due to people discovering the potential of the area and buying to rebuild. However, when I checked out Propertyguru, I saw quite a few newly TOP-ed houses for sale here so it seems several of the projects are by developers.Taking a right from the canal. Look how the pavement here is broad enough to have plants on BOTH sides. This makes for a very long driveway which allows residents to park 2-3 cars in a line.
Also, note how uncluttered the roads are. No parked cars or dustbins used to chope lots in sight, thanks to the single white line. Most of the estate does not allow parking except for one street (if my memory serves) and, even there, the street lots are URA (paid and designated) lots so the roads were very clear (and easy to walk/drive through.)
View in the other direction. The estate was an interesting contrast: Many new construction projects as well as a large number of original condition houses.Some interesting house designs.Took this photo to back up what I said about the estate being very well-spaced. If you don’t look too carefully, it feels like there are no houses on the right side of the road.Opportunity to purchase for those looking for a landed house.
Note: I think the house on the right was featured on ChannelNewsAsia – the facade looks similar to the interior of the house shown on the programme but can’t be certain. Here’s the link for you to judge for yourself! If it is the same one, the house is a lot bigger than it looks from the outside!What you see when you walk to the end of the road (and look right.) That’s Macpherson View in the distance, I believe.As this photo shows, there’s an opportunity to build not just upwards but also outwards (towards the front here) as some of the properties have very long driveways.Another nice and empty road.As you can see, even when there’s no drain separating two rows of houses, there is a nice wide footpath!Vintage-looking house.We’d seen mostly terrace houses before. Now we’re coming to the larger properties.Another interesting house. I was wondering if this was a temple, but it’s not marked as one on Google Maps. Walk past the house above and you come to the main road, with its row of shophouses.Another nice wide alley separates the house from the shophouses.The main road here is Macpherson Road and there’s a Caltex station on the other side. Behind Caltex is an industrial area.On the left is a row of commercial units. Interesting to see a 23-hour place. They’re usually 24 hours, no? Behind it is a Sichuan place, an Indian Muslim place, a Western place, a Teochew place, and more.I decide to check out the shops on the left and, gosh, it’s like puppy paradise. I’d never seen so many shops selling puppies in a row!!For you to see what the traffic is like on Macpherson Road. There are eateries here too (so not just dog shops.)A bus stop. Decided to pop into one of the stores and the owner, Joey, kindly allowed me to take a photo. She offers pet grooming as well as puppies for sale.At the end of the row of shophouses is One Prawn and Co and across the street is a Thai place (the 2nd in this row.) I wanted to check out One Prawn & Co but alas it was closed despite being marked open on Google. Turned back into the landed estate by way of the road between One Prawn & Co and the Thai place shown above. This is where you can find all the URA parking lots.Close-up of the sign (basically no parking on this side of the road on Wednesdays.)
As any property agent can tell you right now, the challenge is in finding people willing to sell. With property…
Ryan J ·
20 Apr 2025 ·
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Observe the long driveway.And the generous setback between the two rows of housesMost of the lots here were occupied.The road started with terraces followed by semi-Ds. The ones above definitely don’t have parking issues.Towards the end, I found a few empty lots. (This was around 6. When I came back at past 7, there wasn’t a single empty lot in sight.)See what I mean about the possibility of expanding the house towards the gate?At the end of the street, we find a small empty plot of land to the right. (To the left is back into Happy Gardens Estate.)As you can see there’s another row of houses behind this one, but no path to walk over.So I turn to the left back into Happy Gardens Estate.I believe this is the state land that is zoned residential. (And yes all these lots were full when I walked back this way an hour later.)Turned back into Happy Gardens along Jalan Raya.As shown above, we’re not too far from the MRT (That’s Mattar MRT on the right.)These houses have nice unblocked views thanks to the state land.Houses of Jalan Raya.Intersects with Jalan Belangkas, which is the street we used to exit onto Macpherson Road earlier on.I continue my way along Jalan Raya.Admiring the resident’s love of gardening.And this house’s creative parking.Jalan Raya ends at the canal. Directly opposite is an NTUC, where you can get groceries. (But you’ll have to turn right to cross the canal as there is no bridge here. There is also a bridge to the left, but the one on the right is closer.)Very interesting use of greenery (this is the last house along Jalan Raya.)This is what you see when you look left. Straight ahead.And to the right, which is the path I’ll take back to my car at the HDB estate.
Now that we’ve seen Happy Gardens estate, how did you find it? Before I sign off, let me leave you with the Master Plan.
The yellow plot zoned E is Canossa Catholic Primary School, the closest Primary School. Do note how the shophouses have a plot ratio of 3.0 i.e. very tall buildings can be built on the land (in the absence of further restrictions) which would potentially block the breeze and light.
Although there were several eateries in the shophouses I showed previously, those looked to be more pricey (versus hawker food.) For example, the KL ban mian was $8 and the Thai noodles were $12 or $15. For those who are wondering if there are cheaper options nearby, yes there is one at 79 Circuit Road Hawker Centre. (The dark blue strip next to the Pelton Canal above.)
Said hawker centre
Personally, I enjoyed my walk about this estate and found it very liveable. Let me know what you think about it, or if you believe another landed estate is more deserving of a tour, 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
Hi TJ, great quality review as always! Would love to read your reviews on the rest of the Waterfront series condos at Bedok Reservoir (Waterfront Gold, Waterfront Waves and Waterfront Key)! Cheers!
Jolyn
1 year ago
Haha guess u missed walking the roads which r truly named ‘happy’ (happy avenues) on the google map in the happy gardens estate ! they seem interesting with an old-school sand playground park too !
Hi TJ, great quality review as always! Would love to read your reviews on the rest of the Waterfront series condos at Bedok Reservoir (Waterfront Gold, Waterfront Waves and Waterfront Key)! Cheers!
Haha guess u missed walking the roads which r truly named ‘happy’ (happy avenues) on the google map in the happy gardens estate ! they seem interesting with an old-school sand playground park too !