Today’s tour sees us off to Pasir Panjang Hill, a small road leading uphill which eventually splits into 2 forks. They lie in between the main Pasir Panjang Road and Zehnder Road.
As you can see from the Masterplan below, even the terrace houses are currently marked with a gross plot ratio of 1.4, meaning that if you can get a large enough bloc together, you may be able to turn your house into a boutique condo.
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.
In fact, there already are several small condos in the area.
This is the first fork of Pasir Panjang Hill: there are 4 small condos here to the left and another 2 to the right. I actually visited one (The Grandhill) and some units have views all the way to the sea.The land is sloping upwards to a peak, so the condos are built on sloping land. When I look into the condos (on the left side of the road) from the street, a good part of the condo is below street level, as shown above.This is another of the condos – I initially thought it was a humongous semi-D! (It’s actually Pleasant Hill Lodge. No units for sale or rent at the time of writing, but I saw a 3,000 sq ft unit rented out in 2022, so it seems like the units are sizeable.)Behind Pleasant Hill Lodge is the second fork of Pasir Panjang Hill, which we’ll explore later.As mentioned earlier, the land slopes towards a peak, so the condos on the right (such as Pleasant Hill Lodge) slope upwards, as shown above.Besides the condos, there are also 3 stretches of landed houses along this first fork.All 3 sets of landed houses are located on the same side of the street (the right.) Streetside parking is not plentiful in the area – though I had no problems finding a space on both visits, it will most likely be an issue during the festive season. Thankfully some of the landed houses have quite large car parks. The ones shown above can park at least 2 cars if the gate is not closed.In addition, I’m not sure if you’ve noticed, but the houses here are taller than usual (4 to 5 stories high.)Parking situation – you can see they need to use cones closer to the condo entrance. Also, if any visitors to the area are inconsiderate, it could affect driving in and out of your property.The gate opened to better illustrate the amount of car park space. (Even in the same stretch of landed houses, different houses have different amounts of car park space.)Some units here have even found the space to add a pool.This is another stretch of houses, along the same road. They’re located towards the end of the street, which is a dead end.Parking cones out and about here, probably to stop visitors from blocking access to the houses, as I mentioned earlier.Frontal view for a better look at the units. Personally, I prefer the previous stretch of houses because I like outdoor space. How about you? (In case it’s not clear, some of the houses are built on sloping land, just like the condos.)End of the street – that’s the Peak at Balmeg behind. It has several large penthouses, some of which face greenery. Haw Par Villa is at the entrance of Peak at Balmeg, so Pasir Panjang Hill is technically near the MRT. However, due to the position of the entrance of the road, it can be up to a 20 minute walk to the MRT, depending on where in Pasir Panjang Hill you start from. (I looked but did not find any shortcuts down to the MRT.)Looking back at the street that we just walked up.Some parts of the street have a nice and broad pavement for pedestrians to walk on (but some don’t, so you have to pay attention when you walk or drive here, as the roads are narrow and winding. I’ll show you some photos to illustrate this later.I hope this gives you a better idea of what I mean by, depending on how people park on the street and the size of their cars, residents may find their access to their own homes somewhat curtailed.This is the third stretch of houses along this street – 3 terraces and 2 semi-Ds. It’s the newest and also the closest to the turn-in from the main road.Here’s a better view of the houses. They are a little similar to Victoria Park Villas in that they have elevated gardens.The street we saw earlier was pretty flat – the properties were built on sloping land but the street that the cars and pedestrians travelled on was flat. Here, the land slopes downwards to the main road. Let’s head down to see what we can find there.After that stretch of houses, we find more houses as well as a church. The houses here are on the larger side (semi-D/detached.) I was quite surprised to see from Squarefoot that some of the detached houses here have over 20,000 sq ft of land (No. 35) and that some of the terrace houses are over 6,000 sq ft (No. 30B)!The bend in the street here is pretty sharp, so you’ll need to drive/walk carefully.The larger properties. Even though they’re closer to the main road, I didn’t hear any traffic noise when visiting.There’s a church to our right.That’s the main road straight ahead.Another large house, set next to a condo.I think it’s fascinating how just adding some screens totally changes the look of the house. To me, the one on the left looks more modern. What do you think?That’s the church I mentioned. From what I could see, it doesn’t seem to have much car park space. If I were getting a house here, I would definitely want to check out what the traffic situation is like before and after church service.Single-storey house! Very rare in Singapore now.That’s the main road!Another condo to our left – the good thing about this one is that it has public parking. You have to pay, of course, but at least your visitors have somewhere to park!Only 24 units available on a weekday so I’m not sure it would be enough for the churchgoers.I also like how you can walk through the condo to South Buona Vista Road. (Saves you time.)There were several of these parking notices near the church so I wouldn’t be surprised if street parking is an issue over the weekend.The main turn-in/out from/to the main road.On the right is a petrol station. It has a TINY convenience shop.Directly across is a new condo and a lovely heritage property. I used to tutor a kid who lived in one of these houses! (It was quite creaky.)To the left is the bus stop and some shops.There’s a fruit shop. Prices weren’t low though. The pineapples were $4-6.80. (Maybe because it’s close to Chinese New Year?)Medical centre.A few small grocers.Two massage parlours.A restaurant.And a few empty units for rent. A friend lives down the road, and she mentioned that the shops in Pasir Panjang can come and go quite fast…From here, you can see the junction of West Coast Highway and Pasir Panjang Road.There’s also a bus stop at which 6 buses stop.Walk past the shops and you’ll come to a semi-open area, with more shops on the left.One of which is the famous Springleaf prata. Besides Springleaf prata, there are other shops such as a laundry shop, hair place, flower shop, etc.
Across the road is Chwee Chian estate, which we viewed a while back. Click through if you want to see more of the area.
After the excitement of successfully buying a new condominium unit, the final milestone for most new owners is collecting the…
Hailey Khoo ·
2 Sep 2026 ·
0 comments
We’ve covered most of the important points, so let’s head back to the estate to see the second fork in Pasir Panjang Hill.
Walking back up the hill.The new houses in the distance.Behind the new houses lies the second fork.The way the properties are laid out here makes the second fork feel more spacious to me. If I could afford a house here, I would prefer to live on this side of the estate.To the right is my favourite house in this estate. Also one of my favourites out of all my landed estate tours, thanks to the incredible view it enjoys.Close-up of the house.And here’s the view. Isn’t it amazing! Whilst it does border a condo (Buona, Vista Gardens, I think), the setting is such that it has an unblocked, elevated facing on one side. Incredibly rare in Singapore.Zooming in.Next to this house are the new houses we passed earlier. However, the house does not feel hemmed in at all.Photo to illustrate the distance between the house with the view and the new houses.OK, enough gawking, let’s move on. This is what is opposite the street from the house-with-the-view.Continuing down the street.As with the other fork, there is a small section of the street which allows street-side parking.Next up are more terrace houses. These have much smaller “gardens” than the previous ones. In fact, some of them don’t even look like they can fit a car, to be honest!These look like a cross between houses and condos (the windows.) However, from the Squarefoot data, it seems that they are houses. What I like about them is that they have a “basement” which gets sunlight, thanks to the sloping land. (It’s the level below this one/street level so you can’t see it from here.)I couldn’t enter their gardens but from this angle, they appear to have pretty good views too.The street ends with Hill Lodge (a freehold landed development, according to Property Guru) and some condos.The condos enjoy the best position, right at the top of the peak.In front of the condo at the top (Kent View Park), there’s a playground with a wonderful setting.Just look at that! Doesn’t it feel like a mini private paradise? Nice and windy too.
That brings us to the top of the hill and the end of today’s tour. How did you find the area? I was pleasantly surprised by some of the properties here! Something to consider though would be the possibility that more and more neighbours may end up converting their homes into condos, making the streets increasingly cluttered!
Let me know your thoughts 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.
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
2 Comments
y siong
I’m one of the residents living there. Yes , it has magnificient views ( to the sea ) as i live at one of the top floors. Its mostly quite windy but 2-3 hrs of hotness 12-3 pm usually. Once the port activities are out and new developments in 10-15 yrs, It will truely turn it into another picturescque landscape.
2 Comments
I’m one of the residents living there. Yes , it has magnificient views ( to the sea ) as i live at one of the top floors. Its mostly quite windy but 2-3 hrs of hotness 12-3 pm usually. Once the port activities are out and new developments in 10-15 yrs, It will truely turn it into another picturescque landscape.