We review Skypark Kepler, Johor Bahru's first Banyan-managed branded residence at Lido Waterfront Boulevard, covering unit layouts, facilities, International Zone…
Capella Hotel Group is launching its first Australian branded residences in Brisbane, a 50-home development built around heritage-listed Shafston House,…
Last week, we went to Ponggol to look for a landed estate with a sea view that I had visited a few years back. I ended up mistakenly visiting Ponggol 17th Avenue– it was a nice and peaceful estate, but wasn’t the landed enclave I was looking for. Hence, I went back to look at Google Maps again and finally found the original residential area: Ponggol 24th Avenue. Follow me on this walkabout as we see how it compares to Ponggol 17th Avenue!
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.
When I visited a few years back, I was impressed by how open Ponggol 24th Avenue felt, as well as the sea views the houses enjoyed from the upper floors. Whilst the sea views remain, unfortunately, the area felt quite different in 2025.
Firstly, when you drive in, you pass several HDB estates, so the area feels much more congested than Ponggol 17th Avenue, despite being just a few minutes away. (Although HDB estates aren’t rare in Singapore, because the roads aren’t straight in Ponggol, at some points, it appears as though there is a continuous wall of HDB blocks towering in front of your and you can feel quite hemmed in. (Unfortunately I wasn’t able to take a photo as I was driving.))
However, this photo should give you an idea of how close the HDB blocks are to the houses.This is the only way to drive into the landed estate (which is quite small)- immediately behind, you can see the HDB blocks. From here, you turn right to get to the main road, where you’ll see more tall towers. (We’ll explore that way at the end of the tour.)Another reason the area felt different is because it was almost completely fenced up, presumably due to construction work. I googled but wasn’t able to find out exactly what is being built here.
There are also wildlife issues: according to this Nov 2024 Straits Times article, monkeys are a bit of niusance here though I didn’t see any on either of my visits. (However, given that the same issue was reported almost a year earlier by Stomp, it seems that this isn’t a one-off issue.)
See what I mean about how there are tall blocks all around this estate? On the bright side, note that there is ample parking space here, especially compared to Ponggol 17th Avenue.Something of interest is that there’s a preschool within the estate- whilst preschools within landed enclaves aren’t rare, given that there are only around 30 houses here, I was quite surprised to see one.The houses here are all quite large too- definitely no terrace houses in sight.Look at how big some of the plots are.Currently, other than the fence, the houses have an unobstructed view (I.e. you won’t be blocked if you’re looking out from the second or third floors.) However, the view isn’t here to stay, sad to say, as the Masterplan shows a 4.0 plot ratio for the land in front.In fact, as you can see, the houses will be completely surrounded by educational institutions and tall buildings (as the surrounding plot ratios range from 2.1 to 4.0.)Looks like a new pavement is being constructed. Close-up of the construction work.To be honest, the landed enclave felt a bit like it was part of a construction site, due to all the ongoing work. (No noise issues when I visited though, as there was no actual construction work being done, despite all the barriers.)Besides the pre-school, there were also a few religious buildings in the estate.There’s an accessible shortcut here- I think it takes you down to Northshore Drive, where you’ll find a bus stop. (Only one bus stops here: 84G but walk a little down the same road and you’ll reach another bus stop (outside Block 421C Northshore Drive) where Bus 384 stops.) Alternatively, you can walk about 20 minutes to Punggol Coast MRT station- however, overall, I think you’d enjoy living here more if you had your own transport.If you imagine what the estate would look like without the fence surrounding in, it must have been quite secluded before the HDB Given the size of the houses, I must say I was surprised to learn the last transacted sale was at $5.4 million, especially since a terrace house in Bukit Timah can cost the same these days. (I know I’m comparing Bukit Timah and Ponggol, but given that new 99-year leasehold condo launches in Lentor can go for around the same price as (old) freehold condos In the CCR…)Sales history for your reference.
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.
The latest real estate statistics published by URA suggest that existing trends in the office and retail markets are continuing,…
Sihan Chia ·
25 Jul 2026 ·
0 comments
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.
Frequently asked questions
Where can I find 999-year landed homes by the sea in Singapore?
You can find 999-year landed homes by the sea in Singapore at Ponggol 24th Avenue, which is a small estate with large houses and sea views.
What are the main features of Ponggol 24th Avenue?
Ponggol 24th Avenue features large houses with sea views, ample parking, a preschool within the estate, and is surrounded by educational institutions and tall buildings. It is also near public transport options.
How has the area around Ponggol 24th Avenue changed recently?
Recently, the area has become more congested with HDB estates and construction work, and the estate is almost completely fenced up due to ongoing development.
What is the current state of the view from the houses in Ponggol 24th Avenue?
The houses currently have unobstructed sea views, but future developments with higher plot ratios may block these views.
How accessible is Ponggol 24th Avenue by public transport?
There is a bus stop nearby with Bus 84G and Bus 384, and it is about a 20-minute walk to Punggol Coast MRT station, though having a car may be more convenient.
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
Dino
How tf did you manage to misspell punggol when it’s literally in the maps y’all added in the post
lol
bro this place…………… can read up more… so u know why so cheap….
2 Comments
How tf did you manage to misspell punggol when it’s literally in the maps y’all added in the post
bro this place…………… can read up more… so u know why so cheap….