Bena Park
Overview & Key Facts
Bena Park is a freehold landed estate of approximately 34 semi-detached houses on Jalan Bena in District 17 (Changi/Loyang), tucked into one of Singapore’s most quietly sought-after pockets of private residential land. With addresses spanning both Jalan Bena and the adjoining Jalan Pernama, the development sits within the broader Changi Coast corridor — a green, low-density enclave that has steadily attracted families and returning Singapore Permanent Residents priced out of the traditional Bukit Timah and Katong landed markets.
At a median transaction price of S$4.3 million and an average of S$1,600 psf, Bena Park sits squarely in the freehold semi-detached bracket. Units range from approximately 3,593 to 4,625 sqft of built-up area on generous land plots, with 4 to 5 bedrooms and multiple bathrooms suited to multi-generational living. The development’s most distinctive selling point — one that data alone cannot fully convey — is its proximity to UWCSEA East Campus (0.88 km), which has transformed parts of D17’s residential market into an international family enclave serving the world’s most internationally mobile households.
PSF appreciation of approximately 72% over the tracked window (from S$932 to S$1,600) confirms that Bena Park is a capital asset first and an income asset second. At a gross yield of 1.37%, buyers are purchasing land, tenure, and educational adjacency — not a rental income stream.
Location & Connectivity
Jalan Bena is located in Singapore’s far eastern corner, within District 17 (Changi, Loyang, Pasir Ris). The area is bounded loosely by Tampines Expressway (TPE) to the north, Changi Coast Road to the east, and Upper Changi Road to the south. This positions Bena Park in genuine Singapore suburbia — low-rise, leafy, and quiet in a way that most of the island’s residential zones no longer are. The trade-off is distance: the nearest MRT is Upper Changi (DT34) on the Downtown Line, approximately 1.5–2 km away, with Tampines East (DT33) a comparable distance in the other direction. Both are a drive or bus ride away, not a walk — and first-time buyers should treat Bena Park as a car-essential address from day one.
By car, however, the picture improves considerably. Changi Airport is reachable in approximately 10 minutes via PIE/ECP. The CBD is 25–30 minutes in off-peak traffic. Tampines Mall and the Tampines Hub precinct — the largest suburban mixed-use development in Singapore — are under 10 minutes by car. The LIV@Changi neighbourhood mall, NTUC FairPrice at Loyang, and Changi Village hawker centre provide everyday convenience within a 5–10 minute drive.
The UWCSEA East Campus at 1207C Upper East Coast Road (0.88 km) is the neighbourhood’s defining institutional anchor. UWCSEA East serves the IB curriculum from Kindergarten through to Diploma, draws students from over 100 nationalities, and is consistently ranked among Asia’s top international schools. Families with children enrolled at UWCSEA East value the ability to walk or cycle within the estate — a rarity for international school catchments in Singapore. Singapore University of Technology and Design (SUTD) at 1.53 km adds a further research-and-enterprise dimension to the corridor, attracting academics and staff who value residential proximity to campus.
For recreational access, Pasir Ris Park — one of Singapore’s largest and most complete coastal parks, with mangrove boardwalks, bicycle rental, and family BBQ pits — is under 15 minutes by car. The Changi Coastal Walk and East Coast Parkway cycling routes are similarly accessible, making this corridor unusually well-served for outdoor lifestyle seekers despite its distance from the city.
Schools & Education
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | international | Within 1 km |
| Singapore University of Technology and Design | tertiary | ~1.5 km |
| Chongzheng Primary School | primary | ~1.7 km |
| Angsana Primary School | primary | ~1.8 km |
| Springfield Secondary School | secondary | ~1.9 km |
Facilities
As a landed estate rather than a strata condominium, Bena Park does not offer shared condominium-style facilities such as swimming pools, gyms, or clubhouses. Each semi-detached unit operates as an independent landed home with its own private outdoor space — car porch accommodating two vehicles as standard, rear garden or side courtyard, and in renovated units, the potential to install a private pool. Some homeowners have added basement recreational rooms, home offices, or extended gardens. The estate’s low-density layout means that garden sizes are generous relative to similarly priced freehold semi-detached in more established areas such as Kovan, Toa Payoh, or Queenstown.
“The privacy and land size you get in the Changi corridor at this price point is simply not available in D10 or D15 anymore. It’s a different way of living — quieter, greener, more space for the children to run around.”
— Resident sentiment, D17 landed enclave, Changi/Loyang area
The wider neighbourhood provides surrogate amenity access: the Changi Sports Hub, Pasir Ris Park adventure playground and horse riding school, UWCSEA East’s sports facilities (for enrolled families), and the network of cycling paths connecting to East Coast Park all function as extensions of the private garden. For buyers accustomed to condominium living, the transition to landed requires a mindset shift — but for families who value private outdoor space and self-directed living, the absence of shared facilities is a feature, not a gap.
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $3,330,000 to $6,180,000, averaging $4,653,600 (~$1,600 psf).
Rents range from $2,900 to $5,600 per month across 9 rental transactions. Current rental yield sits at approximately 1.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 71.7% (from $932 to $1,600 psf).
Neighbourhood Comparison
Within the D17/D18 corridor, Bena Park’s freehold landed format sits in a distinct category from its nearby strata comparables. Kassia (FH, S$2,032 psf, 276 units) offers freehold strata ownership with condominium facilities at a meaningfully higher psf — a natural comparison for buyers who want freehold tenure without the landed maintenance burden. Parc Komo (FH, S$1,627 psf, 276 units) at a similar psf to Bena Park provides an intermediate option: freehold strata, integrated retail (Komo Shoppes), and better resale liquidity than landed. Coastal Cabana (99yr, S$1,790 psf, 748 units) and The Jovell (99yr, S$1,394 psf, 428 units) demonstrate the psf premium Bena Park commands for freehold tenure. Hedges Park (99yr, S$1,152 psf, 501 units) illustrates how much more affordable the leasehold strata tier remains at larger scale.
The fundamental choice is between landed and strata rather than between individual developments. Bena Park buyers are paying for private land, a freehold title, and an independent landed home — none of which can be replicated by a strata unit at any psf. The relevant question for prospective buyers is not “Bena Park or Kassia” but “landed or strata” as a lifestyle and investment thesis. Buyers who resolve that question in favour of landed freehold in D17 will find Bena Park’s UWCSEA East proximity hard to match within the sub-S$5M semi-detached market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BENA PARK | Freehold | — | — | $1,600 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,790 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,394 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,152 |
| PARC KOMO | Freehold | 2021 | 276 | $1,627 |
ShiokNest Scores
Our proprietary scoring system evaluates BENA PARK across multiple dimensions.
What Residents Say
“We chose Bena Park entirely because of UWCSEA East. The 10-minute walk to school and the quiet neighbourhood more than compensate for being car-dependent. We wouldn’t trade the garden space for a condo pool.”
— Resident family, Bena Park, enrolled at UWCSEA East Campus
“The Changi corridor is genuinely peaceful. No construction noise, no crowded void decks. If you work from home and want space for family, this part of Singapore is hard to beat — you just need to accept the driving.”
— Long-term D17 resident, Changi/Loyang area
“The appreciation has been strong but the number of buyers who can afford and want a semi-D in D17 is small. Resale takes patience. We’re holding long-term so it’s fine, but liquidity is not like a Tampines condo.”
— Owner-investor, D17 landed estate, Jalan Bena area
Across the landed community in D17’s Changi/Loyang cluster, the consistent themes are: appreciation of quiet and space, acceptance of car-dependence as a lifestyle choice, and awareness that the UWCSEA East proximity is the primary price driver for expatriate demand. Long-term holders express satisfaction with capital returns; buyers focused on income yield or MRT access are notably absent from the conversation.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership with no lease decay
- UWCSEA East Campus 0.88 km — walkable/cyclable, rare international school proximity
- Large semi-detached units: 3,593–4,625 sqft built-up, private gardens
- Strong PSF appreciation: ~72% over tracked window ($932→$1,600)
- SUTD at 1.53 km — research/academic staff catchment
- Car porch for 2 vehicles as standard — practical landed living
- Changi Airport 10 min drive — significant for internationally mobile families
- Quiet, low-density estate in D17's Changi/Loyang enclave
- Access to Pasir Ris Park, East Coast cycling network
- Potential for private pool installation / basement addition in renovated units
- Car-essential — nearest MRT (Upper Changi DT34) is 1.5–2 km away
- Very thin liquidity — only 5 recorded sales transactions
- Gross yield 1.37% — unsuitable for income-focused investors
- Remote location — CBD commute 25–30 min drive, 45+ min by public transport
- ShiokNest score 13/100 — reflects car-dependence and remote positioning
- No shared facilities (pool, gym, clubhouse) — landed living only
- Small buyer pool limits resale velocity — expect longer marketing periods
- Limited nearby retail/F&B within walking distance
- Low walkability score (35/100) — errands require a vehicle
Verdict
Bena Park is a niche property for a specific buyer profile: internationally mobile families seeking freehold landed space in close proximity to UWCSEA East, combined with access to the Singapore University of Technology and Design corridor and the relative quiet of Singapore’s far east. For that buyer — typically a family with children already enrolled or planning to enrol at UWCSEA East, with at least one car, and a preference for private garden space over condominium facilities — Bena Park is a genuinely compelling option. The 0.88 km proximity to UWCSEA East’s campus is a meaningful physical advantage: children can cycle or walk to school within the estate, which is increasingly rare for international school catchments in Singapore.
The honest caveats are equally clear. This is a car-essential address. The nearest MRT (Upper Changi DT34) is 1.5–2 km away, and households without private transport will find D17’s far-east location genuinely inconvenient for daily commuting. The thin transaction volume (5 sales) means resale liquidity is limited — Bena Park is not a liquid asset class, and buyers should plan for a multi-year hold. The 1.37% gross yield is among the lower income returns available in the Singapore landed market, making this unsuitable for yield-seeking investors. The ShiokNest score of 13/100 reflects the composite impact of car-dependence, remote location, and limited liquidity on a quantitative scoring basis.
Against comparable freehold landed options in D17, Bena Park’s UWCSEA East adjacency is its clearest differentiator. For buyers for whom that proximity is not relevant, alternatives such as Parc Komo (strata FH, S$1,627 psf, 276 units) or Kassia (strata FH, S$2,032 psf) offer greater liquidity and condominium-style facilities with different psf profiles. But for the right family, Bena Park offers something that no condominium can replicate: a freehold plot of Singapore soil, private garden, and a sub-1 km walk to one of Asia’s premier international schools.