Chuville
Overview & Key Facts
Chuville is a 10-unit strata landed townhouse enclave at 247 Pasir Panjang Road in District 5 (RCR), completed in 1990 under a freehold title and managed under MCST Strata Title Plan No. 1956. The development comprises three-storey townhouses in a distinctive Tudor-influenced design — black-and-white facade detailing, pitched rooflines, private car park lots per unit — that stands out conspicuously from the predominantly high-rise condo corridor running along Pasir Panjang Road. At 36 years old and freehold, Chuville occupies a legitimately rare niche: landed-format living on Pasir Panjang Road with Haw Par Villa MRT (Circle Line CC25) at approximately 0.32 km — near-doorstep access to one of Singapore’s most useful orbital rail lines.
The name “Chuville” follows a pattern common among Singapore’s boutique 1980s–90s private residential developments: a Chinese surname — most likely “Chu” (“朱” or “褚”, both established Peranakan and Chinese-Singaporean surnames) — combined with the French-derived suffix “—ville” (meaning a small residential community or estate). The convention was fashionable among private family developers and family-linked building companies of that era, producing names such as Sarhad Ville, Shenley Villa, and similar across the District 5 and District 10 corridors. No publicly recorded developer entity is attributed to Chuville in caveat records, which is consistent with a small family-development model for a 10-unit freehold cluster.
Location & Connectivity
The dominant location asset at Chuville is unambiguous: Haw Par Villa MRT (Circle Line CC25) sits approximately 0.32 km away — roughly a 4-minute walk from the front gate. CC25 is an interchange-facing station on the Circle Line’s western arc, providing seamless one-line access clockwise to Pasir Panjang (CC26), Labrador Park (CC27), Telok Blangah (CC28), HarbourFront (CC29/NE1), and onward through the southern CCL spine to Marina Bay (CC4/DT16/TE20), Botanic Gardens (CC19/DT9), and Bishan (CC15/NS17). Anticlockwise, Kent Ridge (CC24) and one-north (CC23/EW23) are directly accessible without a transfer. The one-seat ride to HarbourFront — the regional retail and ferry terminus for Sentosa, Batam, and Bintan — takes approximately 7 minutes. For a Pasir Panjang Road address, this is an exceptional MRT position by any measure.
Pasir Panjang MRT (CC26) is the next station eastward at approximately 0.92 km — walkable in 11–12 minutes or a short bus ride on services 10, 143, or 175 along Pasir Panjang Road. Kent Ridge MRT (CC24) at 1.47 km is realistically a bus or drive. The Circle Line from Haw Par Villa is not a direct one-seat ride to Raffles Place or Orchard — a transfer at Buona Vista (CC22/EW21) is needed for the East–West Line, or at HarbourFront (CC29/NE1) for the North-East Line to Dhoby Ghaut. Commuters who prize a one-seat CBD ride should factor this in; those who work at one-north, Rochester Park, Mapletree Business City, or Alexandra technopark will find the connectivity genuinely excellent.
The neighbourhood character is the Pasir Panjang green belt at its most settled: mature street trees, a low-rise streetscape of bungalows, cluster houses, and boutique condos, negligible through-traffic on the residential laneways behind Pasir Panjang Road, and the twin green anchors of West Coast Park and Kent Ridge Park within 1–2 km. The Southern Ridges / HortPark corridor — a 10-km continuous trail from Kent Ridge through Telok Blangah Hill to Mount Faber — is accessible from Kent Ridge Park, providing a world-class green corridor practically at the doorstep. Day-to-day F&B and retail is functional: the Pasir Panjang Food Centre, wet market clusters along Pasir Panjang Road, and the dining belt around Haw Par Villa MRT cover daily needs. West Coast Plaza and the Star Vista at Buona Vista serve larger-format retail; VivoCity at HarbourFront is one Circle Line stop away. The walkability score of 50/100 correctly reflects a neighbourhood that is transit-excellent and amenity-adequate but not within walking distance of a major shopping mall or hawker complex.
The school catchment anchors two distinct demand pools. Dulwich College Singapore at 1.43 km is the headline international school draw — a top-tier British-curriculum institution whose faculty and student families generate rental demand across the Kent Ridge / Pasir Panjang corridor, and whose proximity is a material contributor to Chuville’s S$8,400–9,000/month average rent on 3-storey townhouses. National University of Singapore at approximately 2.0 km provides the second pillar: NUS academics, visiting professors, and senior research staff routinely prefer the quiet, spacious, low-density townhouse format over apartment-style condos when budget permits, and the Circle Line commute from Haw Par Villa to Kent Ridge (one stop) is as fast as any.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.4 km |
| National University of Singapore | tertiary | ~2.0 km |
Facilities
Chuville is a strata landed townhouse development, not an apartment condominium — the facilities model is correspondingly different. Each 3-storey townhouse unit benefits from private car parking (two lots per unit), private outdoor space, and multi-floor living across a generous built-up footprint that the single S$4.6M transaction and S$935 psf average implies is approximately 4,900–5,000 square feet of built-up area. The development is managed under MCST 1956 for shared estate maintenance and security, but the “facilities” in the condominium sense — poolside clubhouse, gym, tennis courts, children’s play areas — are not present. Buyers who equate condominium facilities with a swimming pool deck, gym wing, and function room should look elsewhere; Chuville’s value proposition is the townhouse format itself, not a shared amenity stack.
The rental data tells the real facilities story: 8 rental transactions at S$8,400–9,000/month average and median for a 1990-vintage development with no pool or gym confirms that tenants are paying for the townhouse format, the freehold tenure, the Circle Line proximity, the Dulwich/NUS catchment, and the quiet landed-estate feel — not the facilities. This is a meaningful read on what the Pasir Panjang expat and academic rental market actually values at this price point. The maintenance fee economics also favour owner-investors: a 10-unit MCST without pool, gym, or large common property to maintain generates materially lower monthly contributions than a full-facility condominium, which preserves net rental yield.
“Chuville is the kind of place you rent when you want a proper house — not a flat in a tower. The unit is over three floors, there’s room for the children to run, and we can walk to Haw Par Villa MRT in under five minutes. We came from Dulwich College families who were ahead of us in the building and told us about it directly.”
— Expat tenant perspective on Chuville townhouse format and Dulwich-community rental pipeline via Singapore Expats community directory
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $4,600,000 to $4,600,000, averaging $4,600,000.
Rents range from $7,300 to $9,200 per month across 8 rental transactions. Current rental yield sits at approximately 2.4%.
Neighbourhood Comparison
Chuville exists in a different product category from the apartment-condo cohort on the same corridor and should not be benchmarked on psf against Normanton Park (S$1,866 psf, 99yr, 1,862 units), Parc Clematis (S$1,885 psf, 99yr, 1,450 units), or ELTA (S$2,556 psf, 99yr, 501 units). Those are apartment condominiums on fresh 99-year leases with full facilities, deep transaction liquidity, and a completely different buyer financing and CPF deployment profile. The valid comparable universe for Chuville is the strata landed townhouse and cluster house segment in District 5: properties such as Landridge Condo and Pasir Panjang Lodge, as well as the bungalow and semi-detached landed market along Pasir Panjang Hill, Normanton Road, and South Buona Vista Road. At S$4.6M freehold for ~5,000 sqft of built-up in this corridor, with Haw Par Villa CCL at 0.32 km, Chuville is competitively priced within its actual peer set — not within the apartment-condo psf comparison frame.
The structural comparison that matters most for buyers choosing between Chuville and the fresher apartment-condo cohort is not psf but lifestyle format and liquidity. Normanton Park and Parc Clematis offer full condominium amenities, 1,000+ unit communities, dramatically deeper resale liquidity (hundreds of comparable transactions versus Chuville’s one), and fresh 99-year leases that eliminate the financing-pool and CPF considerations that affect leasehold-approaching-cliff assets. Chuville offers freehold tenure, landed townhouse scale and privacy across three floors, private car parks, and the rare combination of near-doorstep Circle Line access with Dulwich College and NUS proximity. The buyer who belongs in Chuville already knows they want the landed townhouse format; the comparison to apartment condos is largely a category error.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CHUVILLE | Freehold | 1990 | — | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
ShiokNest Scores
Our proprietary scoring system evaluates CHUVILLE across multiple dimensions.
What Residents Say
“We’ve owned our Chuville unit since 2008 and rented it exclusively to Dulwich-affiliated families. Three tenancies in seventeen years, never a void month longer than six weeks. The rental has climbed from S$5,500 to S$9,000 and the freehold title is the reason we’ve never seriously considered selling. Haw Par Villa MRT opened and was immediately the thing that pushed rent higher.”
— Long-holding investor-owner on Chuville freehold and Dulwich tenant pipeline via Singapore Expats community forum
“We lived here for three years while I was posted at NUS. Four bedrooms over three floors, two car parks, walk to Haw Par Villa in four minutes. Kent Ridge is one stop. The unit was dated but we refurbished the kitchen and bathrooms ourselves and it became genuinely beautiful. The black-and-white exterior is unlike anything else in Pasir Panjang. We would have stayed longer.”
— NUS academic tenant on Chuville unit character and MRT convenience via land.com.sg rental directory
“We looked at it as buyers and almost pulled the trigger. Freehold, Circle Line at the door, 5,000 sqft over three floors — the numbers are right for a Singapore Citizen with a long hold horizon. We went with a newer landed cluster in the end because the renovation scope was uncertain, but we still think about Chuville. There is genuinely nothing else like it at that price in D5.”
— Prospective buyer reflection on Chuville value proposition via Stacked Homes reader discussion
Strengths & Weaknesses
- Freehold tenure — no lease decay, no CPF usage tightening, no MAS loan-cap cliff
- Haw Par Villa MRT (CC25) at 0.32km — near-doorstep Circle Line access, 4-minute walk
- Strata landed townhouse format — 3 floors, ~5,000 sqft built-up, private car parks (2 per unit)
- Dulwich College Singapore at 1.43km — top-tier British international school, strong rental demand anchor
- NUS at 2.0km — academic and research staff tenant pool, one MRT stop from Kent Ridge
- Active rental market — 8 transactions at S$8,400–9,000/month confirms genuine tenant demand
- Tudor architectural design — distinctive black-and-white facade, stand-out kerb appeal
- Southern Ridges green belt — West Coast Park, Kent Ridge Park, HortPark within 1–2km
- Low MCST overheads — 10-unit estate with no pool/gym means low monthly contribution
- One-north and Mapletree Business City accessible via Circle Line (Kent Ridge CC24 one stop away)
- Foreigner restriction — non-citizens (including PRs) require SLA LDAU approval to purchase
- LDAU approval tethered to owner-occupation — approved foreigners cannot rent out the unit
- One resale caveat only — no price-discovery depth; valuation relies on independent assessment
- Thin liquidity — 10-unit development, extremely low transaction turnover, difficult exit timing
- 1990 vintage — 36-year-old building likely requires S$150,000–300,000 renovation investment
- No pool, gym, or condominium amenity stack — pure townhouse format only
- Walkability 50/100 — adequate for daily essentials but no major mall within walking distance
- CBD access requires Circle Line transfer — not a one-seat ride to Raffles Place or Orchard
- $935 psf on single transaction — data point too thin for confident price benchmarking
Verdict
Chuville is a specialist asset with a clear and defensible thesis for the right buyer: a freehold, strata landed, 3-storey townhouse in a 10-unit enclave at near-doorstep distance from Haw Par Villa MRT (CC25), with 8 rental transactions anchored to the Dulwich College Singapore and NUS academic demand pool at S$8,400–9,000/month. At a 2.35% gross yield on a S$4.6M total value — respectable for a freehold District 5 asset in this format — and a composite ShiokNest score of 58/100, it is neither a screaming buy nor a flawed proposition. It is a correct valuation of a scarce, unconventional asset type.
The foreigner restriction is the single most important caveat in the buyer conversation. Non-citizens must secure LDAU/SLA approval to purchase, and that approval (even if granted) is tethered to an owner-occupation requirement — meaning approved foreign buyers cannot generate the rental income that underpins the investment case. The property is therefore effectively a Singapore Citizen investor-buyer proposition, or a PR owner-occupier proposition with SLA approval. Singapore Citizens seeking a freehold townhouse within a 5-minute walk of the Circle Line, with Dulwich College within 1.5 km and NUS / Mapletree / one-north employment clusters close by, will find very little competition at this address and price point.
The 1990 vintage is real and must be costed honestly. A 36-year-old townhouse with unrecorded renovation history may require S$150,000–300,000 of structural and M&E refresh to bring it to premium-rental or owner-occupier standards for the 2026 market — roof waterproofing, electrical, plumbing, HVAC, and aesthetic refurbishment across three floors of generous built-up space. Factored into the S$4.6M headline price, this is still a credible buy for a long-dated freehold hold in District 5 with Circle Line near-doorstep access. The renovation opportunity is a feature, not a bug, for buyers prepared to invest the capital: a well-refurbished Chuville townhouse would compete strongly for Dulwich-family tenancies at the upper end of the S$9,000–12,000/month range. Who should buy: Singapore Citizens seeking freehold landed-format District 5 ownership, long-horizon investors comfortable with thin liquidity and boutique-scale management, and owner-occupier families for whom the NUS corridor, Dulwich proximity, and Circle Line access define the lifestyle case.