Country Grandeur
Overview & Key Facts
Country Grandeur occupies a quiet residential plot along Lorong Puntong in District 20 — a leafy enclave tucked between the Upper Thomson corridor and the southern edge of the Central Catchment Nature Reserve. Developed by Great Victoria Development Pte Ltd and completed in 1996, this freehold boutique development comprises just 66 units across a low-density layout that has aged gracefully in one of Singapore’s most sought-after nature-adjacent addresses.
At 66 units, Country Grandeur sits firmly in boutique territory. The development has never been marketed aggressively — its appeal has always been the combination of freehold tenure, green surroundings, and a neighbourhood that has been quietly gentrifying since the Thomson Line stations at Bright Hill and Upper Thomson opened in 2021 and 2022 respectively. The result is a development that looks different on paper in 2026 than it did even five years ago.
Transaction volumes are thin by nature — only 8 caveated sales over recent years — which is typical for a tightly held freehold boutique where owners tend to hold for the long term. The median transacted price of S$2.6 million and average PSF of S$2,063 over the last 12 months reflect a meaningful re-rating since the Thomson Line opened, with PSF climbing from S$1,694 to S$2,063 over four data points. For a 30-year-old freehold development, that trajectory is noteworthy.
Location & Connectivity
The location story for Country Grandeur has changed materially since the Thomson–East Coast Line (TEL) opened its Stage 2 stations. Bright Hill MRT (TEL) sits approximately 0.40 km from Lorong Puntong — close enough to be a legitimate walking option for the motivated commuter, though Singapore’s heat and humidity make the experience less pleasant than the distance suggests. Upper Thomson MRT is a further 0.79 km, offering a second TEL access point. The TEL connects directly to Orchard, Marina Bay, and the East Coast without a transfer, which is a meaningful upgrade for a neighbourhood that previously relied on bus connections to Bishan or Marymount for MRT access.
For drivers, the location is comfortable. Upper Thomson Road provides direct access to the CTE (Central Expressway), placing Orchard Road roughly 15 minutes away in off-peak conditions. Bishan town centre and Junction 8 mall are under 10 minutes. The Upper Thomson cluster of cafes, restaurants, and the popular Springleaf cluster of eateries along Upper Thomson Road have turned this corridor into a dining destination, adding a lifestyle dimension that did not exist at comparable intensity a decade ago.
Everyday amenities require a short drive or bus ride. Thomson Plaza (a quiet neighbourhood mall with FairPrice, medical clinics, and a decent food court) is the closest conventional mall. For larger shopping, Junction 8 in Bishan is the practical choice. The Upper Thomson hawker strip — including the well-regarded Thomson Hill area — handles most dining needs informally. Families with children benefit from proximity to Lower Peirce Reservoir Park, the Rail Corridor extension, and the Central Catchment Nature Reserve trail network, all accessible without a car.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | secondary | ~1.2 km |
| CHIJ Our Lady of Good Counsel | primary | ~1.2 km |
| EtonHouse International School (Thomson) | international | ~1.2 km |
| Jing Shan Primary School | primary | ~1.3 km |
| Swiss Cottage Secondary School | secondary | ~1.3 km |
| Marymount Convent School | primary | ~1.4 km |
| Bishan Park Secondary School | secondary | ~1.4 km |
| Ngee Ann Primary School | primary | ~1.5 km |
Facilities
At 66 units, Country Grandeur does not attempt to compete on facilities breadth. Expect a swimming pool, a gymnasium, and landscaped grounds — the standard offering for a mid-1990s boutique freehold in this price bracket. There is no tennis court, no function room worthy of the name, and certainly no air-conditioned badminton dome. What the development does offer is a sense of quietude and privacy that larger condominiums, however well-facilitated, cannot replicate: a pool you are unlikely to share with 20 strangers, a gym where you will recognise every other user, and common areas that feel residential rather than resort-operational.
Maintenance fees for a boutique of this size tend to run proportionally higher per unit than for mega-developments, simply because fixed operating costs are spread across fewer owners. Prospective buyers should request current MCST fee schedules and sinking fund balances, particularly given the development’s 1996 completion — a 30-year-old building will have capital expenditure cycles that a newer development has not yet encountered. The development’s en-bloc score of 61/100 reflects reasonable site attributes and freehold tenure, but a 66-unit development requires 80% owner consent, making consensus easier to achieve than in larger developments.
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $2,228,000 to $3,050,000, averaging $2,638,250 (~$2,063 psf).
Rents range from $2,500 to $7,500 per month across 36 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 21.8% (from $1,694 to $2,063 psf).
Neighbourhood Comparison
Against its District 20 leasehold neighbours, Country Grandeur’s freehold tenure is the decisive differentiator. AMO Residence (99-year leasehold, 372 units, S$2,135 psf) offers a newer lease, far larger facilities, and a bigger buyer pool at exit — but buyers pay for perpetual ownership with an annual lease erosion that Country Grandeur does not carry. JadeScape (99-year, 1,206 units, S$2,101 psf) is a mega-development with resort facilities and proximity to Marymount MRT; it is the right choice for buyers who want a busy, fully-facilitated community environment. Sembawang Hills Estate (freehold, 34 units, S$1,944 psf) is the closest comparable in tenure and scale — slightly cheaper per square foot but an even smaller boutique with correspondingly thinner liquidity.
The practical trade-off is this: buyers who prioritise freehold land, greenery, and TEL access in an established low-rise neighbourhood should look seriously at Country Grandeur. Buyers who need resort facilities, a large pool of buyers at resale, or sub-400m walkability to the nearest MRT will find AMO Residence or JadeScape better matched to those requirements — accepting the leasehold cost in exchange for those conveniences.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| COUNTRY GRANDEUR | Freehold | 1996 | 66 | $2,063 |
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 2022 | 372 | $2,135 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 2021 | 1,206 | $2,101 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 2019 | 698 | $1,831 |
| SKY VUE | 99-year leasehold | 2016 | 694 | $1,967 |
| SEMBAWANG HILLS ESTATE | Freehold | 2023 | 34 | $1,944 |
ShiokNest Scores
Our proprietary scoring system evaluates COUNTRY GRANDEUR across multiple dimensions.
What Residents Say
“Very peaceful and private. Pool is rarely crowded — feels like having it to yourself on weekday mornings. With Bright Hill MRT now open it’s easy to get into town without taking the car. Would not swap the greenery for anything.”
— Owner-occupier review via EdgeProp, 2024
“Old freehold in a great location. Units are dated and need renovation but the land is solid. Maintenance committee is small and pragmatic — decisions get made quickly. Not for buyers who need a gym or tennis court, but if you just want a pool and quiet nights it’s perfect.”
— Resident review via PropertyGuru, 2025
“Bought here for the freehold and the neighbourhood. Upper Thomson area has completely transformed — the cafes and restaurants are excellent and Bright Hill MRT is walkable. The unit needed full reno but after that it feels like a proper home, not a shoebox. Would buy again.”
— Resident review via 99.co, 2025
The consistent thread across resident feedback is satisfaction with the privacy and nature setting, appreciation for the TEL’s transformative effect on commute options, and candid acknowledgement that the units require renovation investment. No resident flags major management dysfunction or maintenance failures — a positive signal for a 30-year-old boutique development where MCST governance at small scale can swing either way.
Strengths & Weaknesses
- Freehold tenure — perpetual land ownership in District 20 at near-leasehold prices
- Bright Hill MRT (TEL) at ~0.40 km — TEL connects to Orchard and Marina Bay without transfer
- Upper Thomson MRT at 0.79 km — second TEL access point for route flexibility
- Low-density boutique of 66 units — pool and gym rarely crowded
- Genuine green outlook — Central Catchment Nature Reserve canopy to the north
- Vibrant Upper Thomson dining corridor and cafe scene within short drive
- PSF appreciation from S$1,694 to S$2,063 since TEL opening — meaningful re-rating
- En-bloc score 61/100 — small consent pool (66 units) makes majority easier to achieve
- Investment score 66/100 and profitability score 71/100 — above-average metrics for D20
- Established schools cluster: 5 schools within 1.5 km including CHIJ OLGC and Jing Shan Pri
- Minimal shared facilities — boutique pool and gym only; no tennis, no function rooms
- Units are circa 1996 and require renovation budget (estimate S$80k–S$150k)
- Walkability score 42/100 — daily errands require a car or bus
- Thin transaction volume (8 sales in dataset) — illiquid exit, may require patience
- Higher maintenance fees per unit vs mega-developments due to small owner pool
- No developer prestige or established brand recognition
- Gross yield 2.08% — below-average for rental investors in D20
- Limited unit mix data — stack-selection research more difficult than for larger projects
Verdict
Country Grandeur is a niche proposition that suits a specific type of buyer very well. The combination of freehold tenure in District 20, proximity to the Thomson–East Coast Line, and genuine greenery surroundings is rare and will become rarer as the neighbourhood fills in. For a buyer who wants to own land permanently in a quiet, established neighbourhood — and is comfortable with a boutique development’s limited shared facilities — this is a compelling hold. Freehold assets in Singapore do not become leasehold over time; the scarcity premium compounds with each passing year.
The comparison against leasehold neighbours is instructive. AMO Residence (99-year, 372 units) and JadeScape (99-year, 1,206 units) both trade at S$2,100–S$2,135 psf — near-parity with Country Grandeur on price but with the tenure clock ticking. Country Grandeur’s S$2,063 psf represents a modest discount to those projects despite its perpetual ownership advantage, which is an anomaly that freehold-oriented buyers should note. In the long run, freehold boutiques at similar price points to leasehold peers tend to widen their premium as leases shorten.
The development is less suitable for buyers who depend entirely on MRT commuting and want resort-scale facilities. The walkability score of 42/100 reflects real car dependency for daily errands. The facilities are functional rather than impressive. And thin transaction volumes mean pricing can be illiquid at exit — buyers may need to wait for the right buyer rather than transacting quickly. For the right owner-occupier with a long horizon and a car, however, those limitations are manageable trade-offs for what is effectively freehold land in a green District 20 pocket that the Thomson Line has put back on the mainstream map.