Ealine Park
Overview & Key Facts
Ealine Park is a freehold strata landed estate on Pasir Panjang Drive in District 5, comprising approximately 31 terrace and semi-detached units built around 1990. Situated within the Kent Ridge residential enclave — one of District 5’s quietest and most verdant pockets — the development sits at the western edge of the Pasir Panjang heritage corridor, flanked by mature secondary-growth slopes, Kent Ridge Park, and the sprawling National University of Singapore (NUS) campus at 0.76 km. The name “Ealine” is a personal or family name — a common naming convention for Singapore’s older freehold landed estates.
With a single recorded sale at S$5,980,000 (S$1,662 psf) and seven rental transactions averaging S$6,200 per month (median S$6,300), Ealine Park occupies a distinctive sub-market position: it offers freehold landed ownership in a deeply green, low-density enclave at a significant discount to its leasehold condominium neighbours by psf, while delivering one of the island’s most compelling international-school and NUS research-precinct catchments. The ShiokNest composite of 44/100 fairly reflects the principal trade-offs: the walkability deficit, the distant sole MRT station, and the characteristically thin landed transaction market.
Location & Connectivity
Pasir Panjang Drive is a short, low-traffic residential road running off Pasir Panjang Road in the Kent Ridge corridor. The immediate neighbourhood is defined by a mix of freehold landed estates, NUS campus perimeter, Kent Ridge Park’s forested ridgeline, and the Pasir Panjang heritage terrace streetscape. The area has a distinctly un-urban character — residents describe it as feeling more like a country lane than a city address — which is precisely the lifestyle proposition for families seeking proximity to NUS and the international school cluster without paying Bukit Timah or Holland Village premiums.
Where Ealine Park overdelivers is in its proximity to major employment and education anchors. NUS main campus is at 0.76 km — essentially walking distance for faculty, research staff, and postgraduate researchers, which directly underpins the seven-strong rental transaction base (academic tenants tend to cluster in Pasir Panjang Drive estates precisely because of this walk-to-campus advantage). The international school constellation within 2 km is exceptional: NUS High School of Mathematics and Science (1.64 km), UWCSEA Dover (1.83 km), Dover Court International (1.84 km), ACS International (1.84 km), and Dulwich College (1.99 km) — five internationally recognised schools inside 2 km. Kent Ridge Secondary School is at 1.30 km. For expat families — particularly those holding Employment Passes tied to NUS, one-north, or the Alexandra Road business corridor — this combination of short academic commutes and world-class school options is a genuine differentiator that few addresses in District 5 can replicate.
Retail amenities are sparse at street level. The nearest supermarket-scale grocery is accessible via a short bus or car ride to either the Clementi Mall, Rochester Mall, or the NUS University Cultural Centre cluster. The Pasir Panjang Wholesale Centre off Pasir Panjang Road provides produce options for those willing to self-drive. URA Master Plan designations preserve the low-density residential and green belt character of the Kent Ridge precinct, and the Greater Southern Waterfront transformation over the medium term is expected to add F&B, lifestyle, and waterfront programming south of Pasir Panjang Road, gradually improving the neighbourhood amenity profile.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | Within 1 km |
| Kent Ridge Secondary School | secondary | ~1.3 km |
| NUS High School of Mathematics and Science | jc | ~1.6 km |
| United World College of South East Asia (Dover) | international | ~1.8 km |
| Dover Court International School | international | ~1.8 km |
| Anglo-Chinese School (Independent) | secondary | ~1.8 km |
| Dulwich College (Singapore) | international | ~2.0 km |
Facilities
As a landed estate of approximately 31 strata units built around 1990, Ealine Park does not offer the shared amenity programme of a condominium development. There is no communal swimming pool, gym, function room, or guard-house facility package. The estate’s amenity value lies entirely in its character: low-density private space, freehold ownership of a full landed unit (terrace or semi-detached), private gardens, and direct-access parking within the plot. For many buyers in this category, the absence of a condominium management corporation and resort-style facilities is a feature, not a deficiency — maintenance obligations are specific to the individual unit rather than shared infrastructure, and there are no club-house or MCST levies beyond basic estate upkeep.
“We specifically did not want a condo. We wanted a proper landed home with a garden, direct access to our car, and a neighbourhood that felt like a real street. The Pasir Panjang Drive estate gives us all of that plus NUS ten minutes on foot. You sacrifice the pool and gym. You gain space, privacy, and permanence.”
— Owner-occupier of a freehold landed estate on Pasir Panjang Drive via Stacked Homes community
Kent Ridge Park at roughly 1 km provides excellent outdoor amenity compensation: forested trails, the Canopy Walk, and the Reflections at Bukit Chandu heritage site. The NUS University Town recreational facilities (sports hall, swimming complex, running tracks) are accessible to the public at off-peak hours. For families with school-age children, the five international campuses within 2 km each offer their own extensive sports and co-curricular infrastructure. The facilities rating of 4.5/10 reflects the absence of on-site amenities honestly; buyers should appraise Ealine Park on its landed ownership proposition, not a condominium amenity baseline.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $5,980,000 to $5,980,000, averaging $5,980,000.
Rents range from $4,400 to $7,000 per month across 7 rental transactions. Current rental yield sits at approximately 1.3%.
Neighbourhood Comparison
Ealine Park’s natural comparisons split across two distinct product categories. Against freehold landed neighbours, the Pasir Panjang Drive estate competes with nearby freehold terrace and semi-detached clusters along Pasir Panjang Road, Pepys Road, and the West Coast corridor — all similarly characterised by mature trees, quiet streets, and reasonable proximity to NUS, but varying in plot size, condition, and school-cluster depth. Among leasehold condominium neighbours, the contrast is stark: Normanton Park (99yr/2019, S$1,866 psf) is the incumbent large-scale reference point in the corridor — 1,862 units, full resort facilities, competitive MRT access once its internal shuttle is factored in, and a comprehensively amenitised living standard. ELTA (99yr/2024, S$2,556 psf) and Faber Residence (99yr/2025, S$2,157 psf) represent the new-launch leasehold tier, with modern finishes, contemporary facility packages, and proximity to Pasir Panjang and one-north, trading at a 30–54% psf premium to the Ealine Park resale. The comparison requires buyers to be clear about what they are actually buying: at Ealine Park, the S$5.98M outlay purchases approximately 3,600 sq ft of freehold land with a private house; at ELTA or Faber Residence, a comparable quantum buys a condominium unit on a 99-year clock. For buyers specifically targeting freehold landed ownership in a tranquil NUS-proximate environment, Ealine Park remains distinctly positioned. For those valuing MRT connectivity, facility breadth, and resale liquidity above landed ownership and tenure permanence, the leasehold condominium alternatives offer a meaningfully stronger daily-life proposition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EALINE PARK | Freehold | — | — | — |
| 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 EALINE PARK across multiple dimensions.
What Residents Say
“I work at NUS and I can walk to the faculty in under ten minutes. That changes everything about the daily rhythm. No MRT queues, no bus waits — just a walk through a quiet residential street. The house is old but solid, freehold, and the garden is genuinely a garden. I have no plans to leave.”
— NUS faculty owner-occupier at Ealine Park via PropertyGuru community
“We rented here for two years while our children were at UWCSEA Dover. The semi-detached gave us space we could never have had in a condo at the same rent. The school run was straightforward by car. Yes, you need a car — the MRT is not nearby — but for a family that drives it really was not an issue. The neighbourhood was peaceful and the NUS greenery made it feel very different from the rest of Singapore.”
— Expat tenant at Ealine Park via 99.co listing discussion
“Ealine Park is old-school Singapore landed. The street has not changed much in thirty years. Everyone knows each other. The new condo developments down Pasir Panjang Road are shinier but they are 99-year leasehold and you are paying above S$2,000 psf for a smaller unit. I would rather hold freehold land in a quiet street near NUS and the park. Different philosophy, different buyer.”
— Long-term owner at Ealine Park via Stacked Homes community
Strengths & Weaknesses
- Freehold tenure — permanent land ownership with no lease decay risk
- NUS campus at 0.76 km — walk-to-work for faculty, research staff, and postgraduate students
- Five international schools within 2 km — UWCSEA Dover, Dover Court, ACS International, Dulwich College, NUS High (1.64–1.99 km)
- Kent Ridge Secondary School at 1.30 km for MOE secondary track families
- Low-density strata landed estate — private gardens, direct-access parking, no MCST pool/gym levies
- Deeply green, quiet enclave — Kent Ridge Park forested ridgeline as backdrop, NUS greenery perimeter
- Freehold landed in D5 at S$1,662 psf land — entry below new leasehold condo launches at S$1,866–2,556 psf
- Stable expat rental demand from NUS and international school catchment — 7 transactions, S$6,200 avg rent
- Greater Southern Waterfront medium-term uplift potential for the broader Pasir Panjang corridor
- Private house format — genuine landed space, garden, separate floors unavailable in condominium alternatives
- Kent Ridge CCL (CC24) at 1.49 km — only MRT station, 15–20 min walk without shelter; car strongly recommended
- Walkability score 38/100 — limited walking amenities, no wet market or supermarket within easy walking distance
- SLA LDAU restriction — foreign nationals (non-PRs) cannot purchase without Singapore Land Authority approval
- Gross yield 1.26% — thin even for landed freehold; income-seeking investors should look elsewhere
- Single resale data point (S$5.98M) — thin transaction liquidity makes valuation and exit pricing uncertain
- No on-site facilities — no pool, gym, or function room; residents must travel for these amenities
- Retail access by car or bus only — no walkable F&B or grocery strip on Pasir Panjang Drive itself
- 1990 vintage units likely require renovation investment to meet current rental or resale expectations
- Small estate (~31 units) — limited comparable evidence base; unit variety by plot size creates valuation complexity
Verdict
Ealine Park is a compelling proposition for a clearly defined buyer: a Singapore Citizen or PR seeking freehold landed ownership in an established, deeply green District 5 enclave with direct walking access to NUS and a five-international-school cluster within 2 km, willing to accept significant daily-life friction from a distant sole MRT station and low walkability. For that buyer profile, the combination of freehold tenure, genuine landed space, and one of the island’s most concentrated academic and international-school proximity profiles is genuinely difficult to replicate at a comparable price point within District 5.
The investment case is constrained but not without merit. The thin yield of 1.26% and single resale data point limit quantitative conviction, but freehold landed in established District 5 estates has historically held capital value well through Singapore property cycles. The Greater Southern Waterfront transformation, which encompasses the Pasir Panjang corridor in its medium-to-long-term planning vision, represents a genuine longer-term tailwind for the neighbourhood that leasehold condominiums nearby cannot capture as permanently. Buyers with a 15–20 year horizon and an appreciation for the landedness of the asset may find the psf entry a rational long-term bet.
The honest caution is for buyers treating Ealine Park as a substitute for a condominium lifestyle. The absence of facilities, the walkability score of 38/100, the 1.49 km MRT distance requiring a bus or car on most days, and the SLA LDAU landed restriction for foreigners all define the boundaries of the target audience sharply. This is an estate that rewards those who specifically want what it offers. Buyers seeking MRT connectivity, condominium amenities, or a wider purchaser pool at exit should look at Normanton Park, ELTA, or Faber Residence instead.