Freesia Woods
Overview & Key Facts
Freesia Woods is a 129-unit freehold condominium tucked along Sunset Way in District 21 — one of Singapore’s most leafy, low-density residential corridors where the fringe of the former Clementi Forest meets mature private housing. Developed by Keppel Land Realty Pte Ltd and completed in 2004, the development benefits from the build quality and design sensibility that characterised Keppel Land’s OCR portfolio of the era: low-rise blocks, generous landscaping, and a considered sense of enclave seclusion that newer mass-market condos rarely replicate. At just 129 units across its site, Freesia Woods maintains an intimacy and quietude that residents consistently cite as its defining appeal.
The development sits within the Sunset Way – Clementi Park corridor, one of the last stretches of upper-middle-class landed and low-density residential in the western OCR. Surrounding streets are a mix of bungalows, semi-detached houses, and a handful of low-rise condos — no HDB towers, no commercial noise. The immediate environment feels significantly more exclusive than the price tag suggests, in part because freehold supply in this micro-pocket is genuinely constrained. Transaction records reflect this: with only nine sales over the measured period and a median transaction price of S$2.31 million, Freesia Woods trades infrequently, which is itself a marker of owner-occupier satisfaction and low churn.
Buyers must, however, enter this purchase with clear eyes. The ShiokNest composite score of 28/100 and an investment score of 31/100 are honest reflections of structural challenges: Clementi EW MRT is 1.00 km away (borderline walkable, genuinely car-dependent for many residents), walkability is 45/100, and gross yield at 2.18% is below the threshold most yield-seeking investors require. Freesia Woods is a lifestyle and legacy-ownership proposition — for families who want Nan Hua school-cluster access, Clementi Park greenery, and freehold permanency in a quiet enclave — rather than an investment-return vehicle. The freehold title at around S$1,619 psf, stacked against 99-year leasehold new launches in the same district trading at S$2,485–2,494 psf, is the central value argument.
Location & Connectivity
Freesia Woods’ address on Sunset Way places it in a residential enclave bounded by Clementi Road to the north, Ulu Pandan Road to the south, and the sweeping greenery of Clementi Park within walking distance. It is, in character, one of the quietest private residential micro-locations in the western OCR — a place where heavy traffic, commercial clutter, and high-rise density give way to tree-lined streets, bungalow rows, and the occasional birdsong from the park canopy.
The transport picture is the estate’s most significant practical constraint. Clementi MRT (EW23, East-West Line) is 1.00 km away — technically walkable, but a 12–14 minute walk along Clementi Road, which lacks shade and has stretches of pavement that are narrower than ideal. Most residents drive or take a feeder bus (170, 186, 189) to Clementi MRT or Clementi Bus Interchange. Bus 154 runs along Sunset Way and connects to Clementi in approximately 8–10 minutes. The honest verdict: Freesia Woods is viable for MRT commuters but is not a walkable-MRT estate in the way that 0.4–0.6 km proximity would be. A second car or reliable feeder is advisable for multi-adult households.
For drivers, the location is strong. The Ayer Rajah Expressway (AYE) is accessible within 5 minutes via Clementi Road, connecting swiftly to the CBD, Harbour Front, and the western industrial parks. Holland Road and Buona Vista are 10–15 minutes away. One-north and the Research Corridor (Biopolis, Fusionopolis) are an easy 10-minute drive — a genuine draw for professionals in the biomedical and tech sector who work west-of-CBD. Clementi Mall (with Cold Storage and Fairprice) is 10 minutes by car or bus, and West Coast Plaza is a closer alternative at approximately 8 minutes.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Nan Hua Primary School | primary | Within 1 km |
| Nan Hua High School | secondary | Within 1 km |
| Pei Tong Primary School | primary | Within 1 km |
| One World International School (Nanyang) | international | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| Clementi Town Secondary School | secondary | ~1.1 km |
| Singapore University of Social Sciences | tertiary | ~1.2 km |
| Ngee Ann Polytechnic | tertiary | ~1.5 km |
Facilities
As a Keppel Land project of the 2004 era, Freesia Woods offers a full condominium facilities suite appropriate to its size and vintage: swimming pool, gymnasium, tennis court, barbecue facilities, and a club house. The low unit count of 129 means that facilities are rarely crowded — a meaningful day-to-day advantage over developments where a 500-unit pool or gym competes for weekend slots. Residents consistently note that the pool and gym feel like near-private amenities, particularly outside peak weekend hours.
The overall facilities package is solidly mid-tier for a 129-unit boutique condo. What is absent — lap pool, multiple tennis courts, concierge, children’s club, function rooms — reflects the boutique scale rather than any developer shortcut. Keppel Land built what the site footprint and unit count justified. The landscaping quality, however, is a recurring point of praise among residents: mature trees, thoughtful greenery integration, and a sense of garden-enclave design that newer mass-market condos rarely achieve on similarly compact footprints.
“The pool is never crowded. On a Tuesday evening it’s just us and maybe one other family. That’s what 129 units gets you.”
— Resident feedback via 99.co
Maintenance standards are generally well-regarded in resident reviews, consistent with Keppel Land’s reputation for post-completion upkeep quality. The development was completed in 2004, making it 20+ years old — prospective buyers should factor in realistic expectations for fixture and finish age in common areas, as well as unit-level maintenance costs for plumbing, air-conditioning, and kitchen infrastructure that will be approaching replacement lifecycle.
Unit Sizes & Layout
Freesia Woods offers a mix of apartment configurations across its low-rise blocks, with unit sizes reflecting the generosity typical of 2004-era developments before floor plate compression became the norm. Buyers will find 2-bedroom, 3-bedroom, and 4-bedroom layouts, with the majority of units falling in the 1,200–1,700 sqft range. This puts Freesia Woods well above the footprint of contemporary new launches in the same district, where 3-bedroom units routinely compress to 990–1,100 sqft. For families who need actual living space, this size premium is tangible.
Unit layout quality is generally practical rather than architecturally distinctive. The 2004 vintage means bedrooms are properly rectangular (not the awkward angled layouts forced by more recent land cost pressures), kitchens are enclosed and workable, and living-dining spaces are proportionate to unit size. The trade-off is that original specifications — tiles, kitchen cabinets, bathroom fittings — are now 20 years old and may require renovation investment for buyers with contemporary finish expectations. Budget S$50,000–120,000 for a mid-range renovation of an un-renovated unit, depending on scope and finish level.
The PSF trend over the tracked period — S$1,434 → S$1,652 → S$1,574 → S$1,661 → S$1,619 psf — shows modest appreciation with some volatility, in line with the thin transaction volume (only 9 recorded sales). The current S$1,619 psf freehold is compelling in context: nearby 99-year leasehold new launches including Pinetree Hill, Nava Grove, and The Reserve Residences are transacting at S$2,485–2,494 psf on depreciating leases. The freehold discount of roughly 35% against leasehold new launches in the same district is the headline value case.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,642 | $2,015,000 |
| 4 BR | 6 | $1,640 | $2,408,333 |
| 5 BR | 1 | $1,434 | $2,980,000 |
Pricing & Market Position
Based on 9 recorded transactions, sale prices range from $1,780,000 to $2,980,000, averaging $2,384,444.
Rents range from $2,900 to $6,500 per month across 62 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 12.8% (from $1,434 to $1,619 psf).
Neighbourhood Comparison
The most natural comparison for Freesia Woods is against the cluster of new-launch 99-year leasehold condominiums along the Bukit Timah – Clementi corridor. Pinetree Hill (S$2,485 psf, 99-year), Nava Grove (S$2,487 psf, 99-year), and The Reserve Residences (S$2,494 psf, 99-year) are all within the same D21 market area. Against these peers, Freesia Woods at S$1,619 psf freehold represents a ~35% PSF discount for a superior tenure class. The financial logic for a 20–30 year holding horizon is unambiguous: a Freesia Woods buyer acquires a non-depreciating land title at S$1,619 psf, while a Pinetree Hill or Nava Grove buyer pays S$2,485–2,494 psf for a lease that has already started counting down.
The counter-argument is equally clear: new-launch buyers at Pinetree Hill and Nava Grove receive modern facilities, larger swimming pools, smart-home fittings, and a full developer warranty period. Freesia Woods is a 2004 development with 20-year-old fixtures, and its facilities package, while adequate, does not match what S$2,485 psf delivers in a new launch. The comparison is therefore not straightforward — it is a lifestyle-versus-tenure trade-off that each buyer must resolve based on holding horizon and use case.
A closer like-for-like is Ki Residences at Brookvale (S$1,953 psf, 999-year leasehold) and Forett@Bukit Timah (S$2,130 psf, freehold) — both sitting between Freesia Woods and the new-launch premium tier. Ki Residences offers modern facilities and a near-freehold tenure at a premium to Freesia Woods; Forett@Bukit Timah is freehold at S$2,130 psf with a larger, more contemporary facilities package. Buyers who want freehold and modern facilities should consider Forett at a ~$511 psf premium; buyers who prioritise the Nan Hua school cluster and Sunset Way micro-location specifically will find Freesia Woods’ lower psf hard to replicate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FREESIA WOODS | Freehold | 2004 | 129 | — |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,487 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,485 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,953 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates FREESIA WOODS across multiple dimensions.
What Residents Say
“We specifically chose Freesia Woods for the Nan Hua cluster — both primary and secondary within the priority distance. The enclave is quiet, the pool is never packed, and the Keppel quality shows in 20 years of good maintenance. The MRT distance is the one compromise but we have two cars so it works.”
— Resident review via PropertyGuru
“Freehold in this area at this price doesn’t come up often. Sunset Way is one of the last genuinely quiet pockets in the western OCR. The new launches nearby are all 99-year and cost significantly more per sqft. We looked carefully at Pinetree Hill and decided the freehold title here was worth the trade-off on facilities.”
— Resident review via 99.co
“Clementi Park is a 5-minute walk and we jog there every morning. The unit sizes are what they used to build — my 3-bedroom is genuinely spacious compared to what you see in modern condos. The fixtures need updating but the bones are excellent.”
— Resident review via EdgeProp
The resident pattern at Freesia Woods is consistent with what the data implies: predominantly owner-occupying families, drawn primarily by school-cluster proximity and the freehold enclave character of Sunset Way. Car ownership is universal or near-universal among households. Long tenure is common — the thin transaction volume (9 sales over the measured period across 129 units) reflects that most owners who bought into Freesia Woods have stayed. Rental turnover is higher, reflecting the development’s appeal to expat families at nearby international schools, particularly One World International School at 0.82 km.
Strengths & Weaknesses
- Freehold tenure — perpetual title at ~35% PSF discount vs 99-year new launches in D21
- Nan Hua Primary (0.64km) + Nan Hua High (0.67km) — both within school priority distance simultaneously
- Pei Tong Primary (0.69km) + Clementi Primary (0.90km) — strong primary cluster depth
- Keppel Land build quality — reputable developer, 20+ years of solid maintenance
- Low unit count (129 units) — pool and gym rarely crowded
- Generous unit sizes by modern standards — 2004 floor plates pre-date space compression
- Clementi Park within 5-7 min walk — mature greenery for joggers and families
- Quiet, low-density Sunset Way enclave — no HDB towers or commercial noise
- Good driver access to AYE, one-north, CBD within 10-15 minutes
- One World International School (Nanyang) at 0.82km — appeal for expat families
- ShiokNest score 28/100 — one of the lower composite scores in D21
- Investment score 31/100 — not recommended as a short-to-medium term investment vehicle
- Clementi MRT (EW) 1.00km — borderline walkable; most residents require a car or feeder bus
- Walkability 45/100 — daily errands require driving; not a walk-to-amenities location
- Gross yield 2.18% — insufficient for yield-focused investors servicing a mortgage
- 2004 vintage fixtures in un-renovated units — expect S$50k–120k renovation budget
- Very thin transaction volume (9 sales) — lower liquidity than larger developments
- No lap pool, concierge, or contemporary smart-home features of new-launch peers
- PSF trend shows modest appreciation with volatility — not a high-growth capital play
Verdict
Freesia Woods is a property that rewards the right buyer profile and penalises the wrong one. For families in the Nan Hua Primary / Nan Hua High school cluster (0.64 km and 0.67 km respectively), this is one of the few freehold condominiums within Phase 2C / Phase 1 priority distance of both schools simultaneously — a combination that is structurally rare and commands a loyalty premium among local families. Add Pei Tong Primary at 0.69 km and Clementi Primary at 0.90 km, and Freesia Woods sits in one of the denser school-priority clusters in the western OCR. For families who have made school access their primary criterion, the location logic is compelling.
The freehold value proposition at S$1,619 psf is the second pillar. Against 99-year leasehold new launches at S$2,485–2,494 psf in the same district, Freesia Woods offers a 35% PSF discount for a tenure that never expires. This is not an abstract advantage — it represents real financial flexibility over a 20–30 year holding horizon, particularly for families intending to pass the asset to the next generation. Keppel Land’s construction quality adds confidence in the building’s structural longevity beyond the typical 99-year leasehold calculus.
The weaknesses are genuine and must be clearly understood. The ShiokNest composite score of 28/100 reflects structural challenges, not superficial ones: Clementi MRT at 1.00 km is awkward for car-free commuters; walkability at 45/100 means daily errands require a drive or bus; gross yield at 2.18% is insufficient for investors running mortgage serviceability on rental income; and the investment score of 31/100 signals that the asset is unlikely to outperform the broader OCR market on short-to-medium investment horizons. Buyers who need strong rental yield, guaranteed capital appreciation, or easy MRT walkability should look elsewhere. For those who can absorb a car-dependent lifestyle and are buying for schooling, greenery, and long-run freehold permanency — Freesia Woods delivers a quiet, quality enclave that is becoming harder to find in Singapore.