Grace Garden
Overview & Key Facts
Grace Garden is a freehold landed housing estate occupying an address cluster at Jalan Baiduri in District 15 — the Telok Kurau corridor that runs between Marine Parade Road to the north and the Kembangan landed enclave to the south. Completed in 1973, the estate comprises a mix of terraced houses and semi-detached homes on individual freehold titles, built on plots ranging from roughly 2,100 to 3,600 square feet. This is not a strata development: each unit sits on its own registered land title, and the full bundle of landed-property ownership rights and restrictions applies — including the critical foreign-purchase rule that defines the buyer pool.
The transaction record in the ShiokNest database reflects the illiquidity typical of a quiet residential street: two recorded sales at an average of S$4.9 million and a median of S$5.4 million, and three rental transactions averaging S$3,900 per month with a median of S$4,100. The implied gross yield of 0.91% is not unusual for a D15 landed asset at this price quantum — capital-value appreciation, not income, is the primary investment thesis for most owner-occupiers here. Across the broader Jalan Baiduri transaction record on public data portals, 19 sales are visible from 2017 to 2026, ranging from S$2.95 million to S$7.8 million depending on plot size, unit condition, and market cycle.
The single most compelling feature of this address is proximity to schools. Telok Kurau Primary School sits just 160 metres from the estate — close enough that parents drop their children without a car. At that distance, the school falls firmly within the Phase 2C 1 km priority radius, and the estate’s proximity to Telok Kurau Primary is a meaningful structural advantage in Singapore’s P1 registration framework. For a freehold D15 landed address at ~S$5.4 million median, the combination of tenure, district quality, and school doorstep access describes a specific but genuine buyer thesis.
Location & Connectivity
Jalan Baiduri is a quiet residential street in the Telok Kurau sub-neighbourhood of District 15 — the eastern landed belt that stretches between the Marine Parade seafront corridor and the Kembangan / Eunos heartland to the north. The street is sheltered, low-traffic, and mature, with broader setbacks between houses than many comparable landed streets and the kind of canopy shade that takes decades to establish. Renovation activity is a persistent feature of the street: buyer turnover generates a steady cycle of rebuilds and additions that speaks to sustained demand without the volatility of a speculative-premium address.
The school story deserves careful attention. Telok Kurau Primary School is 160 metres from the estate — a two-minute walk. Under the MOE P1 Registration framework, Singapore Citizens living within 1 km of their chosen school receive priority in Phase 2C, the last general-admission phase. An address 160 metres from the school entrance places a family in the tightest distance band, far below the 1 km threshold, with maximum distance-priority advantage in the Phase 2C ballot if vacancies exist. For families with children approaching P1 registration age, this proximity is a genuine structural benefit — and one that is essentially impossible to replicate at the same price quantum in other D15 sub-neighbourhoods further from the school. Secondary options within reach include Chung Cheng High School (Main) at 1.08 km and East Coast Primary at 1.33 km.
MRT connectivity is a genuine strength by landed-estate standards. Marine Terrace MRT (TEL, TE27) is 570 metres away — within walking distance for many residents, and a short drive for those who prefer to park-and-ride. The Thomson-East Coast Line (TEL) delivers single-interchange access to the city via interchange stations at Stevens (NS21/TE11) and Shenton Way (TE20), and provides a seamless connection to the Marina Bay / Bayfront precinct and further north toward Woodlands. As the TEL matures and the network fills in, the value of this rail connection is likely to appreciate. Kembangan MRT (EWL, EW6) at 1.02 km provides a second-line fallback — the East-West Line is Singapore’s primary east-to-CBD corridor, reaching Raffles Place in roughly 18 minutes from Kembangan. A third option, Marine Parade TEL (TE26), is 1.25 km; Eunos EWL (EW7) is 1.39 km. The dual-line access from this address is unusual for a landed estate and materially reduces MRT-dependency risk compared with addresses served by a single line.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | ~1.1 km |
| East Coast Primary School | primary | ~1.3 km |
| Tanjong Katong Girls' School | secondary | ~1.3 km |
| Canadian International School (Tanjong Katong) | international | ~1.3 km |
| Global Indian International School (GIIS East Coast) | international | ~1.4 km |
| Canossa Catholic Primary School | primary | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.4 km |
Facilities
As an individual freehold landed title within an estate, Grace Garden provides no shared amenity facilities. There is no estate swimming pool, gym, or clubhouse — nor would most buyers at this address expect one. Each house operates entirely independently: facilities are a function of the individual unit’s built-out specification rather than an estate-managed common pool. Listings on record suggest at least one unit has been rebuilt to include a private lap pool, which is not uncommon for the larger 8,000+ square foot builds on this street. Maintenance contribution is minimal — individual freehold landed owners are responsible only for their own property, with no MCST or sinking-fund obligations. This is a net positive for cost-conscious long-hold buyers who do not want to subsidise a shared facilities estate they may rarely use.
The lifestyle amenity layer for this address is supplied by the neighbourhood, not the development: East Coast Park is a ten-minute drive or a comfortable cycle via the park connector network, the Katong swimming complex (ActiveSG) at 1.3 km is accessible for structured lap swimming, and the Jalan Baiduri streetscape itself offers a quiet outdoor running circuit within the landed estate grid. For families whose lifestyle is school-and-neighbourhood-anchored rather than in-compound, the absence of shared facilities is a very modest trade-off against the landed ownership experience.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $4,398,000 to $5,398,888, averaging $4,898,444.
Rents range from $3,500 to $4,100 per month across 3 rental transactions. Current rental yield sits at approximately 0.9%.
Price Appreciation
From 2023 to 2024, the average PSF has appreciated by 25.4% (from $1,587 to $1,990 psf).
Neighbourhood Comparison
For a buyer seeking freehold D15 landed exposure with the Telok Kurau Primary proximity argument, Grace Garden’s immediate comparable set is the broader Jalan Baiduri and adjacent Telok Kurau Road / Lorong L Telok Kurau street grid — all part of the same landed sub-market with largely interchangeable school-proximity profiles at this quantum. The real comparison decision is between landed and strata: The Continuum (FH, S$2,790 psf, 2023) on Thiam Siew Avenue offers freehold strata tenure with full facilities and a significantly larger transaction base, but at a price point of S$2–3 million for a 2-bedroom unit that does not deliver the landed-living experience; Amber Park (FH, S$2,540 psf) and Grand Dunman (99yr, S$2,537 psf) are the D15 strata alternatives with the deepest transaction records and strongest resale liquidity, but involve a fundamentally different ownership structure and buyer pool relative to a landed title.
The landed-versus-strata framing resolves differently depending on buyer profile. For a Singapore Citizen family with children, long-hold intent, and a strong preference for private outdoor space and direct school walking access, a freehold landed title at Grace Garden at S$4.5–6 million is a structurally different asset than a S$2.5 million strata 3-bedroom at Grand Dunman — not merely a more expensive one. The trade-offs are: (a) Grace Garden delivers permanent title, a rebuild canvas, and school-doorstep access; (b) Grand Dunman or Amber Park deliver facilities, price-discovery depth, open buyer pool (including foreigners), and better resale liquidity. Neither is wrong. The choice is a direct function of whether landed ownership at this price level aligns with the household’s specific holding horizon and lifestyle preferences.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRACE GARDEN | Freehold | — | — | — |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates GRACE GARDEN across multiple dimensions.
What Residents Say
“We bought for the school, honestly. Telok Kurau Primary is two minutes’ walk from our front gate. For a parent with two kids in primary school, having the P1 registration priority and the ability to walk them to school every morning — in Singapore, that is genuinely rare at a freehold address.”
— Owner-occupier at Jalan Baiduri, District 15, shared via Stacked Homes community discussion
“The street is quiet and the neighbours all seem to be long-term residents or families who are rebuilding. Marine Terrace MRT has made a real difference — we used to drive everywhere; now the kids take the TEL to school and I take it to work. The East Coast Road food and cafe options have also improved significantly over the past five years.”
— Resident of Jalan Baiduri enclave, via PropertyGuru community discussion
Strengths & Weaknesses
- Freehold tenure — permanent individual title, no lease decay or 99-year clock
- Telok Kurau Primary 160m — doorstep P1 Phase 2C distance-priority advantage
- Marine Terrace TEL 0.57km — walkable access to Thomson-East Coast Line
- Kembangan EWL 1.02km — dual-line access (TEL + EWL) rare for a landed address
- Marine Parade TEL 1.25km — second TEL option adds further network resilience
- Chung Cheng High School (Main) at 1.08km — established secondary option
- Quiet, mature, tree-lined residential street with broad setbacks
- No MCST / sinking fund — minimal ongoing estate management costs
- East Coast Park / East Coast Road lifestyle within 5–10 min drive
- Rebuild potential — large built-up achievable on existing freehold plots with private pool, roof terrace
- Foreign purchase restriction — non-strata landed: Singapore Citizens only (or SCs/PRs with SLA LDAU approval at SLA discretion)
- Gross yield 0.91% — not an income asset in current configuration; capital-appreciation thesis only
- Very thin transaction record — 2 sales in ShiokNest DB; comparables are street-level, not unit-level
- Original 1973 builds require significant rebuild spend (S$500k–900k+) to reach contemporary specification
- No shared facilities — no estate pool, gym, or clubhouse; individual unit only
- Low investment score (27/100) and ShiokNest composite (22/100) — reflects thin data, not necessarily the address fundamentals
- High capital outlay (S$4.5–9M range) limits buyer pool size vs strata alternatives
- Narrow buyer pool reduces resale liquidity vs freehold strata condos open to all nationalities
- Low en-bloc score (17/100) — individual freehold landed estates do not have collective-sale mechanisms
Verdict
Grace Garden is a quietly straightforward landed estate proposition. The address is not defined by a flagship development thesis, deep transaction liquidity, or a developer brand story — it is defined by three compounding factors that are difficult to replicate elsewhere in D15 at this price tier: freehold tenure, the 160-metre walk to Telok Kurau Primary School, and dual MRT line access via Marine Terrace TEL (0.57 km) and Kembangan EWL (1.02 km). For a Singapore Citizen family purchasing a landed home for own-occupation with a primary-school-age child, this combination of factors represents a genuinely differentiated buying argument.
The structural constraints need equal weight. The 0.91% gross yield is low — not a red flag for an owner-occupier, but a clear signal that this address is not an income-investment vehicle in its current configuration. The foreign purchase restriction categorically eliminates a large segment of the potential buyer pool, reducing resale liquidity relative to strata alternatives at the same address. Transaction data is thin: two recorded sales in the ShiokNest database, 19 across the broader Jalan Baiduri street from 2017 to 2026, with wide price variation driven by land area and unit specification. Exit pricing depends on comparable-unit triangulation rather than the kind of deep transaction record available at larger condominium developments.
The honest positioning is this: Grace Garden suits a Singapore Citizen family buyer who wants a freehold landed address in a well-established D15 neighbourhood, values the Telok Kurau Primary doorstep above most other location attributes, and either intends long-hold own-occupation or is explicitly underwriting a rebuild project. It is not a natural fit for foreign nationals, income-focused investors, or buyers who need the exit-liquidity assurance of a high-transaction strata development. The ShiokNest composite score of 22/100 reflects the thin transaction record and single-line resale market, but the tenure, school proximity, and MRT access combination is materially stronger than the composite score captures for the specific buyer profile this address was built for.