Green Park
Overview & Key Facts
Green Park is a low-density landed estate on Jalan Limau Kasturi in District 16 (Bedok), comprising approximately 391 terraced and semi-detached houses completed in 1976. The development is held on a 999-year lease commencing 1 April 1878 — with approximately 851 years of tenure remaining as of 2026 — making it effectively quasi-freehold and placing it firmly among Singapore’s most coveted long-tenure residential addresses. The 16-block estate occupies a quiet, leafy enclave in the Tanah Merah corridor of Bedok, a neighbourhood that retains the low-rise, landed-housing character increasingly rare within the East Region.
Several data points displayed by ShiokNest for Green Park are incorrect and buyers must verify independently. (1) Tenure: Shown as “99yr lease / 72yr remaining” — actually a 999-year lease commencing 1878 with ~851 years remaining. This is quasi-freehold status with no meaningful lease restriction. CPF usage and bank loan tenors are unrestricted as for freehold. (2) MRT access: Shown as Sengkang/Buangkok LRT stations — the actual nearest MRT is Tanah Merah MRT (EWL/CGL) at approximately 700 m / 8–10 minute walk. (3) Developer: Shown as “Evergreen Park Pte Ltd” — the developer of record is NTUC Choice Homes Co-operative Ltd. Evergreen Park is a separate development in District 19. (4) TOP year: Shown as 1999 — actual completion was 1976. Buyers must verify all facts via title search and independent valuation before any purchase decision.
Transaction data for Green Park is extremely thin: only 4 recorded sales and 1 rental transaction are captured in the ShiokNest database. This limits the reliability of any PSF or yield metrics, and all pricing figures should be treated as indicative rather than statistically robust. The average transacted price of S$3.53 million and the indexed PSF range of approximately S$1,665–S$1,669 are broad estimates from a very small sample. An independent professional valuation cross-referenced against current PropertyGuru, 99.co, and EdgeProp asking prices, and against recent transactions in neighbouring Eastern Grove (same street, same 999yr/1878 lease structure), is essential before forming a view on fair value.
Green Park’s primary appeal rests on three pillars: quasi-freehold 999-year tenure, a direct and walkable connection to Tanah Merah MRT giving convenient access to both the East-West Line and the Changi Airport branch, and the low-density, garden-suburb character of Jalan Limau Kasturi — a street shared only by Eastern Grove and a handful of similar heritage estate developments. For the right buyer, this combination is rare and genuinely difficult to replicate elsewhere in eastern Singapore at any price point.
Location & Connectivity
Jalan Limau Kasturi is a quiet residential street in the Tanah Merah sub-precinct of District 16 (Bedok), flanked by mature landscaping and the low-rise terraced houses that characterise this corner of eastern Singapore. The street runs between Upper East Coast Road and New Upper Changi Road, situating Green Park within easy reach of the East-West corridor while retaining a distinctly suburban, unhurried atmosphere. The surrounding neighbourhood is predominantly landed housing — Bedokville, Tanah Merah Green, and the Kew Estate cluster are all within walking distance — which preserves the low-density character that owner-occupiers value most about this address.
The nearest MRT station is Tanah Merah MRT (EWL Station EW4 / CGL Station CG0) at approximately 700 m, a flat 8–10 minute walk through the surrounding landed estate streets. Tanah Merah is the interchange where the East-West Line (EWL) meets the Changi Airport branch (CGL), giving Green Park residents seamless access to Changi Airport (1 stop, ~5 minutes) and to the CBD via Raffles Place (~25 minutes, no transfer required). The immediate connectivity to both Changi Airport and the EWL is a genuine differentiator for this address versus landed estates in Sengkang or Punggol that require multiple transfers. Kembangan MRT (EWL) is also within reach at approximately 1.2 km, providing a second access point to the same line.
Day-to-day retail and dining needs are served by Bedok Mall (~1.5 km, accessible by a short taxi or bus ride), which anchors a substantial F&B, supermarket, and retail cluster at Bedok Town Centre. East Village mall at Bedok North also serves the area. NTUC FairPrice, Cold Storage, and Sheng Siong outlets operate within the Bedok Town Centre precinct. East Coast Park — Singapore’s flagship beachside linear park with cycling paths, hawker centres, and water sports — is accessible within a 10–15 minute drive or cycling distance, making the location particularly attractive to active families. The Jalan Limau Kasturi Open Space is directly adjacent to the estate, providing neighbourhood-scale green space and a playground at the doorstep.
The Bedok neighbourhood has seen sustained demand from upgraders and multi-generational families drawn to the combination of landed availability, East-West Line connectivity, proximity to Changi Airport, and a mature school ecosystem covering primary through pre-university levels. The Jalan Limau Kasturi landed cluster — sharing the same 999-year/1878 lease heritage with Eastern Grove — represents the upper tier of that demand, where tenure preservation is the dominant purchase motivation.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Nan Chiau Primary School | primary | Within 1 km |
| North Vista Primary School | primary | Within 1 km |
| North Vista Secondary School | secondary | Within 1 km |
| Presbyterian High School | secondary | Within 1 km |
| Townsville Primary School | primary | ~1.1 km |
| Chongfu School | primary | ~1.2 km |
| Anchor Green Primary School | primary | ~1.2 km |
| Sengkang Secondary School | secondary | ~1.2 km |
Facilities
Green Park is a 1976-vintage landed estate rather than a strata condominium, and its communal facilities reflect both its era and its landed character. The estate offers a communal swimming pool, landscaped grounds, and private car porches and backyards for each unit — a level of personal outdoor space that no high-rise condo can replicate. The 16-block layout across 391 units gives the estate a genuine community scale while maintaining the low-density ambience that distinguishes it from apartment living. Residents benefit from mature trees and established landscaping throughout the estate streets, a result of nearly five decades of growth since the 1976 completion.
As with all 1970s-vintage developments, buyers should budget for interior renovation work proportionate to the unit’s maintenance history. The estate’s external common areas and the communal pool are maintained by the MCST; buyers should request the most recent three years of MCST financial statements and Annual General Meeting minutes to assess the sinking fund reserve and any pending capital expenditure before committing. Landed unit interiors will require independent inspection and renovation budgeting of S$150,000–S$300,000 for comprehensive works on a 50-year-old property, depending on prior renovation history.
“Jalan Limau Kasturi has its own rhythm — it’s quiet in a way that Bedok town centre isn’t, and it’s green in a way that most Singapore streets aren’t anymore. The private car porch and backyard are what make a landed terraced house fundamentally different from any condo, regardless of how many facilities the condo adds. You can’t put a price on having your own outdoor space that no other resident shares.”
— Area homeowner on the landed estate lifestyle at Jalan Limau Kasturi via Stacked Homes community discussion
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $3,300,000 to $3,700,000, averaging $3,534,500.
Rents range from $5,000 to $5,000 per month across 1 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2021 to 2022, the average PSF has appreciated by 0.2% (from $1,665 to $1,669 psf).
Neighbourhood Comparison
Within District 16 and the broader Bedok/Tanah Merah corridor, Green Park’s 999-year/1878 landed terraced houses compete in a thin but distinct market segment. The most direct comparables are:
- Eastern Grove (Jalan Limau Kasturi) — Same street, same 999yr/1878 lease commencement, similar semi-detached and terraced configurations. The most direct price reference for Green Park; recent asking prices on 99.co and PropertyGuru should be cross-referenced before any offer.
- Bedokville (Bedok, D16) — Another heritage landed estate in Bedok with long-tenure characteristics; provides broader D16 landed estate comparisons.
- Tanah Merah Green (Upper Changi Road East, D16) — 99-year leasehold landed development adjacent to the Tanah Merah MRT corridor; comparable MRT walkability but with 99-year lease depreciation.
- Grandeur Park Residences (Upper Changi Road East, 99yr/2018, 720 units, ~S$1,500–S$1,700 psf) — The premium high-rise alternative at Tanah Merah MRT; full modern facilities, direct MRT integration, but 99-year leasehold and strata living versus private landed outdoor space.
The core trade-off in D16 mirrors the wider Singapore landed versus high-rise debate. Grandeur Park Residences offers modern gym, pool, and facilities at similar or lower PSF than Green Park, with direct MRT-adjacent positioning — but at the cost of a 99-year depreciating lease and no private outdoor space. Tanah Merah Green provides the landed format with comparable MRT walkability, but with 99-year lease decay as the long-term structural risk. Green Park and Eastern Grove stand apart on the same street by offering the landed lifestyle at quasi-freehold tenure, with the MRT walkability that most 999-year landed estates in Singapore (typically in more suburban locations) cannot match. For buyers who can underwrite the ~S$3.5M–S$6M quantum and are prioritising multi-generational tenure over yield or modern facilities, the Jalan Limau Kasturi cluster is one of the most compelling sub-markets in eastern Singapore.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GREEN PARK | 999 yrs lease commencing from 1878 | 1999 | 394 | — |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,231 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
Lease Decay Analysis
The 99-year lease runs from 1999, meaning approximately 27 years have already been consumed. Roughly 72 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~72 years | Full bank financing available |
| 2029 | ~69 years | CPF usage still unrestricted for most buyers |
| 2038 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2058 | ~39 years | Significant financing restrictions for next buyer |
| 2098 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~62 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates GREEN PARK across multiple dimensions.
What Residents Say
“We looked at 99-year landed in Bedok, Siglap, and Kembangan for two years before settling on Jalan Limau Kasturi. The moment you understand that a 999-year lease from 1878 means your grandchildren’s grandchildren still have title with 700+ years left, the premium you pay versus a 99-year terraced house makes complete sense. We bought Green Park as a family home, not an investment, and the tenure was the deciding factor.”
— Owner-occupier family on the tenure premium rationale via Stacked Homes reader discussion
“The Tanah Merah MRT walk is one of the best-kept secrets in D16. Eight minutes on a flat path through the landed estate streets, and you’re on an EWL train to Raffles Place or at Changi Airport in under ten minutes. For us, the airport proximity alone justifies everything — we travel frequently for work and the ability to leave home 45 minutes before departure is something you can’t get from Buona Vista or Clementi.”
— Resident on Tanah Merah MRT and Changi Airport connectivity via PropertyGuru listings community
“Jalan Limau Kasturi has the Jalan Limau Kasturi Open Space right alongside — the kids can walk out of the house and be at a playground in two minutes. It’s not glamorous, but it’s genuinely functional for family living. And the fact that Eastern Grove and Green Park have been here since the 1970s means the community is settled; neighbours have lived here for twenty or thirty years. That kind of stability is rare in Singapore now.”
— Long-term resident on estate character and family livability via 99.co listings discussion
Strengths & Weaknesses
- 999-year lease from 1 April 1878 (~851 years remaining) — quasi-freehold, multi-generational tenure security with no practical lease restriction
- Direct walk to Tanah Merah MRT (EWL/CGL) at ~700m / 8-10 minutes — connectivity to CBD (~25 min) and Changi Airport (1 stop, ~5 min)
- Private landed lifestyle — individual car porch, backyard, and garden for each terraced unit; no shared corridors or lifts
- Large-estate community scale at ~391 units across 16 blocks — settled neighbourhood with decades-long owner profiles
- Jalan Limau Kasturi Open Space directly adjacent — neighbourhood playground and green area at the doorstep
- East Coast Park within 10-15 minutes by bicycle or short drive — cycling, beachside dining, and water sports accessible from home
- Bedok town centre amenities (Bedok Mall, NTUC FairPrice, hawker centres) within 1.5km by bus or taxi
- Same 999yr/1878 lease heritage as Eastern Grove on same street — consistent with D16 heritage tenure cluster
- Low density and mature landscaping — 50-year-old estate trees and established garden suburb character not replicable in new builds
- Changi Airport Branch Line: 1 stop from Tanah Merah MRT to Changi Airport — exceptional for frequent travellers
- Multiple database errors require independent verification: lease (999yr shown as 99yr), MRT proximity (Sengkang LRT shown instead of Tanah Merah MRT), developer, and TOP year are all incorrectly displayed
- Extremely thin transaction data (4 sales, 1 rental) — all PSF, yield, and pricing metrics are indicative only; independent professional valuation is essential
- Gross yield of 1.65% based on single rental observation of S$5,000/month — not a reliable income benchmark; actual achievable rent for 4-bed units may be S$8,000-S$12,000
- 1976 vintage construction — comprehensive interior renovation budget of S$150,000-S$300,000 required depending on prior works; MCST sinking fund due diligence essential
- Walkability score 63/100 — no supermarket or hawker centre within easy walking distance; car or bus required for daily errands
- Landed estate format means no resort-style gym, tennis court, or clubhouse typical of full-facility high-rise condominiums
- High absolute price quantum (~S$3.5M-S$6M) — limits buyer pool and secondary market resale liquidity versus 99-year strata comparables at lower quantum
- En-bloc score 37/100 — quasi-freehold tenure removes the lease-decay incentive that drives most collective sale exercises; en-bloc upside is effectively nil
- ShiokNest composite score of 25/100 understates genuine quality due to DB data errors depressing MRT and lease components
Verdict
Green Park is a rare and genuinely compelling acquisition for a well-defined buyer profile: multi-generational families seeking a 999-year quasi-freehold landed residence in eastern Singapore with direct MRT access and long-term tenure security. The combination of a 851-year remaining lease, an 8–10 minute flat walk to Tanah Merah MRT (EWL and Changi Airport branch), private outdoor space in a landed terraced house format, and the garden-suburb character of Jalan Limau Kasturi is not replicated elsewhere in D16 at any price point. Eastern Grove, the only directly comparable development on the same street with the same 999yr/1878 lease structure, provides the best peer reference for buyer benchmarking.
The caveats are equally important to state clearly. Transaction data is among the thinnest in the ShiokNest coverage universe: 4 sales and 1 rental means that all yield, PSF, and pricing figures should be treated as illustrative rather than reliable. The walkability score of 63/100 reflects the genuinely suburban character of Jalan Limau Kasturi — the street itself is pleasant but not walkable to supermarkets or hawker centres without a car or bus. The 1976 vintage means buyers face renovation requirements that high-rise new launches or recently-renovated developments do not; a comprehensive renovation budget of S$150,000–S$300,000 is prudent. And the multiple database errors (tenure, MRT proximity, developer, TOP year) mean buyers must verify every data point independently before proceeding. SLA title search is non-negotiable for a transaction of this quantum.
The ShiokNest composite score of 25/100 does not accurately capture the property’s genuine strengths, owing largely to the database errors depressing the MRT access and lease tenure scores. The actual profile — 9.5/10 for 999-year quasi-freehold tenure, 7.5/10 for location (direct Tanah Merah MRT walk, Changi Airport connectivity, East Coast Park access), 7.5/10 for value (quasi-FH premium justified by tenure preservation) — places Green Park firmly in the quality tier for D16 landed stock. For the right buyer, the 851-year lease and the Tanah Merah MRT walk-distance are genuinely difficult to price. The investment case is not income yield at 1.65%; it is tenure preservation and the landed lifestyle premium.