Greenwood Villas
Overview & Key Facts
Greenwood Villas is a 12-unit freehold cluster of double-storey terrace houses at Greenwood Walk in District 11, completed in 1991. Tucked into the quiet residential corridor between Sixth Avenue and Tan Kah Kee MRT stations, the development sits at the southern fringe of the Bukit Timah–Holland elite residential belt — one of Singapore’s most enduring prime addresses, anchored by Good Class Bungalow zones, internationally recognised schools, and mature low-rise streetscapes protected by the URA Master Plan.
The transaction record tells a compelling capital-appreciation story. Resale caveats tracking from S$2,261 psf to S$3,193 psf across the available window represent 41% appreciation in the recorded period — a strong trajectory for a 1991-vintage cluster in a submarket where supply is structurally constrained by the surrounding landed and GCB zoning. Average prices now sit at approximately S$6.58 million per unit (median S$6.5 million), with floor areas between 2,224 and 2,875 sqft delivering a spacious, multi-storey landed format that no apartment alternative in the price band can replicate. Eighteen rental transactions averaging S$9,286 per month (median S$8,500) confirm that the expat-tenant premium the Chatsworth-corridor address commands is both deep and consistent.
The headline thesis is the international school cluster. Chatsworth International School (Bukit Timah) sits just 370 metres away — effectively a walk from the front gate — with National Junior College at 750 metres and Hollandse School, Lycée Français de Singapour, German European School Singapore, and SJI International all within 1.5 km. For expatriate families arriving in Singapore with children already enrolled in international curricula, Greenwood Villas occupies one of the best-positioned residential addresses on the island.
Location & Connectivity
Greenwood Walk is a short private road threading off Sixth Avenue in the southern Bukit Timah corridor — a pocket that sits east of the Bukit Timah Nature Reserve and north of Holland Road, within the established Good Class Bungalow and low-density residential belt that defines this part of District 11. The address is quiet and leafy by character, flanked by mature rain trees and adjacent to the greenery buffers of the Chatsworth campus grounds, yet it resolves onto Sixth Avenue and Dunearn Road within minutes, giving straightforward arterial access to Orchard Road (7–10 minutes by car), the CBD (15–20 minutes), and the PIE/BKE expressway network.
Transit access is dual-station Downtown Line coverage at close range. Tan Kah Kee MRT (DT8) sits 880 metres away — roughly an 11–12 minute walk or 3-minute drive — while Sixth Avenue MRT (DT7) is 960 metres in the opposite direction. Both are on the Downtown Line, giving direct access to Buona Vista (interchange with Circle Line), Botanic Gardens (interchange with Circle Line), Newton (interchange with North-South Line), and the City Hall/Marina Bay corridor without transfer. The dual-station DTL bracket is a genuine transit asset for residents who commute to the CBD, the one-north business park, or the Changi airport shuttle interchange at Expo.
Greenwood Villas scores 43 out of 100 for walkability. The nearest MRT stations (Tan Kah Kee and Sixth Avenue, both DTL) are just under 1km away — manageable on foot but typical residents use a car for daily errands. Budget for vehicle costs if you don’t currently own one.
Day-to-day retail is thin within a 10-minute walk but comfortable within a short drive. The Sixth Avenue neighbourhood mall, Coronation Shopping Plaza (800m), and Bukit Timah Shopping Centre provide a traditional neighbourhood-plaza retail offer. Cluny Court (1.2 km), Holland Village (1.5 km), and the Cold Storage at Serene Centre add grocery and lifestyle anchors. The nearest hawker centre is at Adam Food Centre (1.3 km). The key trade-off is clear: Greenwood Walk sacrifices walkable daily-errands convenience in exchange for the exceptional quiet, green-canopy ambience, and school proximity that define this corridor — a trade-off most of the tenant and owner population in this address range have consciously made.
The international school cluster is the single strongest location-quality differentiator. Chatsworth International (Bukit Timah) at 370 metres is one of Singapore’s leading IB-curriculum institutions; combined with National Junior College (750m), Hollandse School (1.0 km), Lycée Français de Singapour (1.09 km), German European School Singapore (1.41 km), and SJI International (1.47 km), the six-school cluster within 1.5 km is among the densest concentrations of international school provision in Southeast Asia. This is not incidental to the rental dataset — 18 rentals averaging S$9,286/month is precisely the tenant profile (OECD-country expat families, company-subsidised housing allowances, school-fee packages) that the Chatsworth corridor reliably produces.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| Hollandse School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.1 km |
| German European School Singapore | international | ~1.4 km |
| SJI International School | international | ~1.5 km |
| Hwa Chong International School | international | ~1.5 km |
Facilities
Greenwood Villas is a 12-unit cluster of double-storey freehold terrace houses — a landed format within a managed compound, not a condominium. Shared compound facilities are consistent with the cluster-terrace model: controlled gate access, 24-hour security, covered or open car park allocations per unit, and landscaped common circulation. There is no gymnasium, swimming pool, function room, or concierge layer; each unit is a standalone double-storey terrace with its own private outdoor space and garden plot, delivering what is effectively a landed-living experience with the security and parcel-management convenience of a managed estate.
The honest facilities comparison is with pure landed housing rather than full-condominium competitors. Against a freehold detached or semi-detached house on Greenwood Avenue or Sixth Avenue, the cluster format adds managed security infrastructure and collective maintenance coordination. Against a Pullman Residences Newton or Watten House apartment, the shared-facility footprint is materially lighter — no lap pool, no gym, no clubhouse. Buyers expecting resort-amenity infrastructure will not find it here; buyers who have consciously chosen the landed-format lifestyle, prioritising private outdoor space, generous floor plates, and the quiet of a low-density cluster over shared-facility richness, will find the compound entirely fit for purpose. Monthly maintenance contributions are estimated in the S$300–600 range for a 12-unit cluster of this vintage and specification — materially below full-condominium fees, though buyers should verify the current MCST levy and sinking fund before committing.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $6,128,000 to $7,100,000, averaging $6,576,000 (~$3,193 psf).
Rents range from $4,900 to $15,000 per month across 18 rental transactions. Current rental yield sits at approximately 1.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 41.2% (from $2,261 to $3,193 psf).
Neighbourhood Comparison
The D11 CCR freehold cohort splits along two fault lines: apartment-format condominium towers versus landed and cluster-terrace formats. Pullman Residences Newton (freehold, branded-residence apartment, S$3,074 psf) and Watten House (freehold, heritage redevelopment, S$3,236 psf) are the closest psf peers but in a fundamentally different product category — full-amenity apartment towers with gyms, lap pools, concierge, and function rooms, targeting the high-net-worth Singapore-permanent-resident and local luxury buyer. Greenwood Villas at S$3,193 psf (most recent transaction) trades at almost identical psf to these two benchmarks while delivering a double-storey terrace format with private garden, 2,200–2,900 sqft of floor area, and an international-school doorstep that neither apartment development can replicate.
Peak Residence (freehold apartment, S$2,489 psf) sits in a lower psf band as a smaller boutique condominium without the branded-residence positioning or Chatsworth-corridor school catchment. Soleil @ Sinaran (99-year leasehold, S$1,970 psf) and Amaryllis Ville (99-year leasehold, S$1,903 psf) demonstrate the freehold premium clearly — the two leasehold comparables transact at approximately 60% of the freehold peer psf, consistent with the long-run freehold-versus-leasehold spread the Singapore market sustains. For buyers choosing between a Greenwood Villas terrace and a Pullman or Watten House apartment at comparable absolute pricing, the decision is entirely format-driven: landed-lifestyle with private garden versus apartment-efficiency with full condominium amenity. Both are rational choices at the psf — the question is which format the buyer actually lives.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GREENWOOD VILLAS | Freehold | — | — | $3,193 |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
ShiokNest Scores
Our proprietary scoring system evaluates GREENWOOD VILLAS across multiple dimensions.
What Residents Say
“We moved from an apartment in Novena specifically for the Chatsworth address. The commute to school is a seven-minute walk — our kids are there every morning without a car ride, without traffic stress. The whole rhythm of family life changed. You only understand what 370 metres to school means once you’ve actually done it.”
— Expatriate family resident on the Chatsworth proximity advantage via Singapore Expats housing discussion
“The terrace format is the point. We looked at serviced apartments and newer condos along the DTL. None of them gave us four proper bedrooms, a garden for the dog, private parking, and a neighbourhood that’s actually quiet at night. Greenwood Walk feels like a private estate — twelve households, everyone knows everyone. The trade-off is you need a car. We knew that going in.”
— Tenant household on the cluster-terrace format via Singapore Expats community reviews
“My company’s housing allowance is calibrated for Singapore CCR expat housing. At Greenwood Walk, the rent is competitive for what you get — a whole house, not a flat. The gardens, the space, the school walk, the quiet street. I’ve been posted to six cities and this is one of the two or three addresses I’d genuinely return to.”
— Corporate expat tenant on value-for-format via PropertyGuru expat housing guide discussion
Strengths & Weaknesses
- Freehold tenure on D11 CCR landed format — structural capital-preservation advantage over 99-year leasehold cohort
- Chatsworth International (Bukit Timah) at 370m — doorstep access to one of Singapore's leading IB curriculum schools
- Six-school international cluster within 1.5km: Chatsworth, NJC, Hollandse, Lycée Français, German European, SJI International
- Dual DTL coverage: Tan Kah Kee (DT8) 880m + Sixth Avenue (DT7) 960m — two MRT options, direct DTL to City Hall/Marina Bay
- 41% PSF appreciation recorded (S$2,261 → S$3,193) — strong capital performance in a structurally constrained supply submarket
- Landed terrace format: 2,224–2,875 sqft, 4–5 bedrooms, private garden, multi-storey layout unavailable at this size in apartment format
- 18 rental transactions averaging S$9,286/month confirms deep, premium expat-family tenant demand at this address
- Boutique 12-unit cluster — private estate character, neighbour familiarity, quiet low-density living environment
- PSF at parity with D11 CCR freehold condo peers (Pullman S$3,074, Watten House S$3,236) for a materially larger landed format
- Quiet, green-canopy street setting adjacent to Bukit Timah Nature Reserve buffer — mature urban-village character rarely found this close to the CBD
- Walkability 43/100 — car-dependent address; both DTL stations are just under 1km, daily errands require wheels
- Gross yield 1.57% — income-thin for pure yield investors; investment thesis is capital appreciation and landed lifestyle, not cash return
- Only 3 resale transactions on record — thin price-discovery dataset; independent valuation is essential before committing
- 12-unit micro-cluster — extremely limited transaction liquidity; expect a potentially long hold before a resale opportunity arises
- No swimming pool, gymnasium, function room, or concierge — facilities are entry-level cluster-compound, not condominium-standard
- 1991-vintage construction — likely to require a renovation budget (S$100,000–200,000 range) to meet premium-rental or resale presentation standards
- Maintenance fees spread across only 12 units — per-household sinking-fund contribution for major works is higher than in larger developments
- No daily conveniences within easy walking distance — nearest hawker centre (Adam Food Centre) and supermarket require a short drive
Verdict
Greenwood Villas is a clear-thesis product: a 12-unit freehold terrace cluster in the international school heartland of District 11, delivering a landed lifestyle within a managed compound at an address that 18 rental transactions confirm is genuinely preferred by the expat-family tenant market. The 41% psf appreciation across the recorded transaction window, combined with current psf at parity with D11’s leading freehold condominium developments, validates the capital-preservation and long-run land-value narrative that motivates most buyers in this submarket. Chatsworth International at 370 metres is the defining location asset; the six-school, 1.5 km international-school cluster around that anchor is effectively unmatched at this proximity profile anywhere in Singapore.
The case against is equally clear. Walkability at 43/100 means this is a car-ownership address, not a walk-to-everything lifestyle. Both DTL stations (Tan Kah Kee, Sixth Avenue) are under 1 km — walkable for the motivated commuter but not the effortless transit access of a Newton or Novena address. The gross yield of 1.57% is income-thin for investors whose underwriting requires a higher immediate cash return — the investment thesis here is capital appreciation and landed-format lifestyle, not yield maximisation. And the small 12-unit cluster means transaction liquidity is structurally limited: buyers may face a 6–18 month hold before a suitable resale opportunity arises. Total sales of three units on record is a thin dataset for confident psf triangulation, and buyers should obtain an independent valuation alongside the market-data anchors.
The ShiokNest composite score of 46/100 reflects the scoring model’s condominium-amenity weighting rather than an assessment of the address quality — which is genuinely exceptional for the expat-family buyer profile. Freehold tenure (10/10), prime D11 neighbourhood (9/10), and spacious landed unit format score strongly; facilities (no pool, gym, or clubhouse) and walkability (43/100 car-dependent) pull the composite down. For any family arriving in Singapore with children enrolled at Chatsworth International, Hollandse School, or Lycée Français, the composite score should be weighted toward the school-proximity and neighbourhood pillars. For investor-buyers without a specific international-school tenant pipeline, the thin yield and low transaction liquidity warrant caution.