Landridge Condominium
Overview & Key Facts
Landridge Condominium occupies a secluded stretch of Pasir Panjang Road in District 5 — a quietly prestigious corridor that runs between the green hills of Kent Ridge and the working waterfront of Pasir Panjang Terminal. Developed by Landrich Development Pte Ltd and completed in 1993, it is a boutique freehold development of just 72 units, occupying low-rise blocks that feel more like a private residential estate than a typical condominium compound. At over three decades old, it represents a generation of Singapore private housing built before the relentless density of the post-2000 era.
The development sits within comfortable reach of the National University of Singapore, one-north business park, and the Science Park cluster — a geography that has quietly appreciated in relevance as the Buona Vista and Rochester tech corridor has matured. Its buyer profile skews toward professionals in academia, research, and the life sciences sector, as well as those who value freehold permanence in a district where genuinely freehold stock at this price point is increasingly scarce.
With only 72 units, Landridge offers the privacy and low-traffic atmosphere that larger developments cannot replicate. The trade-off is an equally modest facilities profile — typical of its era and scale. For buyers prioritising quiet, tenure security, and proximity to one-north’s knowledge economy over resort-style amenities and MRT doorstep access, this is a niche but compelling proposition.
Location & Connectivity
Landridge Condominium is positioned on Pasir Panjang Road, placing it within 0.57 km of Pasir Panjang MRT and 0.67 km of Haw Par Villa MRT — both on the Circle Line. In practical terms this is a walkable distance for a motivated commuter, though the route involves navigating a stretch of Pasir Panjang Road that lacks fully sheltered pavement in places. Residents report that the walk is manageable in the morning but less appealing in midday heat or rain. From either station, the Circle Line connects directly to Buona Vista interchange (one stop from Haw Par Villa), from which the East-West Line fans out to the CBD and Changi Airport.
For drivers, the AYE (Ayer Rajah Expressway) on-ramp at Pasir Panjang Road is less than five minutes away, giving good access to the CBD (roughly 15 minutes off-peak), Jurong East (10 minutes), and Orchard Road (18 minutes via Farrer Road). The Science Park Drive entrance off the AYE also makes Landridge particularly convenient for professionals working at Science Park I, Science Park II, and the Mediapolis campus. The AYE serves as the district’s expressway backbone, though east-facing units do receive low-frequency traffic noise during peak hours.
Everyday amenities are more spread out than in mature HDB towns. The nearest supermarket is a Cold Storage at Clementi Mall (approximately 3 km away) or a FairPrice at Pasir Panjang Food Centre, which doubles as one of the better hawker options in the area. West Coast Plaza and Vivo City are both accessible within 10–15 minutes by car. The Pasir Panjang Park Connector, which runs along the waterfront toward Labrador Nature Reserve, is accessible within a short drive and is a favourite among cyclists and joggers in the district.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.4 km |
| Alexandra Primary School | primary | ~2.0 km |
Facilities
At 72 units, Landridge Condominium operates with a facilities profile commensurate with its scale — a swimming pool, a small gymnasium, and landscaped garden areas constitute the core offering. There is no tennis court, no function room of note, and no clubhouse. This is entirely characteristic of boutique freehold developments from the early 1990s, when buyers and developers alike prioritised land tenure and unit size over amenity breadth. Maintenance fees are correspondingly modest, which some long-term residents regard as a genuine financial advantage over larger developments where extensive facilities drive up MCST levies year on year.
“Facilities are basic but the pool area is well maintained and never crowded — you can always get a lane to yourself. The small gym could use newer equipment, but honestly I’m here for the quiet, not the amenities.”
— Owner review via PropertyGuru, 2024
The landscaped grounds benefit from the development’s low plot ratio — with only 72 units on the site, greenery and open space feel generous relative to the resident population. Booking conflicts are virtually non-existent, and the compound maintains the unhurried atmosphere of a private landed enclave. Buyers upgrading from a larger development with sprawling facilities should recalibrate expectations accordingly; buyers coming from a landed home or an EC with modest amenities will find the transition natural.
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $2,170,000 to $3,150,000, averaging $2,671,250 (~$1,721 psf).
Rents range from $3,600 to $7,600 per month across 51 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 34.4% (from $1,281 to $1,721 psf).
Neighbourhood Comparison
Against its most direct D5 competitors, Landridge Condominium occupies a distinct niche. Normanton Park (S$1,866 psf, 99-year leasehold from 2019, 1,840 units) offers superior facilities, a much larger resident community, and a long remaining lease, but buyers sacrifice freehold permanence and accept a significantly denser environment. Parc Clematis (S$1,885 psf, 99-year from 2019, 1,450 units) similarly trades tenure for scale and amenities. Both are meaningfully more expensive on a psf basis than Landridge while being leasehold — an unusual inversion that reflects the premium buyers are willing to pay for newer builds, newer leases, and larger facility suites.
Elta (S$2,557 psf, 99-year from 2024, 501 units) and Faber Residence (S$2,156 psf, 99-year from 2025, 399 units) are newer launches that command a 25–49% PSF premium over Landridge while offering only leasehold tenure. For buyers who value long-term freehold ownership and can tolerate older finishes, Landridge represents the more rational capital allocation. For buyers who prioritise show-flat finishes, full resort amenities, and fresh lease peace of mind, the new launches deliver on those priorities — at a price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LANDRIDGE CONDOMINIUM | Freehold | 1993 | 72 | $1,721 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,832 |
| 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 | $2,557 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,156 |
ShiokNest Scores
Our proprietary scoring system evaluates LANDRIDGE CONDOMINIUM across multiple dimensions.
What Residents Say
“We’ve been here seven years and have no intention of leaving. The units are huge by Singapore standards, the neighbours are mostly long-term owners, and it’s genuinely quiet. The facilities are minimal, but we use the pool every weekend. Freehold in this location at this price is hard to replicate.”
— Owner review via PropertyGuru, 2025
“Very peaceful environment, great for families. But you absolutely need a car — taxis and Grab are inconsistent in this part of Pasir Panjang, and walking to the MRT in the afternoon heat is not comfortable. The renovation we did was expensive but the floor area made it worthwhile.”
— Resident review via EdgeProp, 2024
“NUS and Science Park are literally around the corner. For academics and researchers this is probably the best-located freehold condo in the area. Older building, yes, but character and space more than compensate. Management is responsive and maintenance fees are not punishing.”
— Tenant review via 99.co, 2024
The resident sentiment pattern is consistent across platforms: owners appreciate the quiet atmosphere, generous space, and tenure security, while acknowledging that the development demands car ownership and carries dated interiors. Complaints are few and low-severity — a reflection of the homogeneous, stable owner-occupier community rather than any governance shortfall. No significant MCST controversies appear in public records for recent years.
Strengths & Weaknesses
- Freehold tenure — permanent ownership in a district with dwindling freehold supply
- Strong PSF appreciation: $1,281 → $1,721 psf over four years (+34%)
- Boutique 72-unit scale — no lift overcrowding, quiet pool, low-conflict MCST
- Generous unit sizes typical of early-1990s construction — 2BR well above 1,000 sqft
- Low maintenance fees relative to amenity-heavy developments of similar size
- Under 600m to Pasir Panjang MRT and Haw Par Villa MRT (Circle Line)
- Buona Vista interchange (CCL + EWL) reachable in two stops from Haw Par Villa
- 5-minute drive to Science Park I, Science Park II, and Mediapolis campus
- Priced 25–49% below newer D5 leasehold launches on psf basis
- En-bloc score 61/100 — boutique freehold profile attractive for collective sale
- Walkability score 37/100 — car or Grab strongly recommended for daily errands
- Facilities are minimal — pool and small gym only, no tennis court or clubhouse
- Units are 30+ years old and require substantial renovation investment
- Gross yield 2.28% — not a yield play; better suited to capital appreciation strategy
- AYE traffic noise audible from east-facing units during peak hours
- Nearest supermarket requires a drive — no walkable wet market or major mall
- Limited public bus connectivity compared to developments closer to Clementi or NUS
- Rental pool narrower than larger, newer developments — skews to NUS/Science Park professionals
- Low unit count reduces liquidity compared to estates with hundreds of comparable units
Verdict
Landridge Condominium is a development that rewards buyers who understand what they are actually buying: freehold land in a knowledge-economy corridor at a PSF that still sits meaningfully below newer launches in the same district. At around S$1,721 psf on recent transactions, it is cheaper than Elta (S$2,557 psf, 99-year leasehold from 2024) and Faber Residence (S$2,156 psf, 99-year leasehold from 2025) — both launched nearby within the last two years. The PSF gap is substantial, and Landridge buyers are acquiring freehold title while those in new launches are paying a premium for fresh leases on land that reverts to the state in 99 years.
The four-year appreciation trajectory — from S$1,281 to S$1,721 psf between 2022 and 2025 — suggests that the market is beginning to recognise the value gap between old freehold and new leasehold in D5. A gross yield of 2.28% is modest and reflects the development’s primarily owner-occupier character rather than yield-optimised investor appeal. Rental demand exists, particularly from NUS faculty, research professionals, and expatriates attached to Science Park, but tenants seeking a newer fit-out may prefer more recent inventory. The investment case rests primarily on capital preservation and eventual en-bloc optionality — the development scores 61/100 on en-bloc indicators, reflecting its boutique scale, freehold tenure, and district desirability.
For the right buyer — a professional working in the one-north/Science Park cluster, a family seeking a genuinely freehold asset without paying the CCR premium, or a long-horizon investor who believes D5 freehold is undervalued relative to the knowledge-economy transformation underway in the corridor — Landridge Condominium makes a coherent case. The walkability score of 37/100 is a genuine limitation for car-free households. But for those with transport sorted, this is one of the more interesting quiet corners of District 5.