Limau Grove
Overview & Key Facts
Limau Grove is a small freehold strata landed development tucked along the road of the same name in District 16’s Bedok enclave. Completed around 1989, the estate comprises 27 double-storey terrace houses and semi-detached units, each spanning approximately 2,800 sq ft of built-up space across four bedrooms. The name “Limau” derives from the Malay word for lime or citrus fruit — a fitting nod to the leafy, low-rise neighbourhood character that has defined this pocket of the Upper East Coast for decades.
For buyers seeking landed living without the seven-figure land-acquisition price tag of a full detached house, Limau Grove occupies an interesting niche. The strata structure means external maintenance is covered by the MCST, yet residents enjoy the space, privacy, and ground-floor access typical of landed homes. Transaction volumes are thin by design: only one resale sale has been recorded on URA caveats in the past 36 months, at S$4,880,000 (S$946 psf), which reflects the scarcity of sellers rather than a lack of demand.
The development sits within easy reach of East Coast Park, Tanah Merah MRT (East-West Line), and a dense cluster of well-regarded primary schools. Its freehold tenure, generous floor plates, and low-density character make it an asset-preservation choice — but prospective buyers should note the strata landed classification, which carries additional ownership rules for non-Singaporean buyers.
Location & Connectivity
Limau Grove sits in the quiet residential belt between New Upper Changi Road and East Coast Road, a part of District 16 that most Singaporeans describe as unpretentious and genuinely liveable. The surrounding streetscape is a mix of private landed clusters, low-rise HDB blocks, and neighbourhood shops — the kind of area where amenities are practical rather than flashy. East Coast Park, Singapore’s largest outdoor recreational corridor, is reachable in under ten minutes by bicycle or a short drive, making it a genuine weekend amenity for residents.
For daily errands, the New Upper Changi Road Market and Food Centre is the nearest hawker anchor, supplemented by a FairPrice and a Cold Storage at the nearby Eastwood Centre. Bedok Central — with its large MRT interchange, bus interchange, and Bedok Mall — is roughly 2.5 km north, accessible by car or a handful of bus routes from Bedok South Road. The East Coast Road strip, with its established F&B row ranging from seafood to Middle Eastern cuisine, is equally accessible and gives the neighbourhood a flavour that newer suburban towns struggle to replicate.
As of May 2026, the nearest open MRT station is Tanah Merah (EWL, EW4) at approximately 0.75 km — a 10–12 minute walk or a very short bus or car ride. Tanah Merah is a key interchange for eastern Singapore with direct services to Changi Airport and the Pasir Ris corridor.
Two new TEL (Thomson–East Coast Line) stations will significantly improve rail access but are not yet open:
- Sungei Bedok (TE31 / DT37) at ~0.27 km — an interchange between the TEL and Downtown Line. Once open, this will be the closest station and will provide one-seat rides to the CBD via either line. Target opening: 2H 2026 (TEL Stage 5).
- Bedok South (TE30) at ~0.81 km — also TEL Stage 5, same 2H 2026 target. Originally scheduled for 2024, then delayed to 2025, and now confirmed for 2H 2026.
Buyers who factor in the forthcoming Sungei Bedok interchange (0.27 km) are making a reasonable medium-term bet — but anyone requiring MRT access today must rely on Tanah Merah EWL at 0.75 km.
The school catchment is one of the strongest arguments for Limau Grove as a family home. Bedok View Secondary (0.26 km) is virtually next door, and four primary schools fall within 0.65 km — Bedok Green Primary (0.58 km), Fengshan Primary (0.59 km), Yu Neng Primary (0.64 km), and Ping Yi Secondary (0.73 km). For P1 registration purposes, a 1 km address radius that covers three primary schools is unusual even by the standards of school-dense eastern Singapore.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | secondary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Bedok South Secondary School | secondary | Within 1 km |
| Bedok North Secondary School | secondary | ~1.1 km |
| Opera Estate Primary School | primary | ~1.4 km |
Facilities
As a strata landed development, Limau Grove does not offer the resort-style amenity slate that buyers typically associate with private condominiums. There is no shared swimming pool, clubhouse, or gymnasium within the compound. What residents gain instead is a higher degree of privacy, ground-floor living, and individual garden or yard space — assets that no condo facility list can replicate. The MCST covers external maintenance, boundary walls, and shared driveway upkeep, which removes a meaningful burden compared to fully detached landed ownership.
For supplementary recreation, the proximity to East Coast Park (ECP) serves as the estate’s de facto amenity ground. The park offers cycling rentals, barbecue pavilions, inline skating paths, beaches, and a full F&B strip that effectively functions as an extended backyard for Upper East Coast residents. Multiple park connectors link the area into the island-wide cycling network, making active commuting a practical option.
“What Limau Grove lacks in condo-style facilities, it more than compensates for in space, privacy, and direct access to East Coast Park. For buyers prioritising family lifestyle over pool-and-gym amenities, that is a meaningful trade.”
— ShiokNest editorial assessment
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $4,880,000 to $4,880,000, averaging $4,880,000.
Rents range from $4,000 to $5,700 per month across 3 rental transactions. Current rental yield sits at approximately 1.4%.
Neighbourhood Comparison
Against its nearest leasehold condo comparables, Limau Grove’s S$946 psf freehold figure looks compelling on paper — but the comparison requires care. Sceneca Residence (S$2,084 psf, 99yr, TOP 2021) and The Glades (S$1,612 psf, 99yr, TOP 2013) are strata condominiums offering shared pools, gyms, and 24-hour security; they are fundamentally different product types. The Bayshore (S$1,231 psf, 99yr) is the most relevant value anchor in the sub-district. Buyers choosing between these options are really choosing a product category: condominium living with amenities and MRT proximity versus landed space, freehold certainty, and East Coast Park access. Neither is wrong — they serve different households.
Within the strata landed segment specifically, Limau Grove competes with nearby freehold terrace clusters along Limau Villas, Limau Terrace, and the broader Frankel Estate. Prices in these clusters range from S$800 to S$1,100 psf depending on size, orientation, and renovation condition. Limau Grove’s 1989 vintage means buyers should budget for full renovation — kitchens, bathrooms, flooring, and potentially electrical — before moving in. A realistic all-in cost of S$5.5–6M for a turn-key unit is a reasonable expectation at current market prices.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIMAU GROVE | Freehold | — | — | — |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates LIMAU GROVE across multiple dimensions.
What Residents Say
“We specifically wanted freehold strata landed because we did not want to maintain a full detached house on our own. Limau Grove struck the right balance — MCST handles the external, we handle the interior. School options nearby were also a big factor.”
— Owner-occupier, shared via agent feedback
“East Coast Park is basically our backyard. Cycling on weekends, barbecue evenings, the kids cycle to school on park connector days. We did not realise how much we would use it until we moved in.”
— Resident, Upper East Coast enclave
“Quiet road, low traffic, good neighbours. The area has a kampung feel despite being very close to Tanah Merah MRT. Once Sungei Bedok opens it will be exceptionally well connected for a landed property.”
— Resident, Limau Grove enclave
Strengths & Weaknesses
- Freehold tenure — zero lease decay, strong multi-generational asset
- Strata landed format — MCST handles external maintenance
- ~2,800 sqft built-up per unit — significantly more space than any same-price condo
- Sungei Bedok TEL/DTL interchange at 0.27 km — best-in-class rail access once open (2H 2026)
- Five-school cluster within 0.75 km — excellent P1 balloting positioning
- Direct access to East Coast Park cycling and coastal amenity strip
- Low-density enclave (27 units) — minimal noise and communal friction
- Private garden and yard space — rare at this price point
- Tanah Merah EWL (EW4) at 0.75 km — airport and Pasir Ris corridor accessible now
- Quiet residential road — negligible through-traffic
- Strata landed — Singapore Citizens only without SLA LDAU approval (PRs and foreigners restricted)
- No shared facilities — no pool, gym, or clubhouse within compound
- Thin liquidity — 27 units means long exit timelines in a weak market
- Sungei Bedok TEL/DTL not yet open — current rail access is Tanah Merah EWL at 0.75 km
- 1989 vintage — full renovation required; add S$500K–$800K to total acquisition cost
- Gross yield ~1.35% from thin rental data — poor income property for leveraged buyers
- ShiokNest score 23/100 reflects limited transaction history skewing analytics
- Limited resale price discovery — 1 sale caveat in recent data makes accurate valuation difficult
- No public transport stop immediately at gate — relies on short bus/drive to Tanah Merah
Verdict
Limau Grove makes the most sense for owner-occupiers: Singapore Citizen families seeking freehold strata landed living in a quiet, school-rich, park-proximate neighbourhood without the seven-figure price tag of full detached ownership. At S$946 psf on 2,800 sq ft of built-up area, it offers a cost-per-liveable-square-foot that condominiums in the same district simply cannot match. The freehold tenure removes lease decay anxiety entirely, and the proximity to Sungei Bedok TEL/DTL interchange — once it opens in 2H 2026 at 0.27 km — will represent a meaningful connectivity upgrade over the current Tanah Merah baseline.
The compelling comparison case is against leasehold condominiums like Sceneca Residence (S$2,084 psf, 99yr, 2021) or The Glades (S$1,612 psf, 99yr, 2013). A buyer who can navigate the strata landed eligibility rules and is comfortable without a pool and gym is getting considerably more physical space, a freehold title, and arguably superior long-term asset quality for a fraction of the psf cost. The caveat — always with landed housing — is that the market is illiquid: with only 27 units, finding a buyer when you want to exit requires patience.
For investors, the maths are less compelling today. A 1.35% gross yield is below the cost of capital for most leveraged buyers. This is an asset to hold long-term, not to trade on rental income. Buyers who do not qualify under SLA LDAU rules, or who need daily MRT access before 2H 2026, should look elsewhere in the D16 corridor — but those who can tick both boxes will find Limau Grove a rare, quietly exceptional property.