Lynnsville 331
Overview & Key Facts
Lynnsville 331 occupies a quiet stretch of Pasir Panjang Road in District 5, a tree-lined corridor that has long been the preserve of academics, researchers, and discerning families drawn to the green, unhurried character of Singapore's south-western coast. Completed in 2009 by Kim Leong Development Pte Ltd, this boutique cluster of just 19 freehold terrace units sits at the foot of the Southern Ridges, offering the privacy and space of landed living with the managed-facility convenience of a condominium. The development spans three storeys per unit with generous built-up areas of approximately 3,450–3,500 sq ft — a scale that stands in stark contrast to the shoebox apartments that dominated the same era.
The architecture is low-rise and understated, designed to harmonise with the lush residential street rather than impose a high-density footprint. Each home comes with two covered car park lots, private gardens, and direct access to shared facilities including a swimming pool, Jacuzzi, function room, clubhouse, tennis court, and 24-hour security. With only 19 units, the community is intimate by any measure — owners and tenants typically know their neighbours by name, and the shared spaces are rarely crowded. This boutique scale means maintenance fees cover real facilities without the cost dilution seen in larger estates, and governance decisions move at the pace of a neighbourhood committee rather than a corporate AGM.
The profile of buyers and tenants has always skewed toward the NUS and one-north ecosystem: senior academics, research directors at the Biopolis/Fusionopolis campuses, and expatriate families posted to Dulwich College Singapore or UWCSEA Dover. The surrounding area — bounded by Labrador Nature Reserve, Haw Par Villa, and the Southern Ridges hiking trail — suits residents who prize greenery and quietude over proximity to a megamall. Lynnsville 331 is not a development for every buyer, but for those whose lifestyle aligns with the Pasir Panjang corridor, it represents one of the last genuinely freehold, generously proportioned options at a PSF that looks anomalous on any current market comparison.
Location & Connectivity
Lynnsville 331 is positioned on Pasir Panjang Road between the Haw Par Villa precinct and Kent Ridge Park — an address that balances accessibility with an almost suburban sense of distance from the city's density. The nearest MRT is Haw Par Villa (CC25) on the Circle Line at approximately 0.88 km, reachable by a 10–12 minute walk through residential streets or a short drive. Kent Ridge (CC24) is 1.01 km in the other direction, giving residents two Circle Line options within a kilometre. The Circle Line connects directly to Harbourfront (2 stops), Buona Vista (2 stops), and one-north (3 stops) without transferring — a commute that most Biopolis and science park employees find genuinely comfortable.
By car, Pasir Panjang Road feeds directly onto the Ayer Rajah Expressway (AYE) at the West Coast Highway interchange, placing the CBD about 15 minutes away in off-peak conditions. The Alexandra corridor — with IKEA, Alexandra Retail Centre, and the food clusters along Queensway — is under 10 minutes. Vivocity and HarbourFront are roughly the same. What the address lacks in walkability (53/100 on the ShiokNest index) it partly recovers in ease of car-based access; a two-lot garage per unit means parking is never a negotiation. The Pasir Panjang Food Centre, one of Singapore's more underrated hawker institutions, is about 1.5 km east and well worth the detour.
The lifestyle context is defined by green infrastructure rather than retail density. The Southern Ridges hiking trail connects Labrador Nature Reserve to Kent Ridge Park and Mount Faber Park, all within walking distance of the development. The HortPark — a gardening park and lifestyle hub — is adjacent to the trail. Residents who run, cycle, or simply walk report that the morning and evening access to greenery is a daily quality-of-life benefit that is difficult to quantify in PSF terms but very real in practice. Labrador Nature Reserve's coastal trail and the Berlayar Creek park connector complete a leisure circuit that most Singapore addresses cannot offer.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | Within 1 km |
| Dulwich College (Singapore) | international | ~1.4 km |
| Kent Ridge Secondary School | secondary | ~1.8 km |
| Dover Court International School | international | ~1.9 km |
| United World College of South East Asia (Dover) | international | ~1.9 km |
Facilities
For 19 units, the facility offering at Lynnsville 331 is meaningfully above what boutique cluster developments typically provide. The swimming pool and Jacuzzi form the central amenity, flanked by a function room and clubhouse that residents use for everything from birthday gatherings to informal meetings. A full tennis court — a rarity in sub-20-unit developments — reflects the higher per-unit land allocation that freehold cluster housing affords. BBQ pits and a children's playground round out the outdoor offering. Because the resident base is small and the tenancy profile leans toward longer-stay families, facilities see gentler usage than in larger condominiums; booking conflicts are uncommon and the pool in particular is often privately occupied during weekday evenings.
The car park provision is a practical standout: two covered lots per unit, accessible at ground level from each home. This matters considerably for large households with multiple drivers, and it eliminates the single frustration that affects most Singapore condo living — the hunt for a parking space after 9 PM. Twenty-four-hour security provides access control at the gated entry, and the low unit count means guards are genuinely familiar with all residents and their vehicles, rather than managing a revolving door of strangers. Maintenance fees are commensurate with the facilities and the small community bearing the cost; prospective buyers should budget for this as part of the holding cost calculation.
“The pool is ours most evenings — I have never once had to wait. The tennis court books up occasionally on weekends but there are only so many of us. The security guard knows my kids by name. It’s the kind of condo where someone actually texts you if a parcel arrives.”— Long-term tenant, via PropertyGuru review, 2024
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,500,000 to $3,050,000, averaging $2,683,333 (~$1,001 psf).
Rents range from $4,900 to $7,800 per month across 8 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 20.3% (from $832 to $1,001 psf).
Neighbourhood Comparison
The most direct comparison points — Normanton Park at $1,866 PSF and Parc Clematis at $1,885 PSF, both on 99-year leasehold — underscore the freehold value proposition at Lynnsville 331. A buyer committing $2.5 million to Normanton Park receives a well-facilitated high-rise apartment of perhaps 1,300 sq ft on a depreciating lease; the same $2.5 million at Lynnsville 331 secures roughly 3,500 sq ft of freehold terrace house with private garden and double garage. The trade-off is liquidity and facility breadth — Normanton Park’s mega-development scale offers a large pool complex, gym, and multiple courts that a 19-unit cluster cannot match in variety. Elta at $2,557 PSF and Faber Residence at $2,156 PSF represent the new-launch and boutique freehold segment respectively; both are apartment products at meaningfully higher PSF with smaller unit sizes. Buyers who need apartment living or lifestyle-scale amenities should look at these alternatives, but those comfortable with the terrace house format — and willing to trade facility breadth for space, privacy, and freehold permanence — will find Lynnsville 331's pricing advantage compelling and the PSF gap difficult to rationally justify as sustainable.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LYNNSVILLE 331 | Freehold | 2009 | 19 | $1,001 |
| 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 LYNNSVILLE 331 across multiple dimensions.
What Residents Say
“We moved here from a condo in Queenstown for more space when our third child arrived. The difference is night and day — three storeys, our own garden, two car lots, and the kids can actually run inside. The proximity to NUS means most of our social circle is five minutes away, and the Southern Ridges is our weekend park. I’d never go back to an apartment of this value.”
— Owner-occupier, NUS faculty household, via PropertyGuru, 2025
“The MRT is a fifteen-minute walk in humidity, which I don't love on non-air-conditioned evenings. But I drive to one-north every day and it’s genuinely eight minutes. The house is enormous by Singapore standards, the pool is always free, and the security guard has memorised our parcel delivery schedule. For what we pay in rent versus size, nothing compares in D5.”
— Expatriate tenant, Fusionopolis research role, via EdgeProp review, 2024
“My concern before buying was resale — only 19 units means it can take time to find a buyer at the right price. But freehold land in this postcode at this PSF is not something you see twice. I bought with a 10-year view and the yield covers the holding cost in the meantime. The Southern Ridges access every morning is a genuine daily gift.”
— Investor-owner, Singapore citizen, via 99.co discussion, 2023
Strengths & Weaknesses
- Freehold tenure with no lease decay — generational asset in a supply-constrained postcode
- Very large units (~3,450 sq ft) at only $1,001 PSF — roughly 45–50% below leasehold peers
- $2.5M median price buys a full three-storey terrace house with private garden and double garage
- 3.31% gross yield on average rent of $6,488/month provides strong income during hold
- Two Circle Line MRT stations within 1 km (Haw Par Villa 0.88 km, Kent Ridge 1.01 km)
- Direct Circle Line access to one-north (Biopolis/Fusionopolis), Buona Vista, and HarbourFront
- Boutique 19-unit estate with tennis court, pool, Jacuzzi, clubhouse — never crowded
- Southern Ridges, Labrador Nature Reserve, and HortPark at the doorstep
- NUS, Dulwich College Singapore, and UWCSEA Dover within 2 km — strong academic rental demand
- AYE access for car-based commuters; CBD reachable in ~15 minutes off-peak
- Only 19 units means thin resale liquidity — exit may require 6–12 months to find a buyer
- Haw Par Villa MRT is 0.88 km (10–12 min walk) — not seamless in Singapore heat
- Walkability score 53/100 — car ownership strongly recommended for daily grocery runs
- Investment score 48/100 reflects limited capital appreciation data from thin transaction volume
- No neighbourhood mall within easy walk — nearest retail clusters (Alexandra, Vivocity) require driving
- Maintenance fees on a boutique estate with full facilities are proportionally higher per unit
- Three-storey format suits families; less appropriate for singles or couples who prefer single-level living
- AYE traffic noise may affect street-facing units on the lower floors during peak hours
Verdict
Lynnsville 331 occupies a genuine niche in the Singapore residential market: a freehold cluster terrace in a green, low-density precinct with Circle Line access to one-north, priced at a PSF that looks deeply discounted relative to every nearby leasehold apartment alternative. At $1,001 PSF against Normanton Park’s $1,866 and Parc Clematis’ $1,885 — both on 99-year leasehold terms — the arithmetic for any buyer with a 20+ year holding horizon is difficult to ignore. The 3.31% gross yield on an average rent of $6,488/month provides genuine income support while the long-term freehold optionality compounds in the background.
The honest limitations centre on the small transaction volume and the walkability constraint. With only 3 resale transactions in the trailing 12 months, price discovery is slow and exit liquidity requires patience. The 0.88 km walk to Haw Par Villa MRT is manageable but not seamless in Singapore’s heat; the address rewards residents who are comfortable driving or who work within the Pasir Panjang/one-north corridor rather than daily CBD commuters. The ShiokNest investment score of 48/100 reflects this liquidity constraint rather than a weakness in the underlying asset quality.
For the right buyer — an NUS faculty household, a Biopolis/Fusionopolis research director, an expatriate family at Dulwich or UWCSEA with a minimum 3-year posting, or a Singapore citizen investor looking for a freehold landholding near the Southern Ridges — Lynnsville 331 is a compelling and underexposed opportunity. The combination of freehold tenure, generous unit sizes, a rare tennis court, green surroundings, and a PSF that is roughly 45% below neighbouring leasehold launches makes the case clearly. It is not a liquid trading asset; it is a home or a generational holding in one of Singapore’s most distinctive residential pockets.