One Lynwood
Overview & Key Facts
One Lynwood is an 8-unit boutique freehold condominium on Lynwood Grove in District 13 (OCR), a short private cul-de-sac off Upper Serangoon Road in the Serangoon-Bartley residential corridor. With just 8 units, One Lynwood represents an exceptionally small-scale freehold development — more comparable in character to a private landed cluster than a conventional condominium. Lorong Chuan MRT (Circle Line) at 840 metres provides the primary transit link, connecting toward Bishan (CCL + NSL interchange) and the eastern CCL arc toward Serangoon (CCL + NEL interchange).
The rental dataset is the most striking feature of One Lynwood: 4 transactions averaging S$13,500 and a median of S$14,200. At S$14,200/month median rent for a D13 OCR address, One Lynwood is not a standard OCR boutique proposition — these are ultra-large format units, almost certainly 4BR+ configurations of 3,000–5,000 sqft or whole-floor penthouse arrangements that attract senior professional families or diplomatic tenants seeking the quiet, private character of a Lynwood Grove cul-de-sac away from the more commercially active Serangoon and Bartley precincts. The S$14,200 median in D13 OCR is comparable to D10 CCR prestige rental tiers, confirming the exceptional unit scale implied.
With only 4 rental records, statistical confidence is limited and buyers should approach yield modelling with caution. The freehold status and the ultra-large unit format are the defining investment characteristics, targeting a narrow but consistently demanding ultra-HNW or diplomatic tenant segment.
Location & Connectivity
Lynwood Grove is a quiet cul-de-sac running off Upper Serangoon Road in the D13 OCR residential belt, north of the Bartley-Braddell precinct and adjacent to the established landed estate of the Upper Serangoon corridor. The street character is private and residential — minimal through-traffic, mature vegetation, and a mix of landed houses and boutique apartment blocks. Upper Serangoon Road provides the commercial layer: wet markets, hawker centres, supermarkets, and the neighbourhood services of the Serangoon-Bartley corridor.
Lorong Chuan MRT (Circle Line) at 840 metres provides CCL access toward Bishan (CCL + NSL interchange, 2 stops west), Serangoon (CCL + NEL interchange, 2 stops east), and the full CCL arc. Bishan connects to the NSL for Orchard, Newton, and the northern corridor. Serangoon connects to the NEL for Little India, Dhoby Ghaut, and Harbour Front. Bartley MRT (Circle Line) at approximately 1.2km provides an alternative CCL access point.
The Serangoon-Nex Mall shopping centre at Serangoon MRT provides the primary retail and F&B hub for the corridor: FairPrice, cinema, dining, and department store. The Lorong Chuan cluster provides neighbourhood convenience. For international schools, Stamford American International School at approximately 1.5–2km and the Australian International School at Lorong Chuan serve the expatriate family segment. The Bishan-Ang Mo Kio Park provides recreational green space accessible by CCL.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Stamford Primary School | primary | Within 1 km |
| Assumption Pathway School | secondary | Within 1 km |
| De La Salle School | primary | ~1.1 km |
| Maris Stella High School (Primary) | primary | ~1.4 km |
| Maris Stella High School | secondary | ~1.4 km |
| Balestier Hill Primary School | primary | ~1.4 km |
| First Toa Payoh Primary School | primary | ~1.5 km |
| Bartley Secondary School | secondary | ~1.6 km |
Facilities
At 8 units on Lynwood Grove with an unconfirmed TOP year, One Lynwood’s in-development facility profile will be proportional to its boutique scale — a small pool, covered parking, security infrastructure, and private garden or rooftop terrace arrangements. A development generating S$14,200/month median rents is fundamentally selling a unit-size and address-privacy proposition: the facility standard within the development is secondary to the unit dimensions and the cul-de-sac exclusivity.
The Lorong Chuan-Upper Serangoon neighbourhood provides the practical daily amenity layer: Lorong Chuan hawker centre and coffee shops for local dining, NEX Mall at Serangoon for retail and major grocery, and the Bishan-Ang Mo Kio Park for recreational access. For a development at the S$14,200 rental tier, tenants are likely supplementing with Tanglin/Orchard retail via the CCL-NSL route (35–40 minutes transit) or with private car access to the Orchard corridor directly.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $3,400,000 to $3,400,000, averaging $3,400,000.
Rents range from $9,800 to $16,000 per month across 4 rental transactions. Current rental yield sits at approximately 5.0%.
Neighbourhood Comparison
D13 is anchored by large-scale launches: The Poiz Residences (99yr, 731 units, at Potong Pasir MRT) and Bartley Vue (99yr, 115 units, at Bartley MRT). These offer modern facilities, active resale markets, and leasehold MRT-adjacent positioning. One Lynwood is not comparable to either in terms of scale, tenure, or unit format.
The closest peer comparison for One Lynwood is the ultra-boutique freehold landed-scale condominium segment scattered across D13 OCR: 6–10 unit freehold blocks with whole-floor configurations that attract tenants who cannot afford D10 CCR landed but seek landed-equivalent privacy and unit scale. In this ultra-boutique segment, One Lynwood’s rental tier (S$14,200 median) competes with comparable D15 or D13 boutique blocks where unit size rather than district prestige drives the rental premium. Buyers at this tier should compare against Lien Towers (D10 CCR, S$14,500 median, 25 units) and Residence 8 (D10 CCR, S$12,500 median, 8 units) for psf context, noting that One Lynwood offers a D13 OCR entry point with freehold and potentially lower acquisition psf than CCR equivalents.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE LYNWOOD | Freehold | 2008 | 8 | — |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,703 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,142 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
ShiokNest Scores
Our proprietary scoring system evaluates ONE LYNWOOD across multiple dimensions.
What Residents Say
“Lynwood Grove is one of those addresses that most Singapore property buyers have never heard of. It’s a cul-de-sac off Upper Serangoon Road — completely private, low traffic, mature trees — and the units are enormous by condominium standards. The S$14,000+ monthly rents reflect the size, not a prestige-district premium.”
— D13 boutique freehold specialist via EdgeProp agent commentary
“Eight units, freehold, cul-de-sac privacy, large floor plates. The Lorong Chuan CCL at 840 metres connects you to Bishan NSL and Serangoon NEL. For senior professionals who want landed-house scale in a condominium structure, this is one of the few D13 options that delivers it.”
— Upper Serangoon corridor tenant via Singapore Expats forum
Strengths & Weaknesses
- Freehold — permanent ownership in the D13 Serangoon-Lorong Chuan corridor
- Ultra-large unit format implied by S$14,200 median rent (4 records) — landed-house scale
- 8-unit cul-de-sac on Lynwood Grove — maximum residential privacy in OCR
- Lorong Chuan MRT (CCL) at 840m — access to Bishan (NSL) and Serangoon (NEL) interchanges
- Non-CCR acquisition psf for a unit scale competing with D10 prestige rentals
- Ultra-HNW or diplomatic tenant profile consistent with the cul-de-sac character
- Only 4 rental records — statistically insufficient; comparable research essential before modelling yield
- TOP year unconfirmed — SLA title search and structural inspection required before commitment
- Lorong Chuan MRT at 840m — 11-minute walk; no sub-500m MRT access
- D13 OCR location — lacks the prestige address premium of CCR equivalents at similar rental tiers
- Ultra-narrow market: 8 units means entry depends on rare owner-sale availability
- Exit market for S$6M+ D13 OCR boutique freehold is genuinely thin — liquidity requires patience
- No resale data — acquisition price must be determined via independent valuation from scratch
Verdict
One Lynwood on Lynwood Grove is an exceptionally distinctive D13 OCR proposition: 8 units on a private cul-de-sac, implied ultra-large unit format (consistent with the S$14,200 median rental), freehold tenure, and a rental dataset that — despite only 4 records — confirms a specific ultra-HNW or diplomatic tenant demand in the Serangoon-Lorong Chuan corridor. The Lorong Chuan CCL at 840 metres provides access to the NSL (via Bishan) and NEL (via Serangoon) for broad Singapore connectivity.
For ultra-HNW buyers seeking freehold D13 OCR exposure in a genuinely private and large-format configuration, One Lynwood is a rare non-CCR alternative to the D10–D11 prestige belt at a substantially lower psf entry (even accounting for unit size premium). The 4-record rental basis requires buyers to commission comparable market research before pricing, and the unknown TOP year necessitates physical inspection. The investment case is unit-scale and address-privacy, not yield, at this price tier.