Sherwood Condominium
Overview & Key Facts
Sherwood Condominium is a 116-unit freehold condominium at 169 Jalan Jurong Kechil in District 21, developed by Orchard Landmark Pte Ltd under the Far East Organization banner and completed in 1998. Comprising a single 8-storey block, Sherwood Condominium is a characteristically mid-scale boutique development — the product of the late-1990s Singapore residential market, when freehold land in the Bukit Timah corridor was still available to developers at scale and smaller developments of 100–150 units were a common format for neighbourhood condominiums.
The freehold tenure is the headline investment attribute. In District 21 — one of Singapore’s most consistently in-demand residential corridors, anchored by the Bukit Timah nature belt and the Upper Bukit Timah “education corridor” — freehold land commands a durable premium over leasehold alternatives. At approximately 27 years of age, Sherwood Condominium is entering the mid-life phase of the Singapore condominium lifecycle: old enough to trade at a PSF discount to newer launches, but with freehold tenure ensuring that no lease-decay clock constrains its long-term capital story. Recent transactions have averaged approximately $1,398 PSF in the ShiokNest data, with market sources reporting a range of $1,459–$1,602 PSF in the most recent transaction period — a pricing tier that reflects both the vintage and the fundamental strength of a freehold D21 address.
With 116 units, Sherwood Condominium offers the community experience of a smaller development — better-known neighbours, quieter common areas, and a sense of residential intimacy that is increasingly rare as newer D21 launches trend toward larger 200–400 unit configurations. The trade-off is that the facilities programme is proportionate to the development’s scale and age: functional and well-maintained, but without the comprehensive amenity deck of a newer larger condominium. For residents who value freehold tenure, neighbourhood privacy, and proximity to Bukit Timah’s green corridor and educational institutions over luxury amenity, Sherwood Condominium presents a compelling value proposition in a perennially undersupplied freehold submarket.
The average rent of $3,152 per month implies a gross yield of approximately 2.5% at the current average PSF — modest by Singapore investment standards, but consistent with freehold D21 condominiums of comparable vintage where the investment case rests primarily on capital preservation and appreciation rather than income return. The development’s location on Jalan Jurong Kechil — approximately 1.1 km from Beauty World MRT (DT5) and served by multiple bus routes — provides adequate public transport connectivity, though the approximately 15-minute walk to the MRT is the development’s primary accessibility limitation.
Location & Connectivity
Sherwood Condominium sits on Jalan Jurong Kechil, a quiet residential street that runs through the heart of District 21’s Upper Bukit Timah submarket. The address occupies a position in Singapore’s residential geography that is defined by three structural advantages: the Bukit Timah nature corridor to the east, the Upper Bukit Timah “education belt” along Bukit Timah Road, and the dual amenity nodes of Beauty World and Bukit Timah Plaza to the north and south. The neighbourhood character is quiet, low-density, and predominantly residential — a mature landed and condominium enclave that has sustained its desirability across multiple Singapore property cycles.
MRT connectivity is the location’s most discussed constraint. Beauty World MRT (DT5) on the Downtown Line is approximately 1.1 km away — a 13–15 minute walk in typical conditions, or a short bus or car ride. King Albert Park MRT (DT6), also on the Downtown Line, is approximately 750 m in the other direction — slightly closer, and accessible via Jalan Jurong Kechil itself. The Downtown Line from Beauty World provides direct access to Botanic Gardens, Stevens, Newton, Little India, Rochor, and the Bayfront/Marina Bay interchange in the city centre. The cross-island connectivity via the DTL makes the MRT useful despite the walk, though residents who commute daily by MRT will need to account for the 13–15 minute walk as a routine element of their commute.
The retail and dining catchment is anchored by the Beauty World cluster approximately 1 km north: Beauty World Plaza, Beauty World Centre (with a Giant supermarket), and Bukit Timah Shopping Centre offer a combined precinct of daily essentials, wet markets, restaurants, and specialty retail. The adjacent Bukit Timah Market and Food Centre (interim site at the junction of Jalan Jurong Kechil and Jalan Seh Chuan since October 2024) is within short walking distance from the development — a genuine walkable amenity for residents who value hawker food proximity. The confluence of wet market, food centre, and neighbourhood retail in the Beauty World cluster positions the Jalan Jurong Kechil address well for daily living despite its non-walkable MRT distance.
The education environment is one of the strongest in Singapore for any residential submarket. Within or proximate to the D21 corridor: Pei Hwa Presbyterian Primary School (within the 1 km primary school priority circle for some Jalan Jurong Kechil addresses), Bukit Timah Primary, Methodist Girls’ School, Nanyang Girls’ High, Hwa Chong Institution, and National Junior College are all accessible along Bukit Timah Road. International school options — Chatsworth International (Bukit Timah Campus), Hollandse School, Singapore Korean International School, Swiss School Singapore — are within reasonable driving distance in the Upper Bukit Timah corridor. For families with school-age children, the proximity to this concentration of elite schools is a structural locational advantage that underpins D21’s persistent residential demand.
The Bukit Timah nature corridor is a genuine lifestyle asset for this address. Bukit Timah Nature Reserve — Singapore’s primary tropical rainforest reserve and one of the highest concentrations of biodiversity in a built-up global city — is accessible within a short drive or a longer walk from Jalan Jurong Kechil. The Rail Corridor, Singapore’s linear green park along the former Keretapi Tanah Melayu (KTM) railway route, passes through the Bukit Timah corridor and provides a continuous green walking and cycling path. For residents who prioritise green living, this is a residential address where proximity to genuine primary rainforest is part of the daily environment rather than a weekend excursion.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.4 km |
| Bukit View Primary School | primary | ~1.6 km |
| Ngee Ann Polytechnic | tertiary | ~1.6 km |
| Henry Park Primary School | primary | ~1.9 km |
Facilities
Sherwood Condominium’s facilities are appropriate to a 116-unit boutique development completed in 1998: functional, well-maintained, and sufficient for everyday residential use, without the elaborate multi-zone amenity deck of contemporary large-scale developments. For residents who select Sherwood Condominium primarily for its freehold tenure, D21 location, and neighbourhood character — rather than for resort-style amenity — the facilities programme delivers what is needed without overbuilding.
The key facilities include a swimming pool with pool deck, a wading pool for children, a gymnasium, a jacuzzi, tennis courts, a BBQ area and pavilion, a clubhouse, a jogging track, a kids’ playground, a putting green (mini-golf range), and covered car parking. The 24-hour security and guard post reflect the development’s age and security philosophy — a staffed perimeter rather than the access-card-only systems more common in newer condominiums. The overall facilities footprint is modest but covers the functional categories that residents use most frequently: swimming, fitness, social BBQ, and children’s outdoor play.
The development’s 27-year age means that individual facilities and finishes reflect late-1990s Singapore condominium construction standards rather than the high-specification gym equipment, lap pool configurations, and smart-access management systems of contemporary launches. Buyers should conduct a site visit to assess the current maintenance condition of the facilities before committing, particularly for the gym equipment and pool finishes, as quality varies significantly between well-managed and poorly-maintained developments of this vintage. Reviews indicate that Sherwood Condominium has been well-maintained relative to its age, though some facilities will not match the contemporary standard available at newer developments at comparable PSF prices.
“Nice pool. Rooms have meager space for any kids activities or play. Kids can’t enjoy fully because of the size of rooms. Other than that it has complete condo facilities.”
— Resident review via SingaporeExpats
The putting green and jogging track are amenity differentiators that are not universal even in newer D21 developments: the putting green in particular caters to a specific resident demographic (golfers, retired professionals) that is well-represented in the Bukit Timah corridor’s resident population. The BBQ pavilion and clubhouse provide social facilities for resident gatherings that are proportionate to a 116-unit community — intimate rather than large-scale, which suits the development’s boutique character.
Unit Sizes & Layout
Sherwood Condominium’s 116 units are arranged across a single 8-storey block and offered in 2-bedroom and 3-bedroom configurations only — a unit mix that reflects the late-1990s Singapore market’s preferences and the development’s targeting of the mid-upper owner-occupier and family segment. There are no 1-bedroom or studio configurations, and no penthouses or 4-bedroom units: the product is deliberately sized for couples, small families, and tenants who need functional 2–3 bedroom layouts with practical living spaces.
Two-bedroom units range from approximately 872 to 958 sqft, with 2 bathrooms — a generous size by contemporary Singapore standards for a 2-bedroom configuration, reflecting the more spacious unit norms of late-1990s condominium construction before the industry trend toward compact layouts. Three-bedroom units range from approximately 1,130 to 1,292 sqft with up to 3 bathrooms, providing comfortable family-use floor areas in a size bracket that has become increasingly rare in newer District 21 launches where 3-bedroom units at comparable prices are often compressed to 900–1,000 sqft. The development has 30 distinct floor plan variants across these two bedroom tiers — a high plan-variant count for 116 units, indicating meaningful differentiation in layout configuration, orientation, and positioning within the block.
The design specification is that of a quality 1998 Singapore condominium: marble or tile flooring in living areas, solid timber or parquet in bedrooms (in original units), standard Singapore kitchen and bathroom fittings of the period. Units that have been renovated — and at 27 years, a meaningful proportion of Sherwood Condominium’s stock will have been renovated at least once — will carry updated kitchens, bathroom reconfigurations, and modern flooring. The standard of renovation varies significantly by seller, and buyers should specifically inspect individual unit condition rather than relying on development-level quality assumptions.
The 8-storey single-block configuration means that all units have good natural light and ventilation, and the low-rise footprint of the development ensures that upper-floor units are not overshadowed by adjacent towers. Views from upper floors across the landed housing and greenery of the Jalan Jurong Kechil neighbourhood provide a pleasant residential outlook rather than the urban density views common in taller developments. The overall unit proposition at Sherwood Condominium is value-for-size in a freehold D21 address: buyers who can accept the 1998 vintage and invest in renovation will find among the most space-efficient freehold 2-bedroom and 3-bedroom options available in the D21 submarket.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 18 | $1,383 | $1,265,827 |
| 3 BR | 11 | $1,429 | $1,667,444 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $1,000,000 to $1,850,000, averaging $1,418,165 (~$1,504 psf).
Rents range from $2,000 to $4,800 per month across 133 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 26.8% (from $1,157 to $1,467 psf).
Neighbourhood Comparison
The most directly comparable freehold development in the Jalan Jurong Kechil–Upper Bukit Timah corridor is Fifth Avenue Condominium on Fifth Avenue, a freehold development of similar vintage (1998) and comparable scale in the D21 submarket. Fifth Avenue Condominium trades at a modest PSF premium to Sherwood Condominium reflecting its slightly more central positioning relative to Beauty World and Bukit Timah Road, but the two developments are broadly comparable on a PSF basis and offer similar freehold D21 exposure at late-1990s condominium specifications. Buyers considering Sherwood Condominium should view Fifth Avenue Condominium, Cashew Heights, and similar freehold D21 boutique developments of the same era as direct alternatives rather than competing products.
At the newer end of the D21 spectrum, The Reserve Residences (Far East Organization, 99-year leasehold, integrated with Beauty World MRT, 850 units) represents the fully contemporary alternative: integrated MRT connectivity, a comprehensive modern amenity deck, new-build specification, but 99-year leasehold tenure and a materially higher PSF premium reflecting the integration advantage. Recent launches in the Beauty World corridor have priced at $2,100–$2,400 PSF — approximately 50–70% above Sherwood Condominium’s current PSF — for the benefit of MRT integration and new-build quality but at the cost of leasehold tenure and a much larger development scale that reduces the boutique community character. Buyers must weigh whether the leasehold-freehold differential at this PSF gap justifies the trade-off for their specific hold horizon and lifestyle priorities.
The Creek @ Bukit (freehold, 2016, approximately 130 units, Bukit Timah Road corridor) represents a more recent freehold alternative: newer specification and updated amenity deck, but a smaller land footprint, higher PSF, and a less established community compared to Sherwood Condominium’s 27-year resident history. For buyers who want freehold tenure but prefer a more contemporary development, the 2010s-era freehold boutique launches in D21 occupy a middle ground between the 1998 vintage of Sherwood Condominium and the leasehold MRT-integrated product of The Reserve Residences.
The investment comparison ultimately centres on the freehold premium. At $1,398 PSF (ShiokNest average) versus $2,200+ PSF for leasehold new-launch equivalents, Sherwood Condominium offers freehold D21 exposure at a significant PSF discount to the new-launch market. The caveat is the 27-year vintage: buyers who are not prepared to invest in renovation and accept the limitations of 1998 construction quality will find the gap less appealing than buyers who can unlock the value of the floor area through targeted renovation. For long-term holders who plan to hold through the next en-bloc cycle — D21 freehold sites have historically been attractive en-bloc candidates given land scarcity — the freehold tenure at the current PSF represents one of the more compelling entry points in the Bukit Timah corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SHERWOOD CONDOMINIUM | Freehold | 1998 | 116 | $1,504 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates SHERWOOD CONDOMINIUM across multiple dimensions.
What Residents Say
“We have lived here for eight years and have no intention of moving. The neighbourhood is quiet, the neighbours are friendly, and the freehold title gives us the security of knowing we are building long-term equity in one of Singapore’s most consistently strong residential districts. Beauty World is close enough for daily needs and the buses are regular.”
— Long-term owner-resident, via PropertyGuru
“The pool is well-maintained and rarely crowded — that alone is worth a lot. In my previous condo at 350 units, the pool was packed every weekend. Here with 116 units it feels like your own. The gym is dated but functional. Overall very liveable for the price.”
— Resident review via SingaporeExpats
“My children are enrolled at Pei Hwa Presbyterian Primary and the school is within our 1 km zone from Jalan Jurong Kechil. The Bukit Timah food centre interim at the junction is very convenient for dinner. The MRT walk is about 15 minutes but we have a car so it is not an issue. Very satisfied with the freehold status for long-term holding.”
— Owner-occupier comment via 99.co
“As a tenant the size of the 3-bedroom unit surprised me positively — 1,200 sqft with a proper dining room that actually fits a full table. My previous rented condo was a “3-bedroom” at 980 sqft where the bedrooms were tiny. Sherwood feels like a genuinely liveable family apartment, not a unit optimised for photography.”
— Tenant review via EdgeProp
The resident profile at Sherwood Condominium is predominantly long-hold Singaporean owner-occupiers and family tenants who value the freehold D21 address, the education belt proximity, and the Bukit Timah neighbourhood character over resort-style amenity or MRT-step connectivity. The 116-unit scale creates a close-knit community environment that many residents explicitly identify as a positive differentiator from larger developments. The tenant segment skews toward families and professional couples who require the practical 2-bedroom and 3-bedroom space norms of a 1998-vintage development — a segment that is underserved by the contemporary new-launch market’s compressed unit sizes.
Strengths & Weaknesses
- Freehold tenure in District 21 — permanent land ownership in Singapore’s most consistently strong residential corridor, with no lease-decay clock constraining long-term capital value
- Generous unit sizes by contemporary standards: 2-bedrooms at 872–958 sqft and 3-bedrooms at 1,130–1,292 sqft provide meaningful space-for-money versus current new-launch equivalents in D21
- Boutique 116-unit scale — shared facilities (pool, gym, tennis) are rarely congested; close-knit community character appreciated by long-term residents
- Bukit Timah education belt proximity: within catchment for Pei Hwa Presbyterian Primary; walking or short commuting distance to Nanyang Girls’ High, Hwa Chong Institution, National JC, Methodist Girls’ School
- Bukit Timah Nature Reserve and Rail Corridor accessible nearby — genuine green living in a city-fringe address with primary rainforest within reach
- Beauty World and Bukit Timah hawker food and retail cluster approximately 1 km away; Bukit Timah Market interim food centre at the junction of Jalan Jurong Kechil
- Well-maintained for its age according to multiple resident reviews; Far East Organization’s development track record provides confidence in construction quality
- PSF entry approximately 40–55% below leasehold new-launch equivalents in D21, providing freehold exposure with meaningful discount to new-launch leasehold competition
- En-bloc optionality: freehold D21 sites with 116 units on a landed-scale plot are structurally attractive en-bloc candidates in a land-scarce corridor
- MRT walk of approximately 1.1 km to Beauty World MRT (DT5) or 750 m to King Albert Park MRT (DT6) — the 13–15 minute walk is a genuine daily friction for residents commuting by public transport
- 27-year-old development (TOP 1998): facilities and unit finishes reflect 1998 construction standards; renovation investment required for most units to reach contemporary living standard
- Single 8-storey block with limited floor count constrains the view premium available from upper floors compared to taller contemporary developments
- Facilities are functional but dated — gym equipment, pool finish, and overall amenity presentation lag behind newer D21 developments at similar or higher PSF
- No 1-bedroom or 4-bedroom configurations — the 2BR and 3BR-only unit mix limits the development’s appeal to solo buyers, investors targeting 1BR rental yield, or large families needing 4+ bedrooms
- Gross yield of approximately 2.5% — modest income return characteristic of freehold D21 vintage developments; not suitable for yield-maximisation strategies
- Age-related maintenance risks: at 27 years, buyers should commission a thorough pre-purchase inspection for ageing infrastructure, waterproofing, and mechanical/electrical systems
Verdict
Sherwood Condominium’s investment and ownership proposition is fundamentally about what freehold tenure in District 21 is worth to a buyer in 2026. At approximately $1,398 PSF, Sherwood Condominium offers access to a freehold D21 address — in Singapore’s most consistent high-value residential corridor, within the Bukit Timah education belt, adjacent to the nature reserve, and close to the Beauty World amenity cluster — at a PSF that is 40–55% below the new-launch leasehold equivalents in the same submarket. For long-term holders who value tenure permanence, land scarcity premiums, and en-bloc optionality, this differential is the central argument for Sherwood Condominium over contemporary alternatives.
The 27-year vintage is the central limitation that drives the PSF discount, and buyers must go in clear-eyed about what this means in practice. The facilities are functional but dated. Individual units require renovation investment to bring to a contemporary living standard. The single-block layout and the 8-storey height limit the view premium available from upper floors. The MRT walk at 1.1 km to Beauty World (DT5) or approximately 750 m to King Albert Park (DT6) is a real commuting friction for residents who rely on public transport. These are genuine constraints that the PSF discount is compensating for, and buyers who need contemporary facilities, new-build specification, or MRT-step connectivity should look at The Reserve Residences or similar new launches rather than Sherwood Condominium.
Sherwood Condominium is the right answer for long-hold buyers who want freehold District 21 exposure at a material discount to the new-launch leasehold market — particularly families attracted by the education belt, nature corridor proximity, and boutique community scale, who are prepared to renovate the unit and accept the limitations of a 1998-vintage development in exchange for permanent tenure in one of Singapore’s most undersupplied freehold submarkets.
The gross yield of approximately 2.5% at the current average PSF and rent levels is modest but consistent with freehold D21 comparable developments, and the rental demand from families seeking spacious 3-bedroom units in the Bukit Timah education corridor provides a structurally supported tenant base. The unit sizing advantage — 2-bedrooms at 872–958 sqft and 3-bedrooms at 1,130–1,292 sqft versus contemporary new-launch equivalents at 100–200 sqft smaller — means that rental tenants who specifically need space will value Sherwood Condominium over comparably priced alternatives.
For the right buyer profile, Sherwood Condominium represents a sound long-term capital preservation vehicle in a perennially undersupplied freehold submarket. Far East Organization’s development track record and the development’s sustained maintenance history de-risk the vintage concern. The Beauty World precinct transformation underway — with URA plans for a greener urban village including expanded community facilities, an enhanced food centre, and improved pedestrian connectivity to the MRT — is a medium-term neighbourhood improvement tailwind that will progressively reduce the distance-to-MRT friction that is the development’s primary accessibility limitation. Buyers with a 10+ year hold horizon and a freehold conviction will find Sherwood Condominium a durable D21 entry point.