The Greenwood
Overview & Key Facts
The Greenwood is a freehold cluster housing development at 163–269 Greenwood Avenue in District 11, developed by Far East Organization and completed in 2011. With just 54 units comprising 3-storey cluster terrace and semi-detached houses, The Greenwood is among the most exclusive and low-density residential addresses in Singapore — a gated enclave of freehold strata landed homes set within one of Bukit Timah’s most distinguished residential streets.
The Greenwood occupies a genuinely unique position in the Singapore residential market: it is a freehold cluster housing development, delivering the privacy and spatial generosity of landed living alongside the shared condo-grade facilities of a managed development. Units are configured as 4-bedroom-plus cluster terrace and semi-detached houses of approximately 2,900–3,200 sqft of built-up area — a scale that explains the average rent of $10,398 per month and firmly differentiates The Greenwood from conventional condominium stock. At an average PSF of $1,865, the development is priced in line with the premium cluster housing segment, reflecting the freehold tenure, District 11 address, and the irreplaceable character of Greenwood Avenue as a residential and lifestyle street.
Far East Organization, Singapore’s largest private property developer, brings a track record of quality cluster and landed product to this development. The Greenwood was conceived as an enclave of private homes within a curated landscape — three cascading lap pools, hydro-spa facilities, a residents’ gym, and BBQ pavilions set within mature tropical planting — that replicates resort living within walking distance of Greenwood Avenue’s celebrated F&B corridor, the Singapore Botanic Gardens UNESCO World Heritage Site, and the green belt of Bukit Timah.
For buyers and tenants seeking the privacy and footprint of landed living, freehold tenure, a District 11 Bukit Timah address, and low-density enclave character — without the pure-landed requirement to own the full site and manage every aspect of property maintenance independently — The Greenwood represents a rare and tightly held residential product. The 54-unit scale and the exclusive Greenwood Avenue address mean that The Greenwood rarely transacts, and when it does, it commands buyer attention across the premium segment of Singapore’s residential market.
Location & Connectivity
Greenwood Avenue is not simply a residential street — it is one of Singapore’s most celebrated lifestyle addresses, a leafy Bukit Timah enclave that has evolved over three decades into a distinctive dining and residential destination. The Greenwood sits between Bukit Timah Road and Holland Road in District 11, positioned in the green corridor that runs from the Singapore Botanic Gardens through the Good Class Bungalow enclaves of Nassim, Dalvey, and Cluny, and into the Bukit Timah nature belt. The address is green, quiet, and conspicuously affluent — properties here share the street with some of Singapore’s finest Good Class Bungalows and institutional residences.
Greenwood Avenue itself is internationally recognised as one of Singapore’s most compelling neighbourhood dining destinations. Over 20 restaurants and cafes line the street and surrounding lanes — spanning Italian trattorias, Japanese dining rooms, seafood restaurants, artisan bakeries, wine bars, and modern fusion concepts. Greenwood Fish Market, Fratini La Trattoria, Rubato, and a constantly rotating cast of chef-driven independents have made this strip a destination for Singapore’s food community in a way that very few residential addresses in the city can claim. Residents of The Greenwood can walk to dinner on a globally recognised culinary street — a lifestyle dimension that cannot be replicated in more conventional suburban condominium settings.
MRT access is by the Downtown Line. Tan Kah Kee MRT (DT8) and Sixth Avenue MRT (DT7) are the nearest stations, each approximately 5–8 minutes by foot or a 2-minute drive. The Downtown Line provides direct connectivity to Botanic Gardens (DTL/CCL interchange), one-transfer access to the CBD via Buona Vista or Newton, and connections to the western corridor. The MRT access is useful for daily commutes, but the Greenwood Avenue residential demographic is strongly car-dependent — the landed and near-landed character of the address, the mature tree canopy, and the proximity to major expressways (PIE, BKE) mean that most residents drive, and the DTL is a secondary transport option rather than the primary mode.
Within a 10-minute drive: the Singapore Botanic Gardens (a UNESCO World Heritage Site and one of Singapore’s premier green lungs), Dempsey Hill (gallery restaurants, antique shops, wine cellars, and the Singapore Art Museum extension), Holland Village (MRT interchange, cafes, independent retailers, established expat lifestyle hub), Turf City (FairPrice Finest supermarket, restaurants, and family recreation), and the Bukit Timah Nature Reserve (one of the most biodiverse urban nature reserves in the world). For families, the address also places residents within catchment reach of several Singapore premier primary schools, and within a short drive of the international schools cluster along Bukit Timah Road.
Orchard Road is accessible in under 10 minutes by car via the CTE or Bukit Timah Road, placing The Greenwood within easy reach of Singapore’s premier retail and entertainment belt without the noise, density, and commercial energy of an Orchard-adjacent residential address. The Greenwood’s location is the D11 Bukit Timah sweet spot: green, quiet, socially connected, and with instant access to both neighbourhood dining and city retail.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| National Junior College | secondary | ~1.2 km |
| National Junior College | jc | ~1.2 km |
| Hollandse School | international | ~1.4 km |
| Lycee Francais de Singapour | international | ~1.4 km |
| SJI International School | international | ~1.6 km |
| Hwa Chong International School | international | ~1.7 km |
| Hwa Chong Institution | secondary | ~1.8 km |
Facilities
For a 54-unit development, The Greenwood offers a facilities programme that substantially exceeds what its scale might suggest. Far East Organization designed the shared amenity spaces as an integral part of the cluster living proposition — giving residents of these large private homes access to resort-grade leisure facilities that pure landed houses, even in the same street, cannot provide. The facilities are centred on water: three cascading lap pools form the centrepiece of the development, with the hydrotherapy programme extending to hydro massage jets, an aqua gym, spa seats, and spa beds — a spa-grade aquatic experience that is genuinely unusual for a small residential development in this price bracket.
Beyond the pools, the facilities include a residents’ gymnasium, a jacuzzi, massage pavilions, BBQ cabanas for private entertaining, and mature tropical landscaping throughout the development grounds. The low density of the development — 54 units sharing facilities that are sized for a development of this exclusive character — means that pool congestion and gym waitlists are essentially non-issues. At peak weekend hours, the pool and leisure areas are shared by far fewer households than any standard Singapore condominium complex, delivering a private-resort quality of access to shared amenity.
Each cluster unit also benefits from private spatial features typical of landed housing: multi-storey layouts across basement, ground, upper, and attic levels, private roof terraces in selected units, internal garage and basement access, and domestic helper accommodation within the unit footprint. This means the facilities equation at The Greenwood is not simply the shared pool and gym — it is the combination of expansive private internal space, direct ground-floor access, and access to resort-grade shared amenity, all within a gated and managed development with professional estate management.
The absence of ballrooms, tennis courts, or the full amenity deck of a large luxury condominium complex is consistent with the landed cluster housing product category, where the private residential space is the primary amenity and shared facilities are supplementary rather than central. Buyers transitioning from landed pure private houses will find The Greenwood’s facilities a genuine upgrade from the private pool — managed, maintained, and expanded with hydrotherapy and spa features they would not have funded privately. Buyers transitioning from large condominium complexes should calibrate expectations: the facilities are excellent for a 54-unit development, but the scope does not replicate a 500-unit luxury tower’s full amenity deck.
Unit Sizes & Layout
The Greenwood’s 54 units are configured as 3-storey cluster terrace and semi-detached houses, with built-up areas typically ranging from approximately 2,900 to 3,200 sqft. Each unit spans basement, ground floor, upper floor, and attic levels, providing the multi-storey layout and volumetric generosity of a landed terrace or semi-detached house in a managed cluster setting. Units are typically 4-bedroom configurations with an additional domestic helper room, 2 car park spaces in the private basement, private roof terraces (in selected units), and individual ground-floor garden or patio access.
The internal spatial quality of The Greenwood’s units reflects Far East Organization’s premium cluster housing specification. High ceilings across all levels, quality kitchen fittings and appliances, premium bathroom fixtures, and full air-conditioning throughout are standard. The multi-level layout creates clear spatial separation between communal living (ground floor and basement), private sleeping quarters (upper floors), and personal retreat or work-from-home spaces (attic), giving each unit the domestic zoning depth of a large landed house rather than the horizontal floor-plate of a conventional high-rise apartment.
The freehold tenure is the critical structural distinction for long-term buyers. As a freehold cluster housing development, The Greenwood’s strata title units carry no lease decay considerations and are eligible for CPF Ordinary Account usage without restriction. For buyers who want the landed living experience within a strata title structure — avoiding the maintenance complexity and capital requirements of a pure landed house while retaining full freehold permanence — The Greenwood delivers a product that occupies a rare and well-defined market niche.
The average PSF of $1,865 (as measured against unit floor area) positions The Greenwood at the premium end of the District 11 cluster housing market — consistent with the freehold tenure, Greenwood Avenue address premium, and Far East Organization’s quality specification. Recent transaction data shows a wide PSF range across the development (approximately $1,191–$3,561 psf depending on transaction date and unit characteristics), with current listing prices in the $3.7M–$4.1M range for standard terrace configurations. Semi-detached units and those with superior orientation or outdoor space have transacted at the higher end of the range.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 10 | $2,903 | $4,831,578 |
| 5 BR | 18 | $1,287 | $3,820,167 |
Pricing & Market Position
Based on 28 recorded transactions, sale prices range from $2,250,000 to $6,680,000, averaging $4,181,385 (~$1,906 psf).
Rents range from $6,000 to $20,950 per month across 97 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 101.1% (from $1,694 to $3,407 psf).
Neighbourhood Comparison
The most directly comparable development within the immediate Greenwood Avenue corridor is Greenwood Mews at 271 Greenwood Avenue, also developed by Far East Organization and completed in 2016. Greenwood Mews is a 62-unit cluster housing development on a 103-year leasehold, offering 4+1 bedroom cluster houses of approximately 3,000–3,369 sqft across basement, ground, and upper levels, with a more extensive facilities deck including multiple lap pools across several lengths, spa suites, and a larger overall grounds footprint. Greenwood Mews transacts at similar absolute price levels ($3.5M–$5M+) but on a leasehold basis, which is the critical structural distinction from The Greenwood’s freehold title. Buyers who prioritise tenure permanence will find The Greenwood’s freehold status a decisive advantage over the adjacent Greenwood Mews leasehold product, while buyers focused on facilities depth and newer specification (2016 vs 2011 TOP) may favour the Mews.
Nim Collection (Ang Mo Kio, 99-year leasehold, 2020) and Watercove (Sembawang, 99-year leasehold, 2022) are newer Singapore cluster housing completions that demonstrate how the product category has evolved. Both transact at lower absolute prices than The Greenwood (reflecting their leasehold tenure and non-D11 locations), but with comparable or larger unit footprints and newer-generation specifications. The comparison confirms that The Greenwood’s premium over these alternatives is structural — freehold tenure and a District 11 Bukit Timah address command a durable price premium over leasehold cluster product in non-prime districts.
Buyers who might consider a conventional District 11 condominium against a cluster home like The Greenwood should evaluate the proposition in fundamentally different terms. A comparable-priced D11 condominium unit (e.g., Leedon Residence, The Tessarina, or newer District 11 launches) will typically offer 1,300–2,000 sqft of horizontal floor-plate space versus The Greenwood’s 3,000+ sqft across four levels, private basement parking, individual ground-floor access, and multi-storey domestic zoning. The trade-off is MRT walkability (which conventional D11 condos near Newton or Novena deliver more readily) against the spatial generosity, privacy, and Greenwood Avenue lifestyle immersion that The Greenwood provides. For buyers whose priority is space, privacy, and a landed lifestyle without full landed maintenance complexity, no comparable-priced D11 condominium replicates what The Greenwood offers.
Within the pure landed house market on Greenwood Avenue itself, freehold terrace houses on the street trade at $5M–$8M+ depending on land area and renovation standard — a significant premium above The Greenwood’s $3.7M–$4.1M cluster house prices. This pricing gap reflects the land content premium of pure landed titles over cluster strata titles, but it also means that The Greenwood offers a materially more affordable entry to a Greenwood Avenue freehold address than the pure-landed alternatives on the same street.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE GREENWOOD | Freehold | 2011 | 54 | $1,906 |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
ShiokNest Scores
Our proprietary scoring system evaluates THE GREENWOOD across multiple dimensions.
What Residents Say
“Very exclusive home in a resort-style environment. Landed house with well-maintained facilities in meticulously maintained standards. Far East takes good care of the development.”
— Resident review via PropertyGuru
“The privacy and space here are completely different from condo living. We have a basement, four floors, and direct garden access. Walking to dinner on Greenwood Avenue in the evening is something no other address in Singapore quite replicates.”
— Owner comment via EdgeProp
“We are an expatriate family and this is exactly what we were looking for: landed scale, managed development, excellent schools nearby, and that Greenwood Avenue dining strip literally at the gate. The pools are beautiful and essentially private on most weekday mornings.”
— Tenant review via 99.co
“Houses come with high-end appliances and the whole development is pristine. Greenwood Avenue is a very special street — quiet, green, and with arguably the best neighbourhood dining in Singapore. The freehold tenure gives us long-term peace of mind.”
— Owner review via SingaporeExpats
The resident profile at The Greenwood reflects the development’s positioning at the intersection of landed living and managed convenience. Owner-occupiers are typically affluent Singaporean families and permanent residents who value freehold tenure, spatial generosity, and the Bukit Timah–District 11 address for its school catchment, social character, and proximity to Good Class Bungalow neighbourhoods. The tenant base is heavily weighted toward senior expatriate professionals and C-suite executives — the $10,398 average rent is consistent with corporate accommodation packages for senior relocations, and the landed-scale space, Greenwood Avenue dining, and Botanic Gardens proximity are values that resonate strongly with high-spend expatriate tenants for whom Singapore’s standard luxury condominium offerings do not meet the landed-living requirement.
Strengths & Weaknesses
- Freehold tenure — permanent land title with no lease decay, CPF Ordinary Account usage unrestricted, ideal for multigenerational and long-hold buyers
- Greenwood Avenue address — direct walkable access to Singapore’s most celebrated neighbourhood dining street, with over 20 restaurants including Greenwood Fish Market, Fratini La Trattoria, and Rubato
- Landed-scale private space: approximately 2,900–3,200 sqft of built-up area across 4 levels (basement, ground, upper, attic) — multi-storey domestic zoning unavailable in any horizontal condominium product
- Resort-grade shared facilities for 54 units only: three cascading lap pools, hydrotherapy spa with hydro massage jets and aqua gym, massage pavilions, jacuzzi, gym, and BBQ cabanas — effectively near-private in daily use
- Private basement parking with direct unit access — two car park spaces per unit, standard across the development
- Far East Organization management — consistently positive resident feedback on development maintenance standards, well-maintained common areas and facilities
- 6.7% implied gross yield ($10,398 average monthly rent against $3.7M–$4.1M price range) — strong rental fundamentals driven by senior expatriate executive tenant demand
- Proximity to Singapore Botanic Gardens (UNESCO World Heritage Site, 5 minutes by car), Dempsey Hill, Holland Village, and Bukit Timah Nature Reserve
- Sub-$4.5M freehold Greenwood Avenue entry price — materially below pure-landed freehold terrace houses on the same street ($5M–$8M+)
- District 11 school catchment for Singapore premier primary schools and near international school cluster along Bukit Timah Road
- Car-dependent location — Tan Kah Kee (DT8) and Sixth Avenue (DT7) MRT stations are approximately 5–8 minutes by foot or 2 minutes by car; not genuinely walkable for daily commutes
- 2011 TOP — development is now 14 years old; buyers should inspect unit condition and shared facilities carefully, and factor in potential capital expenditure or special levies for older systems
- 54-unit scale limits facilities scope: no tennis courts, clubhouse function rooms, or the full amenity deck of a large luxury condominium; facilities are excellent for the unit count but not a large-development programme
- Cluster strata title (not pure landed freehold): buyers cannot individually redevelop their unit lot without collective sale process — en-bloc sale dynamics apply for any major structural change
- No swimming pool within individual units — buyers who require a private pool must look to pure-landed freehold alternatives on the same street at significantly higher price points
- Limited transaction volume (54 units, tightly held) means resale liquidity is lower than for a larger condominium; exit timing may require patience in softer market conditions
- The Greenwood Avenue F&B street can generate ambient noise and traffic on weekend evenings, particularly for units with frontage toward or near the dining strip
Verdict
The Greenwood makes its case on three converging strengths that are individually rare and collectively nearly impossible to replicate in Singapore’s residential market at its price point: freehold tenure in a strata cluster format, a Greenwood Avenue address with direct access to Singapore’s finest neighbourhood dining street, and the spatial generosity of a 3,000+ sqft multi-level landed home within a managed, facilitated development. Each of these elements commands a premium on its own; the combination at $3.7M–$4.1M positions The Greenwood as exceptional value relative to the pure-landed Greenwood Avenue market and relative to the lifestyle, space, and tenure equivalent in any other format.
The MRT limitation is a real constraint that buyers should price in honestly. Tan Kah Kee (DT8) and Sixth Avenue (DT7) are not walkable from the development — residents are essentially car-dependent, consistent with the character of the Bukit Timah landed and near-landed enclave but a material lifestyle consideration for households without cars or with a strong preference for MRT commuting. The Greenwood is an address for buyers who drive, and the MRT access rating of 5.5 reflects this reality without penalising the development for a characteristic that is shared across all Greenwood Avenue residential addresses.
The Greenwood is the right answer for buyers who want a freehold Greenwood Avenue address at a sub-$4.5M price point, with landed-scale private space, resort facilities, and walkable access to one of Singapore’s most celebrated dining streets — in a managed, gated cluster development that eliminates the full maintenance burden of pure landed ownership.
For expatriate tenants and their corporate relocation packages, The Greenwood is a consistent top-tier choice: the combination of landed space, Greenwood Avenue lifestyle, Botanic Gardens proximity, and Bukit Timah school access (with Tanglin, AIS, and SJI International within short drives) forms a package that is consistently compelling for senior executive relocations. The $10,398 average monthly rent and 6.7% implied gross yield represent strong fundamentals for the investment buyer, with the freehold tenure providing a durable store of capital value that leasehold cluster alternatives cannot match over the long term.
The 14-year-old development vintage (2011 TOP) means buyers should factor in ongoing capital maintenance and potential special levies as the development ages, and should inspect shared facilities and individual unit conditions carefully before transacting. The development’s track record of Far East Organization management and the consistently positive resident feedback on maintenance standards suggest this risk is managed, but it remains a structural consideration for any purchase at this price tier. On balance, The Greenwood is one of the most distinctive and well-positioned cluster housing addresses in Singapore, and its tightly held 54-unit scale means that buying opportunities are correspondingly rare. For the right buyer, this is among Singapore’s most compelling residential propositions in the sub-$5M freehold landed-lifestyle segment.