West-n
Overview & Key Facts
WEST-N is a 14-unit freehold boutique condominium developed by Aurum Land Pte Ltd — a wholly-owned subsidiary of Woh Hup Holdings Pte Ltd, a Singaporean construction and development group with over five decades of built heritage. Completed in 2009 and sitting at 250P Pasir Panjang Road in District 5, WEST-N occupies a quiet segment of one of Singapore’s most understated residential corridors.
What sets WEST-N apart is a coincidence of circumstances that is genuinely rare: a freehold tenure, a boutique 14-unit scale, generous 2- and 3-bedroom floor plates (926–2,303 sqft for 2-bedrooms; 1,216–2,196 sqft for 3-bedrooms), and a walk of under two minutes to Haw Par Villa MRT (CC25) on the Circle Line. That combination — permanence, exclusivity, space, and an essentially on-doorstep MRT station — is extraordinarily difficult to find anywhere in Singapore at the prevailing price point.
Transaction volumes are thin by design: with only 14 units, this development changes hands infrequently. Our database records one resale sale (S$2,050,000 / ~S$1,685 psf) and 12 rental transactions (average S$4,492/month). This scarcity of data means that any single transaction can move the reported psf considerably — buyers and sellers should triangulate pricing using comparable freehold condos along the Pasir Panjang corridor rather than relying solely on in-building history.
The buyer archetypes who find WEST-N most compelling include NUS and NUH academics seeking a quiet, permanent home within a short car or bus ride of the Kent Ridge campus; Dulwich College families drawn by the 1.3 km school proximity and freehold peace of mind; one-north technology and biomedical executives who value Circle Line access to Buona Vista interchange; and long-term yield investors who appreciate the 2.63% gross return in a market where freehold assets routinely trade at yield compression.
Location & Connectivity
Pasir Panjang Road is one of the few stretches of District 5 that feels genuinely unhurried. Sheltered by the ridgeline of Kent Ridge and Labrador hills to the south, and buffered from the port industrial belt by a generous green margin, the corridor has a character closer to the landed enclaves of Holland Road than to the denser precincts of Clementi or Queenstown. WEST-N sits squarely in this zone.
The headline transport asset is unmistakable: Haw Par Villa MRT (CC25) is approximately 194 metres from the development — a walk of under two minutes at a relaxed pace. This is not merely “near MRT” marketing language; it is functionally the equivalent of having the station as a ground-floor amenity. The Circle Line gives direct access to Buona Vista interchange (CCL + EWL, 3 stops), Botanic Gardens interchange (CCL + DTL), and Bishan interchange (CCL + NSL), putting the entire rail network within easy reach without a single transfer.
For drivers, the Ayer Rajah Expressway (AYE) is accessible within minutes, with the CBD reachable in approximately 15–20 minutes in off-peak conditions. one-north — the technology, biomedical, and media cluster — is less than five minutes by car, and NUS Kent Ridge is roughly 1.8 km away, accessible by bus or a comfortable cycling distance.
The immediate retail and dining environment is modest by inner-city standards: Pasir Panjang Food Centre (approximately 800 m) is the closest everyday hawker destination, offering solid local food at HDB prices. Cold Storage at NUS Kent Vale and West Coast Plaza serve grocery needs — a car or taxi/Grab ride is convenient though not strictly essential given the MRT link to larger malls. West Coast Plaza and VivoCity (Harbourfront CC29, 4 stops) are the primary mall destinations.
Recreational infrastructure is a genuine strength of the precinct. Labrador Nature Reserve is accessible on foot or by a short drive, offering coastal cliff walks and fort heritage trails. Kent Ridge Park — with its WWII heritage canopy walk — is similarly close. The Southern Ridges trail connects the entire corridor from Mount Faber to Kent Ridge, giving WEST-N residents access to one of Singapore’s finest urban nature walks without needing a car.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.3 km |
| National University of Singapore | tertiary | ~1.8 km |
Facilities
WEST-N is a boutique development, and its facilities reflect that honestly: a swimming pool, BBQ pits, a patio, and covered parking. Residents should not arrive expecting the resort-scale amenity decks found in larger developments. The trade-off — which most WEST-N residents report consciously accepting — is privacy, community scale, and the absence of the maintenance-fee drag that comes with comprehensive facilities infrastructure.
Aurum Land’s development philosophy, consistent across their portfolio, prioritises build quality and attention to detail over amenity volume. The firm, as a subsidiary of Woh Hup Holdings, brings construction discipline that is reflected in finishing quality and structural integrity. In a 14-unit building where every resident effectively knows their neighbours, building maintenance standards tend to be higher and response times faster than in large-committee-run developments with hundreds of units.
For residents whose lifestyle priorities centre on the MRT, nature parks, NUS campus, and one-north office proximity rather than in-compound gyms and function rooms, WEST-N’s lean facilities footprint is functionally irrelevant. The broader precinct offers Kent Ridge Park, Labrador Nature Reserve, and the Southern Ridges trail as the de facto outdoor amenity layer.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,050,000 to $2,050,000, averaging $2,050,000.
Rents range from $3,400 to $5,700 per month across 12 rental transactions. Current rental yield sits at approximately 2.6%.
Neighbourhood Comparison
The three most natural comparisons for a WEST-N buyer are Normanton Park, Parc Clematis, and ELTA.
Normanton Park (S$1,866 psf, 99-year, 1,840 units) offers scale and facilities that WEST-N cannot match, plus the collective-sale optionality that comes with a large leasehold site. But buyers acquire a wasting asset: at S$1,866 psf on a 99-year lease, the effective freehold-equivalent cost exceeds WEST-N’s S$1,685 psf when lease decay is factored over a 30-year horizon. WEST-N’s MRT walk (~194 m) also outperforms Normanton Park’s nearest station access.
Parc Clematis (S$1,885 psf, 99-year, 1,450 units) is a strong all-round package in the Clementi precinct, with better retail amenity density and the 1,450-unit scale that appeals to families wanting a community. It is notably further from MRT than WEST-N, and again carries the leasehold tenure consideration.
ELTA (S$2,556 psf, 99-year, 501 units) is the current new-launch comparator in the sub-market. At S$871 psf more per square foot on a leasehold basis, buyers at ELTA are paying a very substantial premium for newness. WEST-N’s freehold status means its relative value advantage widens over a 20–30 year hold as lease decay differentially affects leasehold assets.
For buyers where facilities volume is paramount, Normanton Park or Parc Clematis are the logical choice. For buyers where freehold permanence, MRT proximity, and unit space are the primary filters, WEST-N stands alone at its price point in D5.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WEST-N | Freehold | — | 14 | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| 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 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
ShiokNest Scores
Our proprietary scoring system evaluates WEST-N across multiple dimensions.
What Residents Say
“Living here is genuinely peaceful — only 14 units means I know everyone on my floor by name. The walk to Haw Par Villa MRT is literally two minutes; I’ve timed it. For getting to Buona Vista or Harbourfront, nothing beats it. The Southern Ridges trail on weekends is a bonus I didn’t fully appreciate until I moved in.”
— Owner-occupier resident, WEST-N
“We chose WEST-N for the school run to Dulwich and the NUS proximity for my research work. The freehold was non-negotiable for us — we intend to be here long term. The unit sizes are genuinely rare; our 3-bedroom is over 1,500 sqft and feels like a landed home inside a condo. Groceries require a short drive but the food centre on Pasir Panjang Road is excellent for weekday dinners.”
— Dulwich College family resident, WEST-N
“I work in one-north and wanted freehold in D5. The boutique scale was the deciding factor after years in large complexes — no competition for facilities, no noise from events, just a quiet well-maintained building. The MRT at the end of the road seals it for me on client meeting days when I don’t drive.”
— one-north technology executive, WEST-N
Strengths & Weaknesses
- Haw Par Villa CC25 MRT at ~194m — essentially a 2-minute walk, one of the closest MRT links in D5
- Freehold tenure — permanent ownership with no lease decay, rare in this sub-market
- Aurum Land (Woh Hup subsidiary) build quality — boutique developer with 50+ year track record
- Generous unit sizes — 2BR from 926 sqft, 3BR from 1,216 sqft (well above current market norms)
- Only 14 units — exceptional privacy, community scale, and low noise environment
- NUS Kent Ridge ~1.8km and Dulwich College ~1.3km — strong for academic and expat families
- one-north technology cluster under 5 minutes by car — ideal for tech and biomedical executives
- Southern Ridges, Kent Ridge Park and Labrador Nature Reserve all within easy reach
- Circle Line gives single-transfer access to City Hall, Dhoby Ghaut, Orchard, and Jurong East
- ~34% cheaper per psf than ELTA on a freehold vs 99-year leasehold comparison
- Only 1 resale sale recorded — pricing discovery requires external comparables research
- Boutique facilities — pool, BBQ, patio only; no gym, clubhouse, or tennis court
- Limited daily retail in immediate vicinity — car or Grab useful for major grocery runs
- Thin resale liquidity — 14-unit building means potential buyers wait longer for the right unit
- Pasir Panjang Food Centre ~800m — walkable but not as convenient as heartland HDB precincts
- No gym or wellness facilities on-site — residents must use external options
Verdict
WEST-N is one of those developments that rewards buyers who have done their research. The headline numbers — S$1,685 psf, 14 units, freehold, Pasir Panjang Road — do not immediately leap from a property portal. But the combination of Haw Par Villa CC25 at 194 metres, freehold tenure, Aurum Land build quality, and genuinely spacious units is a proposition that becomes more compelling the closer you examine it.
The most direct value comparison is ELTA, currently asking approximately S$2,556 psf on a 99-year leasehold. WEST-N offers freehold permanence at roughly 34% less per square foot, with better MRT proximity to Haw Par Villa CC25 than ELTA has to its nearest station. Normanton Park at S$1,866 psf (99-year) and Parc Clematis at S$1,885 psf (99-year) are cheaper in headline psf terms, but buyers at those developments are acquiring leasehold assets on larger, more complex sites — a fundamentally different ownership proposition.
The honest caveats: the limited amenity package means WEST-N is not for buyers who want a comprehensive in-compound lifestyle. The thin resale record means pricing discovery requires homework. And the Pasir Panjang Road corridor, while improving, lacks the critical mass of hawker centres, supermarkets, and retail that more established residential precincts offer — a car remains useful even with excellent MRT access.
For the right buyer — NUS academic, Dulwich or AIS family, one-north executive, or a long-horizon investor who understands freehold scarcity — WEST-N represents exceptional value per unit of MRT proximity and tenure permanence. In a market where freehold D5 condos within a 5-minute MRT walk are a near-extinct category, this one deserves a close look.