Westpoint Condominium

Overview & Key Facts

Westpoint Condominium is a 31-unit boutique block at 3 & 5 Pepys Road in the Pasir Panjang pocket of District 5 (RCR), developed by Tan Jin Chwee & Co. (Pte) Ltd and completed in 2012 on a 99-year leasehold. With approximately 86 years remaining as of 2026, the lease story here is almost the inverse of the typical Pasir Panjang boutique — this is a fresh-clock asset, not a lease-decay trade. The development sits a remarkable 280 metres from Pasir Panjang MRT (Circle Line), putting it inside the rare Singapore tier of genuinely doorstep-MRT condominiums.

The transaction profile is unusual and informative. Zero resale caveats are on record, but 76 rental contracts are logged with an average of S$6,952/month and a median of S$7,094 — a 2.5x rental turnover per unit that signals a tightly-held investor-let asset rather than an owner-occupier rotation. That rental band is materially above the District 5 boutique norm and reflects the unit format: apartments range from 2,000 to 3,000 sqft in 3-, 4- and 5-bedroom configurations, sitting in family-rental territory rather than the compressed 1- and 2-bedroom inventory that dominates newer launches. Translated to PSF, the median rent works out to roughly S$2.80–3.50 psf depending on layout, with current 4-bedroom listings asking around S$8,500 (~S$3.43 psf) on a 2,475 sqft floorplate.

The investment thesis is therefore clean: a doorstep-MRT, large-format, fresh-lease boutique block with a deep, premium rental dataset, layered with long-dated Greater Southern Waterfront Master Plan optionality. The friction points are walkability outside the MRT corridor (a low 43/100 reflecting drive-dependent retail), a sparse MOE primary catchment, and the absence of any resale price-discovery to triangulate fair entry. ShiokNest’s composite of 52/100 is, in our view, materially below what the underlying fundamentals justify on the rental and MRT axes — the score is dragged by walkability and the en-bloc score (39) rather than by any structural weakness in the asset itself.

Location & Connectivity

Pepys Road is a quiet residential cul-de-sac branching off Pasir Panjang Road, sandwiched between the Pasir Panjang MRT corridor to the west and the Kent Ridge / NUS ridge inland. Westpoint Condominium sits opposite Currency House on the lower stretch of the road, with low-rise landed and small-block condo character (Pepys Hill Condominium, The Peak) defining the immediate streetscape. The setting is genuinely tranquil — minimal through-traffic, mature trees, dead-end road geometry — and that quiet quality is one of the genuine assets the address offers. Pasir Panjang MRT (Circle Line, CC26) at 280 metres is a 3–4 minute walk — functionally doorstep access by Singapore standards. Labrador Park MRT (CC27) at 1.14 km and Haw Par Villa MRT (CC25) at 1.42 km add second and third Circle Line options, though both are realistically a bus or drive rather than a comfortable walk. CBD access via the Circle Line involves a transfer at HarbourFront or Buona Vista — this is not a one-seat ride to Raffles Place, but the one-north / Mapletree Business City / NUS / Kent Ridge employment corridor is reachable in 5–15 minutes by direct Circle Line.

The school cluster is unusually sparse for a Pasir Panjang address. Alexandra Primary at 1.70 km and Dulwich College Singapore at 1.78 km are the only meaningful options within walking distance, and even “walking distance” is generous for primary-aged children — both are realistically a school-bus or drive for daily drop-off. There is no MOE primary inside the 1km Phase 2A balloting radius that families normally optimise for. For older children and expat families, Dulwich is a genuine draw and almost certainly explains a slice of the rental-band premium. For local MOE-track buyers prioritising a strong primary catchment, the address is weak.

Day-to-day retail and F&B sit in the “functional but not abundant” bracket. The Pasir Panjang Food Centre, the small wet-market and hawker concentration along Pasir Panjang Road, and the convenience cluster around Pasir Panjang MRT cover essentials, but the walkability score of 43/100 is honest about the gap — this is not a walk-to-everything address. West Coast Plaza and The Star Vista at Buona Vista are the larger-format malls reachable by short drive or one MRT stop. West Coast Park, Kent Ridge Park, and HortPark form a three-park green belt within 1–2 km that is genuinely one of the strongest amenity stories the address can tell.

Schools & Education

Facilities

At 31 units across a 4-storey low-rise envelope, Westpoint is a properly-provisioned boutique. The development includes a swimming pool, BBQ pit, children’s playground, soccer court, tennis court, gymnasium, kid’s playroom, and 24-hour security with on-site guard, plus 42 carpark lots — comfortably more than one space per unit, which matters in a drive-dependent walkability-43 location. For a 31-unit block this is meaningfully fuller than the typical sub-50-unit boutique, and the per-unit maintenance economics still work because the absolute residential density (units per facility) keeps usage friction low.

The trade-off versus a large mass-market development is community scale rather than facility quantity. Tennis-court bookings, pool capacity, and gym crowding are non-issues at 31 units — residents enjoy near-private use of the amenity deck most of the time. The downside is that maintenance fees, while reasonable in absolute terms for the facility set, are spread across a small owner base — expect contributions in the S$500–750/month range, materially higher per unit than at a 1,000+ unit mass-market condo with the same facility list, but lower than at a 1990s-vintage 8-unit micro-boutique where the per-unit overhead of running a pool dominates. In practice the maintenance band lands in the “reasonable for the size and amenity tier” bracket.

“Pasir Panjang MRT is literally three minutes on foot. The block is small enough that you know the neighbours, but it has a real pool, a tennis court, and a proper gym — not the token boutique facilities you get at 8-unit blocks. Carpark is generous, security is on-site. For a family on a Dulwich or NUS rental tenancy this is a strong package.”

— Resident perspective on Westpoint Condominium amenities and MRT proximity via Singapore Expats community directory

For households that want an in-compound facilities deck without the queue-and-crowd dynamics of a mass-market development, the Westpoint provisioning is well-pitched. For buyers who actively want resort-scale amenity (multiple pools, 50m lap lanes, function rooms, concierge), this is the wrong building — that profile lives at Normanton Park or Parc Clematis at materially different price points. The ActiveSG Pasir Panjang Sports Centre and the parks belt provide secondary recreation infrastructure for residents willing to use the wider neighbourhood.

Neighbourhood Comparison

Versus the contemporary 99-year mass-market developments and newer launches in the District 5 corridor, Westpoint Condominium offers a fundamentally different proposition. Normanton Park (S$1,866 psf, 99yr, 1,862 units) and Parc Clematis (S$1,885 psf, 99yr, 1,468 units) deliver mass-scale facilities, large community amenity, deep transaction liquidity, and the comfort of hundreds of comparable resale data points — but on substantially smaller modern unit footprints and at a meaningful walking distance from any single MRT station. ELTA (S$2,556 psf, 99yr, TOP 2024) sits at the premium end with a fresh lease comparable to Westpoint’s, but in a newer-launch format and with the sub-1,500 sqft unit profile that defines current-generation product. Faber Residence (S$2,157 psf, 99yr, TOP 2025) is the closest fresh-launch comparable on lease maturity and locale.

The honest framing is that Westpoint is not competing on the same axis as the mass-market cohort. Doorstep MRT (280m) at this lease maturity is rare; 2,000–3,000 sqft modern-vintage layouts are even rarer; and the combination of the two on a single lorong is genuinely scarce supply. Buyers seeking the deepest pool of resale comparables, the largest in-compound facilities, and the strongest local-MOE primary catchment should look at the mass-market peers above. Buyers running a yield-and-hold thesis that values doorstep MRT, family-format unit size, fresh lease, and the long-dated GSW optionality — while accepting walkability-43 retail dependency and a sparse resale dataset — will find Westpoint sits in a niche where the mass-market alternatives simply cannot compete on like-for-like attributes. The PSF gap reflects a different product category, not a quality discount.

ShiokNest Scores

Our proprietary scoring system evaluates WESTPOINT CONDOMINIUM across multiple dimensions.

What Residents Say

“Three-and-a-half minutes door-to-platform at Pasir Panjang MRT — we’ve timed it. The Circle Line gets us to Buona Vista in two stops and one-north in three. The unit is 2,400 square feet for a four-bedroom, which is unheard of for anything built post-2010. We pay around S$7,200 a month and it’s genuinely worth it.”

— Expat tenant family on Westpoint MRT proximity and unit size via Singapore Expats community reviews

“Bought in 2014, held for ten years, and the rental has been continuously occupied with low vacancy between tenants. Most of our tenants have been Dulwich families or NUS-affiliated researchers. The lease still has 86 years on it which is the cleanest underwriting story you can ask for in District 5 boutique.”

— Investor-owner on Westpoint rental performance and lease confidence via PropertyGuru project discussion

“The walkability score is the honest part — you do need a car or you do need to take the MRT one stop for any real shopping. But the trade-off is the quiet. Pepys Road is a cul-de-sac, so you don’t get the cut-through traffic you’d get on a main lorong. We chose this over a newer launch in Clementi precisely because of the calm.”

— Owner-occupier on Westpoint quiet-cul-de-sac character via Stacked Homes reader discussion

Across community discussion the recurring themes are consistent: doorstep MRT, generous unit format, quiet road geometry, and a stable expat-tenant equilibrium driven by Dulwich College and the one-north / NUS employment cluster. The 76 rental contracts on 31 units (2.5x rental turnover per unit) signal that the asset works reliably as a rental product, and the absence of resale caveats — which would normally be a yellow flag — here reads more naturally as a tightly-held investor-owner cohort that is not actively selling. That is a different signal from a thin or distressed market; it is a held market.

Strengths & Weaknesses

Verdict

Westpoint Condominium is a well-constructed niche product with a clear thesis. Doorstep MRT (Pasir Panjang 280m), fresh 99-year lease (86 years remaining as of 2026), large-format 3/4/5-bedroom layouts at 2,000–3,000 sqft, full boutique-tier facilities, and a deep premium rental dataset (76 contracts, median S$7,094/month) that materially out-clears the District 5 norm. For investor-buyers underwriting a yield trade with a long hold optionality, this is one of the more coherent specialist propositions in the Pasir Panjang corridor, and the Greater Southern Waterfront thematic adds genuine long-dated upside that a 1990s-vintage boutique on the same street cannot offer.

The case against is narrower than the headline ShiokNest score (52/100) suggests, but not absent. Walkability of 43/100 is honest about the drive-dependent retail and amenity profile — this is a one-MRT-stop or one-car-ride lifestyle, not a walk-to-everything address. The MOE primary catchment is sparse (Alexandra Primary at 1.70 km is the closest, and it is not comfortably within walking distance), which weakens the local-buyer demand pool. The en-bloc score of 39/100 reflects the inverse of the lease-decay trade — a fresh 2012 lease means there is no structural pressure for collective sale and no realistic en-bloc upside in the underwriting horizon. Zero resale caveats means buyers entering today are doing so without public price-discovery, which raises the importance of independent valuation discipline.

The ShiokNest composite of 52/100 is, on our reading, a meaningful undervaluation of the underlying fundamentals. Doorstep MRT (9.5/10) and large-format units (8.0/10) are the standout strengths. Lease position (7.5/10) and value (6.5/10) are solid. Facilities (6.5/10) and neighbourhood (6.5/10) are mid-range. The composite is dragged primarily by the walkability and en-bloc inputs, both of which are honest measurements but neither is a fundamental defect for the target buyer profile — an investor or an own-stay family buying a doorstep-MRT, large-format flat with a fresh lease should not be penalised heavily for the absence of en-bloc optionality (it is a feature of the fresh-lease position, not a bug). Buyers should weight the inputs against their own thesis rather than reading the headline 52 as a discouragement.