Westside 33
Overview & Key Facts
Westside 33 is one of the quietest, most private addresses in District 5 — a boutique cluster housing development of just ten strata terrace units tucked along the southwestern coastal stretch of West Coast Road. Completed in 2007 and developed by Macly Pte Ltd, the project occupies a freehold land parcel of approximately 1,524 sqm, delivering a rare combination of landed-style living within a gated, managed environment. With the South China Sea breezes drifting in from the adjacent coastline and West Coast Park barely minutes away by car, Westside 33 offers a lifestyle that feels distinctly removed from Singapore\'s urban bustle.
The ten units — recorded at sizes around 2,800 sq ft and transacting between $2.95M and $3.15M — are generously proportioned by Singapore standards, with each home featuring a private car porch and outdoor patio. The roof garden adds a shared communal dimension without the overhead of a full condominium facility suite. This is not a property for buyers seeking a turnstile gym or a lap pool; it is a property for those who already know what they want: space, permanence, and seclusion in a freehold title that will never expire.
Two recorded sales transactions place the average PSF at $1,126, with a 12-month trend moving from $1,065 to $1,126 — a 5.7% appreciation that suggests quiet but real demand among a small pool of discerning buyers. ShiokNest records zero rental transactions, which means the yield profile is entirely uncharted territory. For pure owner-occupiers, that matters less than for investors — and this development is squarely a home for the former.
Location & Connectivity
West Coast Road runs along Singapore\'s southwestern shoreline between Clementi and Pasir Panjang, and Westside 33 sits at its quieter residential end. The immediate neighbourhood is dominated by low-rise landed houses, mature trees, and the vast green lung of West Coast Park — a 50-hectare coastal park with cycling paths, a family-favourite Adventure Playground, and a seasonal market. The park\'s main entrance is a short drive away, making it one of the most accessible nature amenities for residents of this address.
The National University of Singapore (NUS) main campus lies just 1.13km away, making Westside 33 a natural consideration for NUS faculty, senior researchers, and academic professionals who want to live close to their workplace without sacrificing the feel of a proper home. Kent Ridge Secondary School (1.19km), NUS High School of Mathematics and Science (1.52km), and Anglo-Chinese School (Independent) at 1.84km round out a strong school corridor along the Clementi-Buona Vista axis.
Day-to-day retail is served by West Coast Plaza (approximately 1.5km by car), which houses a FairPrice supermarket, food court, and supporting retail. The Clementi Mall and Clementi MRT precinct is about 2.5km away for a broader range of dining and shopping options. The Pasir Panjang food centres offer hawker staples within a short drive in the opposite direction.
Public Transport Reality Check
Be clear-eyed about this: Westside 33 is car-dependent territory. The nearest MRT stations — Kent Ridge (Circle Line) and Haw Par Villa (Circle Line) — are each approximately 2km away, well beyond comfortable walking distance in Singapore\'s heat and humidity. Bus services along West Coast Road exist but are infrequent, and the journey to the nearest interchange involves transfers. A walkability score of 22/100 is among the lowest recorded on ShiokNest and reflects this reality honestly. Prospective buyers should budget for at least one (and ideally two) private vehicles, or be fully committed to app-based ride-hailing as their primary transport mode.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | ~1.1 km |
| Kent Ridge Secondary School | secondary | ~1.2 km |
| NUS High School of Mathematics and Science | jc | ~1.5 km |
| Anglo-Chinese School (Independent) | secondary | ~1.8 km |
Facilities
As a cluster housing development of ten units, Westside 33\'s facility offering is deliberately lean. The two key amenities are a shared roof garden and a private car park — both of which align with the development\'s character as a landed-style residence rather than a full-service condominium. The roof garden provides a shared outdoor green space with potential for elevated views toward the sea and the Southern Ridges, offering a quiet retreat above the tree canopy. Each individual unit also benefits from a private car porch and an outdoor patio, effectively giving residents their own ground-level outdoor space independent of any shared facility.
There is no swimming pool, gymnasium, tennis court, or function room — and that is largely the point. The absence of these facilities is reflected in what are likely to be very low monthly maintenance fees relative to full-service condominiums. Buyers accustomed to resort-style amenities will need to recalibrate expectations; buyers who genuinely value privacy over shared facilities will find the formula refreshingly uncomplicated.
"For residents who want a pool, West Coast Park\'s recreational facilities — including open lawns, BBQ pits, a waterplay area, and cycling paths — are effectively a 50-hectare free amenity on your doorstep. The park partially compensates for what Westside 33 lacks on-site, though it is not a substitute for a private lap pool."
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $2,750,000 to $3,150,000, averaging $2,950,000 (~$1,126 psf).
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 5.7% (from $1,065 to $1,126 psf).
Neighbourhood Comparison
The competitive context around Westside 33 is dominated by large 99-year leasehold condominiums that have launched nearby in recent years. Normanton Park (99yr, 2019, 1,840 units) transacts at $1,866 PSF; Parc Clematis (99yr, 2019, 1,450 units) at $1,885 PSF; Elta (99yr, 2024, 501 units) at $2,557 PSF; and Faber Residence (99yr, 2025, 399 units) at $2,156 PSF. Against this backdrop, Westside 33\'s $1,126 PSF freehold strata terrace represents a significant discount on a per-square-foot basis — and an even more pronounced discount once the leasehold-versus-freehold premium is applied. A rule-of-thumb 15–20% leasehold discount would price the equivalent freehold space in these comparables at $2,150–$3,070 PSF, making Westside 33\'s $1,126 appear deeply undervalued on a pure capital-value basis.
The reason for that discount is straightforward: Westside 33 is not a condominium with amenities, scale, and a broad tenant/buyer pool. It is a ten-unit cluster development with minimal facilities, no MRT walking access, and a highly specific lifestyle proposition. Buyers who compare it only on PSF will find a bargain; buyers who compare it on investment liquidity and rental demand will find a very different story. The comparison works strongly in Westside 33\'s favour for the right owner-occupier, and weakly for anyone with a yield or exit-liquidity requirement.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WESTSIDE 33 | Freehold | 2007 | 10 | $1,126 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
ShiokNest Scores
Our proprietary scoring system evaluates WESTSIDE 33 across multiple dimensions.
What Residents Say
"We moved here because of NUS — my partner teaches at the Faculty of Engineering and the commute is under five minutes by car. The size of the house compared to what we had in a Buona Vista condo is just incomparable. We have a proper study each, a garden patio the kids actually use, and we haven\'t missed a pool once. West Coast Park is our pool."
"The quiet is the selling point. Our road sees almost no traffic after 9pm. We hear birds in the morning. It\'s ten houses and everyone knows everyone. That kind of community doesn\'t exist in a 300-unit condo. The trade-off is that if you forget to top up your cash card, you\'re not walking to a 7-Eleven — but we made peace with that years ago."
"I won\'t pretend the MRT situation is fine — it isn\'t. We have two cars and we use both. If you\'re expecting to Grab everywhere comfortably, the surge pricing during peak hours on this stretch can be frustrating. But the freehold title and the size of the unit convinced us. At these prices per square foot, you\'re not finding this in D9 or D10."
Strengths & Weaknesses
- Rare freehold tenure — land value never decays, unlike the 99-year leasehold competitors nearby
- Genuinely spacious strata terrace units at ~2,800 sq ft — rare at this price point in Singapore
- Private car porch and outdoor patio per unit — landed-home feel within a managed development
- Only 10 units: maximum privacy, minimal shared-facility congestion, close-knit community
- 1.13km from NUS main campus — exceptional location for academic and research professionals
- West Coast Park (50 ha) effectively serves as an extended backyard for outdoor recreation
- PSF of ~$1,126 represents a significant discount vs nearby 99-year leasehold condos at $1,866–$2,557 PSF
- Quiet, low-traffic residential street with coastal breezes and greenery
- Very low MCST fees expected — no pool, gym, or resort facilities to maintain
- Strong school corridor: NUS High, Kent Ridge Secondary, ACS(I) all within 2km
- Walkability score 22/100 — among the lowest on ShiokNest; car ownership is mandatory, not optional
- Nearest MRT (Kent Ridge) is 1.98km away — not walkable in Singapore\'s climate
- Zero rental transactions recorded — investment yield is entirely unverifiable
- Investment score 24/100 and ShiokNest score 19/100 reflect poor yield and liquidity profile
- Only 2 sales transactions on record — very thin resale market, potentially slow exit
- No pool, gym, or conventional condominium amenities on-site
- 2007 build year — original interiors likely need updating; buyers should budget for renovation
- Infrequent bus services along West Coast Road; ride-hailing surge pricing can be high at peak hours
Verdict
Westside 33 is a niche property for a very specific buyer — and it makes no pretence otherwise. With a walkability score of 22/100, an investment score of 24/100, and zero rental transactions on record, this is emphatically not a buy-to-let investment vehicle. The ShiokNest score of 19/100 reflects these structural limitations plainly. What Westside 33 offers instead is something harder to quantify: a freehold strata terrace of genuine scale, in a quiet coastal precinct, within 1.1km of one of Singapore\'s most prestigious research institutions, at a PSF that sits well below what equivalent freehold space commands in more central districts.
The target buyer is narrow but real: the NUS faculty member or senior academic professional who wants to live near campus in a proper home rather than an apartment; the car-owning family that has consciously opted out of MRT-centric living in exchange for space, greenery, and West Coast Park as a backyard; the long-term owner-occupier who values freehold permanence above rental yield. For this buyer, Westside 33 delivers on its own terms. The freehold tenure — rated 10/10 — ensures the asset appreciates on the same timeline as the land beneath it, and the consistent if thin transaction record suggests the development holds its value among buyers who understand what they are purchasing.
For investors, the picture is less clear. The complete absence of rental records means yield expectations cannot be validated, and the car-dependent location restricts the tenant pool significantly. Buyers with investment intentions should enter with eyes open and exit expectations grounded in a slow, thin market.