Wide street view of mature landed homes along a quiet Greenwood-style street in Singapore District 11
Landed in D11

Greenwood Guide — Landed homes in District 11, valued street by street.

Explore Greenwood's landed streets, tenure mix, school catchments and rebuild potential. This guide is built for owners, buyers and upgraders who want street-level context before making a move.

District 11 Estate Guide

What is Greenwood like for landed property?

Greenwood is a quiet, leafy residential enclave in Singapore District 11, known for mature trees, generous landed plots and proximity to top schools. The area mainly comprises terrace, semi-detached and detached houses, with a notable share of freehold and 999-year tenures.

Buyers are typically families drawn by the estate's calm character and walkable access to prestigious schools and green corridors. Street-level values vary with frontage, plot depth, tenure and rebuild potential, so a comparable-market analysis is essential before buying or selling.

Note: Street-level pricing and tenure mix require verification against URA caveat records and title searches. Figures shown here are placeholders unless a source and month are stated.

Modern semi-detached landed home with tropical garden in a mature Singapore District 11 estate
Typical landed home character in the Greenwood / Bukit Timah corridor.
Greenwood Streets

Street Index

Greenwood's landed streets each carry different frontage, plot depth and price characteristics. Below is a working index for buyers and sellers to orient themselves. Verify specifics with URA caveat data and title searches.

Street Name Sector / Feel Predominant House Types Typical Land Size Tenure Notes Notable Feature
Greenwood Avenue Central spine; mature, leafy Terrace, Semi-Detached e.g., 2,000–4,500 sq ft — verify with URA caveat data Freehold 999-yr Near Greenwood Park and school corridor
Greenwood Crescent Calmer cul-de-sac feel Semi-Detached, Terrace e.g., 2,200–4,800 sq ft — verify with URA caveat data Freehold Quiet turning; family-oriented
Greenwood Drive Residential loop Terrace, Semi-Detached e.g., 2,000–4,200 sq ft — verify with URA caveat data Freehold 99-yr Check exact tenure by plot
Greenwood Lane Intimate side street Terrace e.g., 1,800–3,800 sq ft — verify with URA caveat data Mixed Walking distance to local shops
Greenwood Place Small enclave Semi-Detached, Detached e.g., 3,000–6,000 sq ft — verify with URA caveat data Freehold Larger plots; low traffic
Greenwood Road Established corridor Terrace, Semi-Detached, Detached e.g., 2,000–5,500 sq ft — verify with URA caveat data Freehold 999-yr Close to Dunearn / Bukit Timah Road
Greenwood Terrace Hillside, quieter Semi-Detached, Terrace e.g., 2,200–4,600 sq ft — verify with URA caveat data Freehold Elevated plots; leafy outlook
Greenwood Walk Pedestrian-friendly lane Terrace, Semi-Detached e.g., 1,900–4,200 sq ft — verify with URA caveat data Mixed Park connector access

Street list and plot details should be verified via OneMap.sg and URA caveat records. Street-level pricing requires a current comparable-market analysis. Contact Seah Siew Yong for a tailored report.

Tenure Mix in Greenwood

Freehold, 999-year & 99-year leasehold

Land tenure affects rebuild potential, financing, resale pool and long-term family planning. In Greenwood, you will encounter three main tenure types.

Freehold means the owner holds the land indefinitely. It is often preferred by families planning a rebuild or intergenerational transfer.

999-year leasehold is functionally close to freehold for most practical purposes, with a very long remaining lease. It tends to trade at a modest discount to freehold.

99-year leasehold may offer a lower entry price, but lease decay becomes a financing and resale consideration as the balance shortens. Always verify the exact tenure and balance for the specific plot.

Freehold* 999-yr* 99-yr*
Freehold (illustrative) 999-year (illustrative) 99-year (illustrative)
  • Freehold / 999-year houses tend to hold stronger rebuild and intergenerational value.
  • 99-year leases may offer a lower entry price but carry lease-decay considerations.

*Illustrative proportions only. Based on URA caveat records and Huttons SuperApp data — exact source and month to be inserted.

Nearby Schools

Greenwood's proximity to top schools is a key driver for landed demand. Admissions rules and priority phases change each year.

Nanyang Primary School
Within the Bukit Timah / Adam corridor; walking / short drive depending on street.
Raffles Girls' Primary School
Prestigious girls' primary school; proximity varies by exact Greenwood street.
Methodist Girls' School
Primary and Secondary sections in the wider D11 / Bukit Timah area.
Hwa Chong Institution / National Junior College
Within the wider Bukit Timah education belt; short drive or bus ride.
St. Margaret's Secondary School
Within the D11 / Bukit Timah / Commonwealth corridor.

Verify admissions and priority rules with MOE SchoolFinder and each school's official website for the current academic year.

Connectivity & MRT Access

Greenwood is car-dependent for many errands, but several MRT stations and bus corridors are within reach. Actual walking distance depends on the specific street.

Botanic Gardens (CC19 / DT9)
Circle Line & Downtown Line interchange. Walking distance varies by street; bus connections available.
Tan Kah Kee (DT8)
Downtown Line; useful for the Bukit Timah / Adam corridor.
Stevens (DT10 / TE11)
Downtown Line & Thomson-East Coast Line interchange; handy for city-bound trips.
Farrer Road (CC20)
Circle Line; serves the southern edge of the D11 corridor.

Major roads: Dunearn Road, Bukit Timah Road, Pan Island Expressway (PIE), Ayer Rajah Expressway (AYE), Lornie Road.

MRT and bus details from LTA / TransitLink as of [month/year to be inserted].

Map embed placeholder — Greenwood, District 11, Singapore
Open Greenwood location on OneMap.sg →
Rebuild Activity & New Builds

Rebuilding in Greenwood

Many Greenwood buyers choose to rebuild or substantially redevelop rather than renovate. Understanding the difference between a full rebuild and Additions & Alterations (A&A) is the first step.

Full rebuild (new erection) demolishes the existing house and constructs a new one. It offers the most control over layout, ceiling heights, basement, attic and finishes, but involves a longer approval and construction timeline.

Additions & Alterations (A&A) retains the existing structure while extending or reconfiguring it. It can be faster and less disruptive, but it is constrained by the existing footprint, foundation and envelope.

Greenwood owners often consider rebuilds when the existing house is older, the plot has good frontage and the tenure supports a long-term hold. Plot ratio, storey height and envelope controls are governed by URA's Landed Housing Area guidelines.

1
Concept & architect
X weeks — placeholder; depends on design complexity.
2
URA / LTA / BCA approvals
X–Y months — placeholder; varies by plot and proposal.
3
Tender & builder appointment
X weeks — placeholder; depends on market availability.
4
Construction
~12–18+ months typical for a landed rebuild.

Cost guide: Cost per square foot of built-up area varies widely with specification, architect, builder and finishes. Request a current developer or architect estimate for the specific plot.

URA Landed Housing Areas URA Development Control

Rebuild activity snapshot: number of approved redevelopment / rebuild applications and recent brand-new listings to be populated from URA and Huttons SuperApp data with source and month.

Local Amenities & Lifestyle

Living in Greenwood

Greenwood sits within easy reach of nature reserves, schools, clubs and neighbourhood retail. Exact distances depend on the specific street.

Green spaces

  • Greenwood Park
  • Bukit Timah Nature Reserve
  • Singapore Botanic Gardens
  • Rifle Range Nature Park

Retail & dining

  • Greenwood Mews / Greenwood Shopping Centre
  • Bukit Timah Market & Food Centre
  • Serene Centre
  • Coronation Plaza
  • Adam Road Food Centre

Clubs & community

  • Singapore Island Country Club
  • Raffles Town Club
  • The British Club
  • Nearby golf, racket and sports clubs

Daily essentials

  • Supermarkets in nearby malls
  • GP clinics and dental clinics
  • Petrol stations along major roads
  • Banking branches / ATMs nearby

Amenity details verified via Google Maps / OneMap.sg as of [month/year to be inserted].

Compare District 11 estates

Every D11 estate has a different street feel, tenure mix and price entry point. See how Greenwood compares with its neighbours.

Watten Estate Guide Hillcrest Guide

Thinking of buying, selling or rebuilding in Greenwood?

Get a street-level valuation and a tailored comparable-market report for your Greenwood plot or the streets you are considering.

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FAQ

Common questions about Greenwood

Is Greenwood mostly freehold or leasehold?

Greenwood has a strong freehold and 999-year landed component, although some 99-year parcels exist. Verify the exact tenure and remaining lease for any specific plot through URA caveat records or a title search.

Which MRT stations serve Greenwood?

Botanic Gardens (CC19 / DT9), Tan Kah Kee (DT8), Stevens (DT10 / TE11) and Farrer Road (CC20) are the nearest MRT stations. Actual walking distance depends on the specific Greenwood street; many residents also use bus or car.

Can a foreigner buy landed property in Greenwood?

Under Singapore's Residential Property Act, foreigners generally need approval from the Land Dealings Approval Unit (LDAU) under SLA to purchase landed residential property, with very limited exceptions. Refer to SLA / LDAU for current rules.

What is the typical land size for a Greenwood terrace house?

Terrace plots in the Greenwood area commonly range from roughly 1,800 to 4,200 sq ft, depending on the street. Frontage, plot ratio and zoning determine rebuild potential; exact figures should be sourced from URA caveat records.

How long does a full rebuild take in Greenwood?

A typical full rebuild from design to move-in ranges from roughly 18 to 30+ months, subject to URA, BCA and LTA approvals, builder appointment and construction schedules.

Are there conservation or planning restrictions in Greenwood?

Owners should check the URA Master Plan 2019, URA Landed Housing Area guidelines and any Specific or Gazetted Conservation requirements that apply to the individual plot before committing to a rebuild or A&A.

Seah Siew Yong · CEA Reg. No. R066884C · 89878772 · Huttons Asia Pte Ltd · Licence No. L3008899K

All information is for general guidance only and should not be construed as financial, legal or tax advice. Verify all facts with the relevant authorities before making decisions.