Greenwood Mews — Strata Landed Resale at Greenwood Avenue, Bukit Timah

WHAT MAKES GREENWOOD MEWS UNIQUE

THE LAST MAJOR LAND PARCEL ON GREENWOOD AVENUE
Greenwood Mews was built on what was the last significant undeveloped land parcel in the immediate Greenwood Avenue vicinity. No comparable development can be built next to it — the surrounding area is fully established with private landed homes, low-rise condominiums and mature greenery. This gives Greenwood Mews a permanence that most developments cannot offer.

LANDED PRIVACY WITH CONDOMINIUM FACILITIES
Strata landed living at Greenwood Mews gives residents something rare in Singapore — the feeling of a house with the convenience of managed facilities. Every unit has its own private basement car park with direct lift access, a private patio that opens directly to a lounge pool, and two full floors plus an attic for living space. At the same time, residents enjoy three 50-metre lap pools, a fully equipped clubhouse gym, spa facilities, dining and BBQ cabanas, and 24-hour security — all maintained by a management corporation.

TWO DISTINCT DESIGN THEMES
Greenwood Mews was conceived with two architectural expressions. The Tropical rows incorporate natural materials, lush planting and a resort feel that blends with the surrounding greenery. The Urban rows bring a more contemporary aesthetic — clean lines, refined finishes and a modern palette. Both themes were designed by Ong & Ong, one of Singapore’s most respected architectural practices.

EXCLUSIVELY SINGAPOREAN BUYER PROFILE
According to URA transaction records, 100% of Greenwood Mews buyers to date have been Singapore Citizens. This reflects the nature of strata landed ownership in Singapore — foreigners are generally not permitted to purchase landed residential property without specific approval. For Singapore Citizens and eligible PRs, Greenwood Mews represents one of the most accessible routes into landed living in the prime District 11 corridor.

GREENWOOD MEWS UNIT TYPES: TYPE A VS TYPE B

Greenwood Mews offers two unit configurations that buyers should understand before shortlisting.

TYPE A — INTERMEDIATE UNITS (40 UNITS)
Type A units are the intermediate houses sitting within each cluster row. They range from 3,003 to 3,272 sqft and account for the majority of the development — 40 of the 62 units. Their floor layouts are designed around a central living and dining area on the ground floor, with bedrooms on the second floor and an attic space above. The kitchen concept in Type A units follows a more compact, efficient configuration suited to everyday family use.

TYPE B — CORNER UNITS (22 UNITS)
Type B units occupy the end positions within each cluster row. They range from 3,100 to 3,369 sqft — slightly larger than Type A — and benefit from additional window frontage and natural light on two sides rather than one. The internal layout differences include a revised kitchen concept, a different guest room configuration and an adjusted bathroom arrangement on the second floor. Type B corner units typically command a small price premium of approximately S$50,000 to S$100,000 over comparable Type A units due to their additional natural light, larger floor plate and greater privacy at the end of each row.

For buyers who prioritise maximum natural light and a slightly more spacious feel, Type B is generally the preferred choice. For buyers focused on value per sqft, Type A offers a compelling entry point into the development at a lower absolute price.

GREENWOOD MEWS FACILITIES: RESORT LIVING IN DETAIL

The facilities at Greenwood Mews go beyond what most condominiums offer — the development was specifically designed as a resort-style residential community where indoor and outdoor living are seamlessly connected.

POOL FACILITIES
The centrepiece of Greenwood Mews is its three 50-metre lap pools — a provision that is exceptionally rare even among premium condominiums in Singapore. Each lap pool is complemented by spa beds positioned alongside the water, an aqua gym for low-impact water-based exercise, a massage suite for resident wellness, and a wading pool for younger children. Private lounge pools positioned between facing rows of houses allow every unit direct pool access from the living area patio — stepping from your home directly into your own pool setting.

CLUBHOUSE AND RECREATION
The Greenwood Mews clubhouse is located near the main entrance and features a basement gym fully equipped for fitness. Dining and BBQ cabanas sit within the landscaped grounds, providing social gathering spaces for residents. An elevated bridge spans the gentle slope connecting the pool area to the main entrance, offering scenic views of the lush surroundings as residents move through the estate.

SECURITY AND MANAGEMENT
The development operates with 24-hour security and guardhouse access. A total of 144 car park lots serve the development including 20 visitor spaces — a provision that is notably generous compared to most cluster developments in Singapore. The estate is maintained by a management corporation that handles all common area upkeep, landscaping and facilities management.

GREENWOOD MEWS: LOCATION AND NEIGHBOURHOOD

Greenwood Mews sits within the Greenwood Avenue enclave — a quiet, tree-lined residential street tucked off Dunearn Road in the heart of Bukit Timah. The immediate surroundings are characterised by Good Class Bungalows, private landed estates and established low-rise developments, creating a calm and exclusive neighbourhood feel that is rare this close to the city centre.

GREENWOOD AVENUE DINING AND LIFESTYLE
Greenwood Avenue itself has developed into one of Singapore’s most charming neighbourhood dining streets. A cluster of independent restaurants, cafes, bakeries and gourmet grocers lines the road, giving residents easy access to quality dining just minutes from their front door. Well-known establishments along Greenwood Avenue include the Greenwood Fish Market, Arcadia Restaurant and a variety of cafes and bistros that have made this enclave a destination for residents across the wider Bukit Timah corridor.

PRIVATE AND RECREATIONAL CLUBS NEARBY
Residents of Greenwood Mews live within easy reach of some of Singapore’s most prestigious private clubs, including Singapore Island Country Club, Raffles Town Club, The British Club and Bukit Timah Saddle Club. For families who value membership club access as part of their lifestyle, few addresses in Singapore are as well positioned as Greenwood Avenue.

NATURE AND GREEN SPACES
Bukit Timah Nature Reserve — Singapore’s most significant primary rainforest — is within easy reach. Singapore Botanic Gardens, a UNESCO World Heritage Site, is a short drive away. The Green Fairways Golf Course and Rail Corridor provide additional recreational options. For families who value daily access to nature, Greenwood Mews delivers an environment that very few Singapore addresses can match.

GREENWOOD MEWS: TRANSPORT AND CONNECTIVITY

MRT ACCESS
Greenwood Mews is accessible from two Downtown Line MRT stations:

• Sixth Avenue MRT (DT7) — approximately 1.65 km, providing direct
access to Botanic Gardens, Stevens, Newton and the CBD
• Tan Kah Kee MRT (DT8) — approximately 1.65 km, an alternative
Downtown Line station serving the same corridor

Both stations are reachable by a short drive or bus ride. For families with children, the MRT provides independent travel options for secondary school students heading to institutions along the Downtown Line.

FUTURE CONNECTIVITY: TURF CITY MRT ON THE CROSS ISLAND LINE
Looking ahead, the upcoming Turf City MRT station on the Cross Island Line — expected around 2032 — will provide Greenwood Mews residents with an additional rail option in the broader Bukit Timah corridor. The Cross Island Line will connect westward to Jurong Lake District and eastward to Pasir Ris, significantly expanding the connectivity profile of the area for both residents and rental tenants. This infrastructure addition is part of the wider Bukit Timah Turf City transformation that will bring new parks, amenities and transport links to the District 11 neighbourhood over the next decade.

ROAD ACCESS
Greenwood Mews is accessible from Dunearn Road through Hillcrest Road, and connects to the Pan Island Expressway (PIE) via Eng Neo Avenue. Bukit Timah Road provides a direct route toward Newton, Orchard Road and the CBD. This road network gives residents flexible driving options whether commuting to the city or travelling cross-island.

GREENWOOD MEWS: SCHOOLS AND EDUCATION

The Greenwood Avenue location places Greenwood Mews firmly within Singapore’s most celebrated school belt. Families considering this development typically do so with multi-phase education planning in mind — from primary through to junior college — and the surrounding institutions cover every stage.

Within 1 km:
• Raffles Girls’ Primary School

Within 1 to 2 km:
• Nanyang Girls’ High School
• Hwa Chong Institution
• National Junior College
• Methodist Girls’ School

The concentration of top-tier schools within this radius is one of the strongest in Singapore. For families planning ahead across multiple children and multiple schooling phases, Greenwood Mews offers an address that remains relevant for education planning over a decade or more.

GREENWOOD MEWS: RESALE MARKET AND PRICING

Greenwood Mews operates exclusively as a resale market — all 62 units were sold during the original launch period and any available units today come from existing owners choosing to sell. This limited secondary supply is one of the factors that supports price stability in the development.

CURRENT RESALE PRICE RANGE
Based on recent URA transaction data and current asking prices, Greenwood Mews units are generally available in the range of S$4.17 million to S$4.73 million. The most recent recorded URA transaction was at S$1,602 psf in June 2023 for a 3,315 sqft unit. Average psf over the last 12 months has been approximately S$1,349 psf, with the last 6 months averaging S$1,336 psf. Type B corner units typically command a premium of S$50,000 to S$100,000 over comparable Type A intermediate units.

UNDERSTANDING THE 103-YEAR LEASEHOLD TENURE
Greenwood Mews is held on a 103-year leasehold from 31 October 2011, meaning approximately 88 years of lease remain as of 2026. For buyers, this is an important consideration. The general guidance in Singapore is that leasehold properties with more than 60 years remaining can still be financed by most banks, and properties with more than 70–75 years remaining generally face minimal resale friction. With 88 years remaining, Greenwood Mews sits comfortably within a range that most buyers and financiers are comfortable with.

Buyers should note that lease decay becomes more consequential as the lease approaches 60 years. For planning purposes, families buying today with a 20-year horizon would still have approximately 68 years of lease remaining at point of resale — which remains financeable under current CPF and banking rules. Buyers are advised to seek independent financial and legal advice on their specific situation before proceeding.

RENTAL PERFORMANCE
Greenwood Mews commands strong rental demand from expatriate families — particularly those with children attending nearby international schools including Swiss School, Hollandse School and Hwa Chong International School. Average monthly rentals have been approximately S$11,000 to S$12,000 per month over the past 12 months, reflecting a rental yield of approximately 3.0% to 3.2% based on current market values.

WHAT IS STRATA LANDED — AND HOW IS IT DIFFERENT FROM FREEHOLD LANDED?

Many buyers researching Greenwood Mews ask this question. The distinction matters for ownership rights, financing and long-term planning.

Strata landed refers to landed properties within a managed development. Owners hold strata title to their individual unit — meaning they own the unit itself — but share ownership of common areas including pools, gyms and landscaped grounds with other residents. A management corporation (MCST) maintains common areas and charges monthly maintenance fees. Greenwood Mews is strata landed.

Freehold landed refers to individual landed properties where the owner holds full title to both the house and the land beneath it, with no shared common areas and no MCST. The owner is fully responsible for all maintenance.

For most families, the strata structure at Greenwood Mews is actually preferable — the maintenance burden is managed professionally, the facilities are kept to a high standard, and the security and landscaping are consistently maintained. The trade-off is monthly maintenance fees, which at Greenwood Mews are in the range of S$700 to S$900 per month based on typical District 11 strata landed developments.

WHO DOES GREENWOOD MEWS SUIT BEST

1. SINGAPORE CITIZENS SEEKING LANDED LIVING IN DISTRICT 11
Strata landed ownership is restricted to Singapore Citizens and eligible PRs. For Citizens who want the space and character of a landed home within a top school belt, Greenwood Mews is one of the most accessible entry points into this asset class in the prime districts.

2. MULTI-GENERATIONAL FAMILIES
With over 3,000 sqft per unit across multiple levels including a basement and attic, Greenwood Mews units accommodate extended family living comfortably. The 4-bedroom plus guest room and helper room configuration is well suited to three-generation households.

3. FAMILIES WITH SCHOOL-AGE CHILDREN
The 1 km proximity to Raffles Girls’ Primary School and the concentration of secondary schools within 2 km makes Greenwood Mews a highly strategic address for families planning education pathways across multiple children.

4. BUYERS UPGRADING FROM PRIVATE CONDOMINIUMS
Many buyers at Greenwood Mews come from private condominiums in the Bukit Timah and Orchard corridors. They value the additional space, the private parking, the landed character and the premium address — while the strata structure means they do not need to manage a standalone landed property independently.

5. INVESTORS SEEKING RENTAL INCOME
The strong expat tenant demand driven by proximity to international schools and private clubs, combined with a rental yield of approximately 3% to 3.2%, makes Greenwood Mews an attractive option for investors seeking a premium residential asset with consistent rental performance.

WHY ENQUIRE THROUGH BUKITTIMAHCOLLECTION.SG

Jon has 13 years of experience specialising in District 10 and 11 properties, with a primary focus on strata landed homes and new launch condominiums in the Bukit Timah corridor. Greenwood Mews is an ongoing project within the Bukit Timah Collection — meaning Jon maintains active knowledge of available units, recent transaction benchmarks and seller motivations that generic portal listings cannot provide.

What you get when you enquire:
• Access to off-market and pre-listing units where available
• Accurate resale price benchmarking based on recent URA transactions
• Honest advice on lease decay implications for your specific buying horizon
• Type A vs Type B unit selection guidance based on your family size and lifestyle needs
• Viewing coordination directly with sellers or their agents
• Virtual tour of the development available upon request
• No pressure — just accurate information when you need it