Fairly some time again, a reader requested for a tour of the Hillcrest space so in the present day we’re headed to the Hillcrest and Greenwood property for a glance. It’s a part of a well-connected landed enclave between Dunearn Street, Eng Neo Avenue, Adam Street, and the PIE. (You’ll be able to drive in by way of Dunearn Street or Eng Neo however in a roundabout way from Adam Street or the PIE.)
The spotlight of the property, moreover the proximity to Nanyang Major (not inside 1 km of lots of the homes within the space), Nanyang Ladies Excessive, RGPS, Hwa Chung, and NJC is the row of shophouses at Greenwood, well-known for Greenwood Fish Cafe, Lana Cake, and different eateries, so let’s begin our walkabout there.
There are 27 shophouses zoned for business use inside this space and, if you happen to’re pondering of branching out from residential properties, there are freehold business models alongside Greenwood Avenue on the market too, reminiscent of this $16 million F&B unit which was listed in 2022. This leaves me questioning how a lot hire the owner has to cost to make the value value it!! In keeping with CBRE, the URA is now not approving new F&Bs within the space so these are comparatively uncommon.
The eating places and retailers are separated from the homes by 2 small roads. The world can get fairly busy within the evenings so I ponder if the noise does spill over. One other factor to notice is that parking is comparatively restricted and the shophouses are well-known sufficient that individuals do drive to the world for meals, so many guests do park outdoors the homes throughout peak hours, which might be reasonably annoying if you happen to’re fortunate sufficient to reside right here! (Once I come right here for dinner, I all the time need to drive fairly deep in to discover a spot to park.)
Notice: on the time of writing, a terrace home was asking for $7.8 million, an outdated semi-D for $8m, with costs going as much as $17m. For those who’re actually eager on the world however have a finances, there’s additionally the 103-year leasehold cluster improvement, The Greenwood, (costs about $4m on the time of writing) in addition to just a few outdated flats.
It’s situated virtually proper on the finish of the property – a few 20 minutes stroll out to Dunearn Street so, ideally, you’ll have a automobile if you happen to reside right here. It’s additionally fairly near the PIE. I couldn’t hear the highway noise from the doorway however I ponder if the models nearer to the PIE do. Once I visited Clementi Park and The Arcadia, each of that are close to expressways, the sound of the visitors was incessant even from inside the (expressway-facing) models.
The upper floor is fairly useful as, in accordance with a 2022 Straits Time article, PUB warns that the Hillcrest space can have a excessive flood danger when it rains closely and the drainage stage within the space reaches 100% (because it did in November 2022.) There was additionally a flash flood warning for the world in 2021, so it seems this wasn’t a one-off incidence!
(RGPS, NJC, and NJC Boarding Faculty are just about proper subsequent to the highway Greenwood Avenue. Actually, the homes reverse the business models are just about sandwiched between the eating places and RGPS so I’d advocate viewing properties right here throughout faculty time and time for supper if you happen to’re noise delicate.)
Oh effectively, they’re not a part of in the present day’s walkabout (and doubtless out of the finances of 99.99% of Singaporeans) so I’ll head again!
As you’ll be able to see, the highway to the left right here goes upslope too, and, a number of photographs in the past, we noticed that the roads to the proper additionally incline upwards, so it appears that evidently Greenwood Avenue (or no less than components of it) is situated on the backside of a shallow valley.
Earlier than the tour, I used to be pondering it could be largely larger homes, given the exclusivity of the world however, really, I’d say no less than 1 / 4 of the property is terrace models! (And with out the congestion issues I’ve seen at different terraced estates. Sure, there are most likely fewer parked vehicles as a result of I went about 5 pm when many individuals are at work. Nonetheless, I’ve been to different terrace estates throughout working hours too, and located the world so filled with parked vehicles that I might barely drive by way of!)
After the playground is The Greenwood and Greenwood Mews, 2 leasehold cluster housing developments. We take the highway in between, Greenwood Lane, to loop again across the playground and head again to the business shophouses. (Greenwood Avenue leads on to Greenwood Lane then Greenwood Terrace after which on to Greenmead Avenue earlier than reaching the shophouses once more, forming just about a closed loop, with a number of streets situated off these 3 major roads.)
As you’ll be able to see, Greenpark Avenue seems actually lush and inexperienced as we’re wanting towards the small inexperienced plot close to Arcadia Street and the PIE. (Arcadia Street is the highway parallel to Greenpark Avenue/Hillcrest Street, however there isn’t any vehicular entry between the two. There’s a small footpath that connects the two roads although, making it very straightforward for residents of The Arcadia and Arcadia Hillcrest to get to Greenwood. Residents of Greenwood/Hillcrest might also need to head over the Arcadia Hillcrest as there’s a small Chinese language eatery and deli there.)
Anyway, I’m going to proceed taking place Greenmead Avenue and never detour off Greenpark Avenue for now.
As talked about earlier than, there are just a few rental developments inside the neighbourhood however these are (at the moment) largely low-density, so the neighbourhood doesn’t really feel congested. Actually, fairly just a few developments inside the space make it to the annual lists of “most certainly to en-bloc!”
Facet word: if you happen to’re confused and need assistance finding the place we’re, right here’s a map of the world. We’re on the dotted line connecting Greenmead Avenue and Hillcrest Street.
We’ve now reached the tip of in the present day’s tour. How did you discover the world? I’ve been right here many occasions however by no means realised that there are such a lot of small connecting paths between the roads, in order that was a pleasant shock. Being situated in Bukit Timah, I’m certain the world wants no introduction however among the facilities within the space are Inexperienced Fairways golf course (10 min drive), The Grandstand, Swiss Membership, Hollandse Membership, Coronation Buying Plaza, Guthrie Home and extra.
Tan Kah Kee MRT additionally makes the world extra accessible for these and not using a automobile. I’m (sadly) sufficiently old that I bear in mind when Tan Kah Kee MRT was constructed and my then-boss, who has a property right here, celebrated how rather more simply she might commute to work! The MRT is a 10-minute stroll from the Greenwood shophouses and you may clearly discover many buses plying Dunearn Street. (No bus stops inside the property, in contrast to Opera Property.)
Bye for now and see you once more subsequent week!
P.S. For those who’re like me, this space is clearly out of your finances, so don’t really feel shy to let me know if there are different areas you need excursions of! (I’m slowly making my manner down the record of requests!)