Touring Greenwood/Hillcrest Landed Property: Freehold Landed Residing Close to Good Eating places – Property Weblog Singapore

Touring Greenwood/Hillcrest Landed Property: Freehold Landed Residing Close to Good Eating places – Property Weblog Singapore

greenwood landed hillcrest road 1

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.

greenwood landed restaurants
There’s additionally a pet store, Truthful Value Specific, Ka-Soh, Chilly Storage, laundry, Nami Korean grill, vintage store, Pepperoni’s Pizza, and Baker and Cook dinner within the space, so residents are fairly well-catered to. Personally, I’d be very joyful to have all these eateries inside strolling distance of my house!
greenwood landed cold storage
The world has a stunning residential/village vibe and I noticed a comparatively giant variety of individuals biking across the property. (You do get vehicles driving by way of the property however I’m guessing it’s primarily residents as there are few sufficient that individuals cycle round.)
greenwood landed fairprice
Ah, spot one other bike owner within the distance! 

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.)

greenwood landed homes
Taking a photograph of the homes throughout the highway from outdoors the retailers so you’ll be able to decide the space for your self. This a part of the property is principally semi-Ds.
greenwood landed valet
I assume the eating places are conscious of the parking difficulty too, as this restaurant gives complimentary valet! 
greenwood landed sold
The parking difficulty doesn’t detract from the attraction of the property although as properties right here nonetheless command very excessive costs (and may promote, because the “Offered” signal within the background reveals!)

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.

greenwood landed greenwood mews
Right here’s what the doorway to Greenwood Mews seems like. In keeping with an indication, you’ll be able to nonetheless purchase or lease properties instantly from the developer, Far East. 

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. 

greenwood landed homes 2
I actually appreciated the shutters/privateness screens on this property so took a photograph to share with you!
greenwood landed landed homes 3
Stroll just a few steps previous the shophouses and also you attain Greendale Ave, the place we will discover some larger properties situated on larger floor. (In case you have sharp eyes, you’ll have famous that the home on the proper is present process building, one thing we’ll see fairly a little bit of on this neighbourhood. There are fairly just a few older-style properties within the space too, so we’ll most likely see steady rebuilding sooner or later to maximise the plot ratios and whatnot.)

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!

greenwood landed homes 1
One other cute home I believed I’d share a photograph of!
greenwood landed homes 4
I believe this Is NJC Boarding Faculty and never a rental if my map-reading abilities show correct…

(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.) 

greenwood landed parking
Wanting into one other facet highway on the proper – you’ll be able to see the land right here shouldn’t be flat as the homes on the proper are once more on larger floor.
greenwood landed cul de sac
Stroll down a bit extra and also you see this on the left. I ponder the place it goes so I resolve to take the trail and see.
greenwood landed drain
You find yourself crossing a big drain.
greenwood landed parking 2
Ah, the trail really takes you to Oriole Crescent, which leads onto Ash Grove then Linden Drive. 
greenwood landed road
They are saying comparability is the thief of pleasure and, certainly, although the homes at Greenwood seemed spacious earlier, those on this property look even larger!

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!

greenwood landed road 2
Again at Greenwood. As you’ll be able to see, though I discussed that parking could also be a difficulty throughout peak hours, it was not an issue once I visited within the early night (about 5 pm) and the roads have been comparatively empty and simple to drive by way of.
greenwood landed road 3
Extra building. I additionally assume it’s fascinating how this home is situated on a slope (we will see how the hedge shouldn’t be an ideal rectangle.) I ponder in the event that they needed to excavate a part of the bottom to construct it.
greenwood landed green
There may be additionally a decent-width pavement right here for individuals who wish to take strolls round their neighbourhoods. (Some estates don’t have any pavements for pedestrians and you have to share the highway with the vehicles, which is usually a headache for each pedestrians and drivers!)
greenwood landed landed 5
Heading deeper in – as you’ll be able to see, but extra building on my proper and, because it’s a dotted white line, each your guests and guests to the Greenwood eateries can park proper outdoors the homes.
greenwood landed greenwood grove
There are additionally a number of cul-de-sacs off the principle highway the place one can park.
greenwood landed sunset ave
Ah the highway to the left, connecting Greenwood Avenue and Oriole Crescent is known as Sundown Avenue – to not be confused with the opposite Sundown space in D21 close to Clementi Park Condominium (Sundown Means, Sundown Drive, and so forth.) 

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.

greenwood landed slope
Right here’s a greater picture if you happen to’re questioning how steep the incline is!
greenwood landed parking house
Lastly, we see some terrace homes! They have been solely indifferent homes and semi-Ds beforehand. Though that is the upper density bit (terrace vs indifferent/semi-Ds), the roads have been nonetheless very clear and I didn’t expertise the cluttered parking/congestion points that I’ve seen at different terrace housing estates.
greenwood landed terrace
Though the best way this automobile is parked is definitely fascinating! (Or ought to we are saying thoughtful (assuming it’s the automobile of the home proprietor/visitor, that’s)? Because it’s parked in such a manner that it doesn’t impede the circulate of visitors in any respect, though, legally, it’s allowed to park on the highway correctly.
greenwood landed parking 3
Extra terrace homes. 

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!)

greenwood landed greenwood playground
We attain Greenwood Crescent, the place you could find extra terrace homes in addition to a big playground.
greenwood landed greenwood playground 1
It’s a superb measurement however not as spectacular as those at Jurong Park or Greenleaf. (No basketball or badminton courts right here!) Having mentioned that, the plot sizes listed below are giant sufficient that I handed a number of homes with make-shift basketball hoops of their yards.
greenwood landed parking 5
There are homes bordering the playground which is simply outdoors the image, on the left. At 5 pm, there was nobody utilizing the playground so the world was fairly quiet.
greenwood landed parking 6
As you’ll be able to see, there isn’t any lack of alternative if you would like a terrace unit right here (though the costs aren’t a lot too totally different from semi-Ds. On the time of writing, a nook terrace was asking $7.8m- $8m while semi-Ds began from $8m for outdated models.)

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.)

greenwood landed parking 7
Bye bye terrace homes – Greenmead Park has extra spacious properties.
greenwood landed greenpark ave
To the left is Greenpark Avenue, a highway that leads onto Hillcrest Street and then joins Greenmead Avenue once more, after we’re nearer the business shophouses (i.e. the highway varieties a closed loop)

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.)

greenwood landed green 2
That is the trail I discussed – it could look secluded and “scary” nevertheless it’s really a really brief stroll.

Anyway, I’m going to proceed taking place Greenmead Avenue and never detour off Greenpark Avenue for now.

greenwood landed road 7
Heading again down Greenmead. As highlighted beforehand, we’re again to semi-Ds right here.
greenwood landed gate
Fairly just a few of the homes alongside the left facet of Greenmead Avenue are located superbly. They’re perched on larger floor and have unblocked views!
greenwood landed road 4
As this picture reveals, a lot of the properties right here haven’t been rebuilt and are nonetheless 2 tales to allow them to probably be expanded by constructing larger. 
greenwood landed homes 5
As we head nearer to the shophouses, we see Arcadia rental within the background, so the view right here isn’t fairly as unblocked. Having mentioned that, Arcadia continues to be far sufficient away that you just received’t really feel hemmed in.

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!”

greenwood landed homes 6
This seems fascinating. Let’s see the place it leads!
greenwood landed stairs
Fairly a steep flight of stairs! Do you see what I imply about Greenmead Avenue being on larger floor? (That’s Hillcrest Street under us.)
greenwood landed stairs 1
Homes line either side of the steps.
greenwood landed gate 2
Some have backdoors main out in the direction of the steps!

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.

greenwood landed cul de sac 2
That is what we see after we attain the underside. If I flip left forward, I’ll attain Greenpark Avenue and the trail that brings us to Arcadia Street (see picture under for the view to the left.)
greenwood landed empty road
Extra decisions for terrace models right here, though I personally want those at Greenwood as these have a excessive rise looming proper behind them and are situated on decrease floor.
greenwood landed terrace 2
Shut-up of the home so you’ll be able to decide the proximity to the condos your self.
greenwood landed hillcrest
Bear in mind what I mentioned about rebuilding/plot ratio maximisation? Right here’s an instance for you – the brand new homes seem like they’re twice the dimensions of the older ones!
greenwood landed road walk
See what I imply concerning the leisurely, residential really feel of the neighbourhood?
greenwood landed road 5
Strolling again to the shophouses, a part of the highway slopes gently upwards. On our left, we see one other playground, the Watten Heights Playground (this highway leads us to Watten property.) That’s nice for residents of Hillcrest Street as you don’t need to courageous the steep steps to achieve Greenwood Crescent playground, which we noticed beforehand!
greenwood landed restaurant
And this brings us again to the shophouses (the shorter row within the background of the picture), the place we began our journey!
greenwood landed restaurant area
Bear in mind I discussed restricted parking? The areas on the proper are just about all of the designated parking areas the shophouses have! Barely sufficient for one restaurant not to mention so many!
greenwood landed parking 8
Take this highway, in entrance of the shophouses, and we are going to see NJC and RGPS. (Actually a stone’s throw from the shophouses!)
greenwood landed NJC
The blue constructing on the left is RGPS and this highway right here brings us to NJC!

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!)