Jurong Park Landed Estate: A secretive landed enclave near Beauty World Centre

Have you ever heard of Jurong Park Landed Estate? It's a lesser-known landed estate in the West side of Singapore - the more famous landed estate being West Coast and Toh Tuck.

Jurong Park Landed Estate is actually not located in the current Jurong. It's located at 17A Jalan Selanting, behind Jalan Jurong Kechil (near Beauty World).

This enclave of houses is about a 15-20 minute walk from Beauty World MRT. This landed enclave is usually sweepingly looped under the Toh Tuck landed enclave by west-siders.

Why is Jurong Park Landed Estate so unknown?

That's because there are few landed property sales or listings coming from this little landed enclave. Judging from sales records, it appears that residents really enjoy living here (or foresee massive price appreciation in the future) as sales are super few and far between.

There was one sale this year where a detached house here sold for $7 million, and the last sale before that was in 2017 where a semi-detached unit fetched over $3 million.

Jurong Park Landed Estate: Park, Playground, Badminton Court

There is also a smaller park and playground within the estate. I say smaller but it’s actually very sizeable for a playground. The Jurong Park playground also has its own badminton court! 

Jurong Park Landed Estate: Mostly Semi-Detached, Detached Houses

If you’re looking for a terrace house, your only chance here would be the houses along the main road. Bear with me for a few minutes and we’ll head in that direction.

Jalan Jurong Kechil: Five Terrace Houses

The colourful block behind is Sherwood Condominium.

Initially, I was wondering if this row of terraces could potentially be redeveloped into a condo too - if all the house owners formed a block.

However, from the looks of the URA Master Plan (scroll up), it does not appear possible at the time of writing.

Sherwood Condo sits on land with a plot ratio of 1.99 but the terrace houses do not appear to have a plot ratio assigned.

Jalan Jurong Kechil: Former Bukit Batok Primary School

According to the URA Master Plan, the land is zoned residential but it didn’t look like a condo. So, I did a bit of sleuthing and it seems like the land used to be a school (Bukit Batok Primary) but is currently serving as temporary migrant worker housing.

Jalan Jurong Kechil: The Hillford Retirement Condo with Amenities

These are the closest amenities to Jurong Park estate that I could find. The Hillford has a laundry, a 7-11, a bread shop, a butchery, a hairdresser, a preschool, etc.

Jurong Park Landed Estate: Small Condominiums

These smaller condos, such as Grand Regency and Selanting Green, separate the landed houses and the larger development, Signature Park, a freehold development with over 900 units.

Jurong Park Landed Estate: Houses come with basement car parks

Also note that many of the houses here have a structure commonly seen in houses built on sloping land, where the garden and patio is elevated above the car park and basement.

For example, you can see it in the house shown above.

This has the benefit of a breezier, less polluted garden but may be challenging for elderly family members as the rooms in the basements are usually dark, so may not be viable as “granny rooms.”

Moreover, unlike Victoria Park villas, houses in older estates such as Jurong Park usually do not come with lifts so re-building may be necessary if you have mobility-challenged family members.

As you can see from the photo above, the estate is really generously proportioned and parking is not an issue here.

Jurong Park Landed Estate: A peaceful & quiet area

Overall, the entire area felt peaceful, quiet and a great place to live.

Some estates are quite busy and winding, so cycling or playing on the roads can feel perilous – for both the cyclist and driver!

I visited a part of Toh Tuck Estate where the roads were really narrow and bendy, and when I (slowly) turned round the bend, almost ran into kids who, for some reason, were lying down in the middle of the road in the car’s blind spot!

In contrast, the roads here are wide, parallel, and quiet – I would be happy to cycle around the area if I lived here, and driving around this estate is definitely much less stressful!

Jurong Park Landed Estate: Two Childcare Centres

Walk past Jalan Layang Layang, and you reach Jalan Kakatua, which has 2 childcare centres: Bambini (shown above) and Innate Montessori (continue right, down the road).

They also feel bigger because they’re located uphill, so a 3-storey building looks like a 4-storey one when you’re looking up at it from lower-lying land, if that makes sense.

Unfortunately, the greenery does come with its share of wildlife. As I walked towards the end of the cul-de-sac to try and get a better picture of the view, I ran into this monkey.

There was only one though and it seemed rather shy as it ran off the moment it saw me. (Unlike when I visited the houses at Island Country Villas– there were scores of monkeys who were decidedly not afraid of humans. Also no boars, unlike the houses at MacRitchie.)

Jurong Park Landed Estate: A hilly & spacious enclave

I think this photo captures perfectly just how hilly the area is! The house on the right reminds me of the old-school ones I saw at Fuyong Estate (but in better condition, that is.)

Jurong Park Landed Estate: Canossian Convent

Turn to the left, and I see Canossian Convent and Lifesprings Spirituality Centre as well as some landed houses.

Jurong Park Landed Estate: Jalan Selanting

Walking back down to Jalan Selanting, which was where I started.

Jurong Park Landed Estate: A good landed enclave

As you can probably tell, I’m a big fan of this area (alas no budget.)

However, if I had to say which street I’m least fond of, I would have to say some parts of Jalan Selanting wouldn’t be my top choice, as they’re located right next to the high-rise condos.

No view and ventilation or light may also be affected. (Trust me, I know, because I stay on the 3rd floor, a stone’s throw from a 20-storey plus monstrosity. My flat is so dark.)

Jurong Park Landed Estate: Bukit Timah Primary School

Before we conclude, I had better touch upon schools. Jurong Park is within 1 km of Bukit Timah Primary School.

According to Yoursingaporemap, it is just out of range of Pei Hwa but the discrepancy is so slight (like 0.02km or something like that), it would be worth checking for the specific house number you are keen on.

For groceries, besides the 7-11 at The Hillford, there are several specialty shops such as Seoul Butcher and Lotte Mart in the vicinity and Giant at Beauty World (all within 1 km.) There is also Bukit Timah Market and Hawker Centre within 1 km and next to the Toh Yi HDB Executive Maisonettes, one of which recently made the news as the “most expensive HDB executive flat in Singapore.”

If you’re wondering about the Beauty World Master Plan, you can read more about it here and here.

This article first appeared on Stacked.