Houses around Stevens

Where this landed

S$10 million does not buy a semi-detached house at Stevens itself. Inside a kilometre of the station the freehold entry is about S$11.2 million, and the brand-new houses on Fernhill Road, five hundred metres from the platform, ask S$14.4 million and S$19.6 million.

So the search went wider, across all of District 10 and District 11: forty-three semi-detached houses listed between S$8.4M and S$10.05M in Tanglin, Holland and Bukit Timah, and another forty-one in Newton and Novena. Stripping out the duplicates left about twenty genuinely different houses. Ten are worth your time.

The geography shifts one stop out in every direction. Botanic Gardens on the Downtown Line, Mount Pleasant on the Thomson-East Coast Line, Sixth Avenue and Tan Kah Kee towards Bukit Timah. All of them are eight to fifteen minutes from Stevens by train, and the land is meaningfully cheaper.

What the market actually paid

Land is the thing being bought, so the only honest test is the asking price divided by the land area, set against what plots of similar size on similar streets have recently changed hands for. These are Urban Redevelopment Authority caveats, not asking prices.

Date	Street	Land sqft	Price	S$ psf land
15 Sep 2026	Namly Avenue	5,092	S$11.40M	2,239
17 Aug 2026	Sixth Avenue	3,496	S$9.00M	2,574
5 Aug 2026	Lantana Avenue	4,171	S$9.00M	2,158
25 Aug 2026	Jalan Jambu Mawar	3,005	S$8.68M	2,888
25 Jan 2026	Jalan Haji Alias	3,527	S$8.90M	2,523
8 Jan 2026	Hua Guan Avenue	3,930	S$8.68M	2,209
19 Jun 2025	Hua Guan Avenue	3,998	S$8.00M	2,001

For a plot between roughly 3,300 and 4,200 square feet, the band is S$2,158 to S$2,574 a square foot, which is S$8.0M to S$9.0M of money. Small plots of 2,200 to 2,400 square feet have been clearing between S$3,485 and S$3,773. Anything asking well outside its band needs a reason, and on this page each one is given.

Best value in the land

Three houses where the plot is priced inside the band, so most of what you pay is buying ground rather than someone else’s renovation.

1

Jalan Bahasa

Off University Road · 8 min walk to Botanic Gardens

S$9,980,000S$2,471 psf land

Land: 4,039 sqft
Built-up: 3,300 sqft
Tenure: Freehold
Condition: Renovated two-storey
Rooms: 4 bed + helper · 4 bath

Why it is here

The biggest plot and the lowest land price in the whole search. It is also the one house whose ceilings you can see in the photographs: exposed timber beams and pitched roofs run through the living hall, the dining room and the attic, where a full-height gable window lights the top floor. One Downtown Line stop from Stevens.

The price test

S$2,471 a square foot of land. The street’s own sales sit at S$2,343 for a 4,066 sqft plot in May 2021 and S$2,591 for a smaller 2,733 sqft plot in June 2025. Dunearn and Tudor Close both traded around S$2,200 in August 2026. The ask is inside that range, and roughly flat against the near-identical plot sold five years ago.

What to watch

Renovated, not rebuilt, so the timber ceilings are original 1980s construction. Check the roof and the termite history. Sold with a tenant at S$10,000 a month until November. Five agents carry it, so the first call sets the relationship.

Open the listing Audrey Wong 9224 9119 · also listed by four other agents

2

Allamanda Grove

Bukit Timah · 1.4 km to Sixth Avenue

S$9,800,818S$2,558 psf land

Land: 3,831 sqft
Built-up: 4,403 sqft
Tenure: Freehold
Condition: Rebuilt / A&A around 2016
Rooms: Master + 4 bed + guest ensuite · 3 activity rooms

Why it is here

Three storeys on a corner plot, already reconstructed once, so you can move in and leave the rebuild for later. Ground floor holds the living, dining, kitchen, a guest ensuite and a helper’s room. The whole second floor is the master plus four bedrooms. The third is three activity rooms, one of them under a raked ceiling with a skylight.

The price test

S$2,558 a square foot of land. The near-identical 3,766 sqft house on this street sold for S$8.375M in July 2021, which is S$2,224. Nothing has traded on Allamanda Grove since April 2022. Around the corner, Sixth Avenue did S$2,574 in August 2026 and the Namly roads have run between S$2,239 and S$2,859 this year. The ask sits inside that.

What to watch

The house is occupied and the photographs are the owner’s, not a photographer’s. Approved gross floor area is 4,403 sqft against 3,831 of land, so the three-storey envelope is close to used up. Ask what is left before planning an extension.

Open the listing Angie Lua 9474 6885

3

Dyson Road

Novena · 980 m to Mount Pleasant

S$10,000,000S$2,576 psf land

Land: 3,882 sqft
Built-up: 3,881 sqft
Tenure: Freehold
Condition: Not stated — ask
Rooms: 6 bed · 5 bath

Why it is here

Six bedrooms on a 3,882 sqft plot, one Thomson-East Coast stop from Stevens, and a rare thing at this money: land and built-up are almost the same number, so you are not paying a premium for a tall thin house. Covered car porch, large balcony, partially furnished.

The price test

S$2,576 a square foot of land, right at the top of the band that 3,300 to 4,200 sqft freehold plots have been clearing at this year. Worth comparing against the other Dyson Road listing, a 2018 rebuild on 2,960 sqft asking S$9,888,888, which works out at S$3,341. You get a thousand more square feet of land here for the same money.

What to watch

The listing gives no build year and the photographs are competent but few. Ceiling height is not stated anywhere. This is a first-viewing candidate rather than a shortlist certainty until you have stood in it.

Open the listing David Wee, ERA · also listed by Rita Ong

Most house for the money

Four where the land is priced above the band, and the premium is going into the building. That can be the right trade if the building is what you want.

4

Greenleaf Avenue

Bukit Timah · buses to Sixth Avenue and Holland Village

S$10,000,000S$2,865 psf land

Land: 3,490 sqft
Built-up: 5,500 sqft
Tenure: Freehold
Condition: Renovated, about S$500,000 spent
Rooms: 7 bed · 6 bath · theatre room · roof terrace

Why it is here

The only listing in the entire search that states a high ceiling, and the photographs back it up: the dining room runs double height with a gallery landing open above it. Five and a half thousand square feet of built-up on a 3,490 sqft plot, a theatre room, a roof terrace under a glass canopy, covered parking for two, and no extension needed.

The price test

S$2,865 a square foot of land, and this is where the page gets uncomfortable. The identical 3,490 sqft plot on this street sold for S$6.45M in October 2021, which is S$1,848. Greenleaf Avenue has never recorded a land price above that. You are paying a 55 per cent premium over the street’s own high, and the renovation cost about S$500,000.

What to watch

The listing states that some images have been virtually staged or decluttered, so walk it before you fall for it. Three floor plans are published, which is more than almost any other house here gives you. Seven bedrooms on this footprint means several of them are small.

Three floor plans are published with this listing: first storey, second storey and attic. They are the last images in the gallery.

Open the listing Bjorn Lim, Nexdoor

5

Off Novena

740 m to Mount Pleasant · 780 m to Novena

S$9,880,000S$2,703 psf land

Land: 3,655 sqft
Built-up: 6,000 sqft
Tenure: Freehold
Condition: Not stated — ask
Rooms: 5 bed + helper · 6 bath

Why it is here

Six thousand square feet of built-up area, the largest house in the whole search, on a 3,655 sqft plot. Open-plan living and dining. Nine minutes from Mount Pleasant, one Thomson-East Coast stop from Stevens, and nine minutes the other way to Novena. Within a kilometre of Anglo-Chinese School and St Joseph’s Junior.

The price test

S$2,703 a square foot of land, about five per cent above the band that comparable freehold plots have been clearing at. You are paying that premium for volume, and on a built-up basis it is the cheapest house on this page at roughly S$1,647 a square foot of floor area.

What to watch

Four photographs and one video for a six-thousand-square-foot house. The rooms shown are empty and the finishes look early 2000s rather than recent. The agent is offering close inspection, so take it. Ceiling height is not stated.

Open the listing Karis Oke 8100 5550, Realstar

6

Greenleaf Place

Bukit Timah · directly beside Greenleaf Forest

S$9,480,000S$2,874 psf land

Land: 3,299 sqft
Built-up: 3,563 sqft
Tenure: Freehold
Condition: Built 2013, fully renovated
Rooms: 4 bed · 4 bath · attic

Why it is here

The cheapest way onto a Greenleaf address, and the tidiest house in the group. Two and a half storeys with an attic, built in 2013 and since fully renovated, four bedrooms and four bathrooms, backing directly onto Greenleaf Forest so the master looks into trees. There is a Matterport tour, so you can walk it tonight.

The price test

S$2,874 a square foot of land, the highest of the larger plots here. The same caution applies as on Greenleaf Avenue: this street and its neighbours have no recorded land sale anywhere near that number. What you are buying is a thirteen-year-old house in move-in condition, not cheap land.

What to watch

Four bedrooms only. If the brief is really five, this one fails it on the plan and no amount of attic helps. Two agents carry the same house at the same price with slightly different floor areas quoted, 3,563 and 3,600 sqft, so get the survey number in writing.

Open the listing Ling Shek, PropNex · also Bernard Lim, Morgan

7

Watten Estate

Watten · agent quotes 746 m to Tan Kah Kee

S$9,180,000S$3,854 psf land

Land: 2,382 sqft
Built-up: 4,200 sqft
Tenure: Freehold
Condition: Built 2022
Rooms: 5 ensuite · 5 bath · corner, dual frontage

Why it is here

The lowest asking price on the page and the newest house, finished in 2022. A corner plot with two frontages, five ensuite bedrooms across 4,200 sqft of built-up, a timber deck onto the garden and a roof terrace. Inside a kilometre of Raffles Girls’ Primary. The street itself is as quiet and leafy as anywhere in this search.

The price test

S$3,854 a square foot of land, the highest here by a wide margin. Small plots do command more, but the recent small-plot sales in this belt ran S$3,485 on Greenleaf Grove and S$3,773 on Jalan Ampang, both in August 2026. This is above both. The larger Watten plots traded between S$2,379 and S$2,969 over the past two years.

What to watch

The plot is 9.3 by 23.8 metres, close to the minimum width a semi-detached house is allowed, so there is nothing to extend into and a rebuild would be tight. The listing states that some images are AI-generated. Insist on seeing which.

Open the listing Damian Tan, Realstar · carried by eight further agents

Buy the plot, build the house

8

Jalan Haji Alias, Namly

Namly precinct · 800 m to Sixth Avenue

S$8,900,000S$2,657 psf land

Land: 3,349 sqft
Built-up: 2,200 sqft
Tenure: Freehold
Condition: Original 1990s two-storey
Rooms: 5 bed · 4 bath, as it stands today

Why it is here

The cheapest entry to a large freehold plot in the Namly precinct, and the one house here that is honestly sold as what it is. An original 1990s two-storey on an elevated, regular 11.9 by 27 metre plot with a wide frontage. You buy the land and the address, then build the house you actually want.

The price test

S$2,657 a square foot of land. A 3,527 sqft semi-detached on Jalan Haji Alias sold for exactly S$8.9M in January 2026, which is S$2,523. So the same money now buys a plot 178 square feet smaller, eight months on. Roughly five per cent ahead of the street, which is close to fair.

What to watch

Two-storey zone, so the envelope is capped. A full rebuild is eighteen to twenty-four months and S$2.5M to S$3.5M on top, which puts the finished number past S$11.5M. Nine different agents are marketing this one house, which usually means a motivated seller and a confusing negotiation.

Open the listing Damian Tan, Realstar · and eight others

One to question before you go

Hua Guan Avenue

S$10,000,000 · 3,993 sqft land · 5,500 sqft built-up · S$2,504 psf land

On paper this is the strongest thing in the search. A 2014 house, three storeys, lift and pool, six ensuite rooms plus two study and work rooms, five and a half thousand square feet of built-up on a 3,993 square foot plot, and a land price of S$2,504 that sits comfortably inside the band. Three reasons to make a phone call before you book a viewing.

One. The listing carries four photographs. All four are of the roof terrace. There is not a single interior shot, and the listing itself states that the photographs are for illustration only.

Two. This street’s own sales tell a different story from the ask. A 3,998 square foot semi-detached on Hua Guan Avenue sold for S$8.0M in June 2025, and a 3,930 square foot one for S$8.68M in January 2026. The ask is fifteen to twenty-five per cent above both, for a plot the same size.

Three. The listing says freehold. The Urban Redevelopment Authority caveats for Hua Guan Avenue all record 999 years from 7 May 1879. That is not a problem in itself, but it is not freehold, and it should be confirmed against the title before anything is signed.

Open the listing Dan Tan, Realstar

Worth stretching for

Two above the S$10 million line. Both are here because the case is strong enough to be worth saying out loud, not because the budget has moved.

9

Kheam Hock · Trevose

890 m to Stevens MRT · 1.1 km to Botanic Gardens

S$11,200,000S$3,182 psf land

Land: 3,520 sqft
Built-up: 5,000 sqft
Tenure: Freehold
Condition: Renovated 2023
Rooms: 5 ensuite + helper · 7 bath · home office · study

Why it is here

This is the only house in the entire search that is actually at Stevens, eleven minutes on foot. It is also, plainly, the best house. Renovated in 2023: marble floors, Poliform carpentry, Miele kitchen, a lap pool framed by greenery off the living hall, a glazed garden room, five ensuite bedrooms, and an attic entertainment hall under a pitched ceiling. Basement parking with an electric-vehicle charger.

The price test

S$3,182 a square foot of land, and it is the one house here priced below its own street. Kheam Hock did S$3,338 for a 2,322 sqft plot in February 2026, and a 3,194 sqft new build fetched S$4,258 in February 2025. On built-up area it is S$2,240 a square foot.

What to watch

Twelve per cent over the S$10M line. That is S$3.41M up front instead of S$3.03M, and about S$73,000 a month of household income instead of S$65,000. If the budget genuinely cannot stretch, say so before viewing, because everything else will look thin afterwards.

Open the listing Andy Cheng, PropNex · also Kua WanTing, PropNex

10

Dunearn Road

300 m — four minutes — to Sixth Avenue MRT

S$10,900,000S$2,290 psf land

Land: 4,759 sqft
Built-up: 4,500 sqft
Tenure: Freehold
Condition: Dated, habitable, 2 storeys + attic
Rooms: 5 bed · 5 bath · nanny room ensuite

Why it is here

Four thousand seven hundred and fifty-nine square feet of freehold land, four minutes’ walk from an MRT station, at the lowest land price of any semi-detached house in either district. It is described as a linked bungalow, meaning only a minimal side connection, and the agent says rebuilding to a full detached house may be possible subject to approval. That is a different asset class from everything else on this page.

The price test

S$2,290 a square foot of land. The best comparison is Namly Avenue, 5,092 sqft at S$11.4M in September 2026, which is S$2,239, and Lantana Avenue, 4,171 sqft at S$9.0M in August 2026, which is S$2,158. This is priced with them, not above them.

What to watch

The house is genuinely dated. Exposed brick, terracotta tile, a conservatory, and the current owners’ furniture in every room. Budget for a full rebuild and treat the existing house as somewhere to live while plans go in. Nine per cent over budget before any of that.

Open the listing Michelle Lee, PropNex 9115 1288

All eleven, side by side

House	Ask	Land	Built-up	S$ psf land	Tenure	Nearest MRT	Condition
Dunearn Road	S$10.90M	4,759	4,500	2,290	Freehold	300 m Sixth Ave	Dated, rebuild
Jalan Bahasa	S$9.98M	4,039	3,300	2,471	Freehold	8 min Botanic Gdns	Renovated
Hua Guan Ave	S$10.00M	3,993	5,500	2,504	Check title	820 m King Albert Pk	2014, unseen
Allamanda Grove	S$9.80M	3,831	4,403	2,558	Freehold	1.4 km Sixth Ave	A&A 2016
Dyson Road	S$10.00M	3,882	3,881	2,576	Freehold	980 m Mt Pleasant	Ask the year
Jalan Haji Alias	S$8.90M	3,349	2,200	2,657	Freehold	800 m Sixth Ave	Original 1990s
Off Novena	S$9.88M	3,655	6,000	2,703	Freehold	740 m Mt Pleasant	Ask the year
Greenleaf Avenue	S$10.00M	3,490	5,500	2,865	Freehold	Bus to Sixth Ave	Renovated
Greenleaf Place	S$9.48M	3,299	3,563	2,874	Freehold	1.5 km Sixth Ave	2013, renovated
Kheam Hock	S$11.20M	3,520	5,000	3,182	Freehold	890 m Stevens	Renovated 2023
Watten Estate	S$9.18M	2,382	4,200	3,854	Freehold	746 m Tan Kah Kee	Built 2022

Sorted by land price. Built-up areas are the agents’ figures and every listing states they are approximate and subject to final survey.

What it costs to get in

This is the part to settle before any viewing. A house at this level is a materially bigger commitment than the condominiums, and the gap is mostly stamp duty and the size of the loan.

S$3.03MCash needed on completion at a S$9.98M price: twenty-five per cent down of S$2.495M plus buyer’s stamp duty of S$538,400.

S$35,735Monthly instalment on a S$7.485M loan over thirty years at the 4 per cent stress rate banks must use. About S$29,600 at 2.5 per cent.

S$65,000Household income a month that implies at the 55 per cent total debt servicing ratio, before any other loan or car is counted.

How that compares

At S$8.9M, the cheapest house here, it is S$2.70M up front and about S$31,900 a month, needing roughly S$58,000 of income. At S$11.2M it is S$3.41M up front, S$40,100 a month and about S$73,000 of income. The S$7M condominium case was S$2.11M and S$45,600.

If this would be a second property rather than a replacement home, additional buyer’s stamp duty of twenty per cent adds roughly S$2.0M on top at these prices. That changes the answer entirely, so it is the first question to settle.

On the ceiling

You said a higher ceiling is the one thing you want, and it is the hardest thing to verify from a listing. Only one of these houses states a ceiling height anywhere: Greenleaf Avenue, which says “high ceiling at dining area”, and its photographs show a double-height dining room open to the landing above.

Two others show it without saying it. Jalan Bahasa has exposed timber beams and pitched roofs through the living hall, dining room and attic, with a full-height gable window at the top. Kheam Hock has an attic entertainment hall under a pitched roof and a living hall that reads tall in every photograph.

Everywhere else, the honest answer is that it has to be measured on site. Bring a tape and a laser. Standard is about 2.7 metres; anything at 3.2 metres or more feels genuinely different, and a double-volume space is usually 5.5 to 6 metres. Ask each agent for the number in writing before the viewing so the visit confirms rather than discovers.

Looked at and set aside

Fernhill Road, two brand-new houses — genuinely at Stevens, five hundred metres from the station, and the reason this page exists. S$14.38M and S$19.6M, so forty-four to ninety-six per cent over budget.
The Moonbeam Walk and Mount Sinai cluster — twelve near-identical listings at S$10.0M on roughly 3,000 square feet, which is S$3,317 to S$3,333 a square foot of land, all on 999-year tenure, and the location is Henry Park rather than anywhere near Stevens.
Vanda Road and Vanda Crescent — two houses at S$9,999,999 on 3,596 and 3,600 square feet, S$2,778 and S$2,781, both sold as A&A or rebuild. First reserves if any of the land plays above fall through.
Namly hilltop, S$11.0M — 3,934 square feet at S$2,796, and only 380 metres from Sixth Avenue MRT. Over budget, but the closest thing to Dunearn Road if that one goes.
Victoria Park Villas, S$8.5M — 99-year leasehold from 2013. Fails the freehold rule outright.
Shamrock Park, Namly Place, S$9.38M — the tenure field on the listing reads “not applicable”, which usually means strata. Not ranked until that is answered.
Holland Road at S$8.5M, and the pair at S$8.95M and S$8,999,999 — renovated, but on 2,180 to 2,200 square foot plots at S$3,887 to S$4,106 a square foot. You are paying detached-house land prices for terrace-sized ground.
Dyson Road, the smaller house at S$9,888,888 — a 2018 rebuild with a lift and a pool, but on 2,960 square feet at S$3,341. The other Dyson Road house on this page gives you nine hundred more square feet of land for the same money.
Hillcrest Park S$9.088M and Tranquil Hillcrest S$10.68M — the first has only 2,000 square feet of built-up, the second is over budget at S$3,028 a square foot of land.
Tan Sim Boh, S$9.88M — a good house on 3,651 square feet, but the nearest station is Toa Payoh. Wrong side of town for this brief.
Namly Estate, brand new for 2027, S$11.0M — a lap pool and a lift, but 2,230 square feet of land at S$4,933 a square foot. The most expensive ground in the whole search.