Overview & Key Facts
GREENWOOD MEWS is a 103 yrs lease commencing from 2011 condominium at GREENWOOD AVENUE in District 11 (CCR), developed by .
Location & Connectivity
GREENWOOD MEWS is approximately 1100m from Sixth Avenue MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sixth Avenue | Downtown Line | 1.1 km |
| Tan Kah Kee | Downtown Line | 1.3 km |
Schools & Education
10 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | International | 740m |
| National Junior College | Secondary | 1.1 km |
| National Junior College | Jc | 1.1 km |
| Hollandse School | International | 1.3 km |
| Lycee Francais de Singapour | International | 1.4 km |
| SJI International School | International | 1.5 km |
| Hwa Chong International School | International | 1.7 km |
| German European School Singapore | International | 1.8 km |
Market Position
GREENWOOD MEWS has recorded 5 sales at an average price of $4,438,218.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 2 | $1,283 psf | — |
| 2023 | 1 | $1,602 psf | ↑ 24.9% |
| 2025 | 2 | $1,350 psf | ↓ 15.8% |
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GREENWOOD MEWS prices have cooled 15.8% from the 2023 peak, yet remain 5.2% above where the series began in 2022.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, international school families and long-term hold (10+ yr). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
mrt-walkable commuters, en-bloc speculators and freehold / generational hold should probably look elsewhere. MRT proximity is the standout commute feature for daily transit users.
One caution flagged here: avoid if mrt-dependent — MRT is ~1103m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
GREENWOOD MEWS is a 103 yrs lease commencing from 2011 development in District 11 (CCR), offering a gross yield of 3.0%.
At ~$1,350 psf, it reflects its premium CCR positioning.
Explore the full GREENWOOD MEWS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GREENWOOD MEWS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (1.7 km away), an upgrader gap of about $3,600,000
- Kallang/whampoa — 4-room average $882,887 (2 km away), an upgrader gap of about $3,550,000
FAQ
What is the average PSF for GREENWOOD MEWS?
Is GREENWOOD MEWS freehold?
What is the rental yield for GREENWOOD MEWS?
Which MRT is nearest to GREENWOOD MEWS?
Sources & Next Steps
- GREENWOOD MEWS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions
- Rental data: 172 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 5 records analysed · Source: URA private-sale caveats