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  • Writer's pictureJoshua Loo

Review: 38 Jalan Kembangan

Updated: Oct 12, 2020


This is a review on some properties which are currently marketed by Estate Magnates. This is to provide potential buyers with a more in-depth view of the property and have all the details needed to make a well-informed decision. The full listing can be found here on PropertyGuru. Should you require more information, feel free to write to or contact Joshua Loo at +6596329840!

This review is written based on permission given by the seller and I will be serving his interest as I am representing him in this sale transaction.


38 Jalan Kembangan Review

When it comes to landed property sites, Kembangan might be a residential area that is typically not known as compared to other more high-profile areas such as Frankel/Opera Estate. After all, its located closer to the quiet areas of Bedok.

Frankel/Opera Estate might be a more popular pick in regards to landed residential areas, as it is considered by many as the “Bukit Timah of the East”. However there are some good reasons to why a homeowner might prefer to pick living in Kembangan instead, which I will detail in depth below.

Why You Should Consider Buying This Property

Competitive Pricing

Terrace Houses, Frankel Vs Kembangan Sales Transaction

Let us get the pricing out of the way. The asking price for 38 Jalan Kembangan is $3.45m negotiable. ($2,204 PSF). At first glance, it might seem to be that 38 Jalan Kembangan is way overpriced. However, do consider that the average rebuilding project usually costs upwards of $240 PSF Cross Floor Area (CFA) for terrace houses, which means for a buildup of 4,500 sqft, it will cost the real estate developers ($240*4,500) $1.08m to rebuild this project!

Technically, $1.08m is the breakeven point for most real estate developers, as they will usually add a slight markup to their projects for a profit (Think about 10-15% of final costs, which is around 300k for a project of this size).

If you were to reverse calculate the expenses of the real estate developers and implement it into the average asking PSF of landed properties in the area, you will realize it will be the same or even higher.

A point of contention is that the increased costs can usually be removed if you were to exclude the profits of the real estate developer and orchestrate the entire building process yourself.

However, it takes a lot of effort to orchestrate the entire process and you will be highly susceptible to the financial risks of being involved in the construction industry. This requires your full attention outside your full-time job, which can be exhausting.

Hence, I believe saving these costs is not really worth the effort, which can be better prioritized.

Good Accessibility

Sometimes, a prestigious address can supersede its on the ground practicality. If you were to pit a Bukit Timah landed property fan versus an East Coast landed property fan in a discussion on which is the best residential enclaves, you will realize that both have its merits and demerits. This discussion, however, will more than often have a lack of pleasantries (laughs).

My opinion is that one should never place too much emphasis on having a prestigious address, but to focus more on the practicality of your next future home.

Overlay of Condo Sites Kembangan and Frankel

The above image demonstrates my point.

Both the Kembangan (Blue) and Frankel Estate (Orange) Landed Areas are highly accessible as they are flanked by major roads like Pan Island Expressway (PIE), Changi Road, East Coast Road and East Coast Parkway (ECP).

However, one major drawback of landed residential enclaves is poor accessibility. After all, your children sure are not able to drive their own cars! This is where Kembangan really shines.

Kembangan MRT is very accessible to the landed units situated in Kembangan. You might mention that this MRT is equally accessible to the Frankel units too. However, most of these units are still located rather far away and not within walking distance.

Although not as popular as the Joo Chiat shophouses, Changi Road is lined with a good selection of shophouse eateries and conveniences too!

Changi Road Shophouses

Walkable Distance to Kembangan MRT

Only a 100 metres walk to Kembangan MRT!

1 minute walk to Kembangan MRT

38 Jalan Kembangan MRT

Need I say more? Think about the convenience for your children!


Uninspired Design

The building works are still not completed, so do take this point with a grain of salt.

From first glance, the building façade which is ultimately very similar to other landed developments which the real estate developers have previously released. It does not suit my personal tastes.

However, the internal layout shows that space is very well utilized.

38 Jalan Kembangan First Floor Plan
38 Jalan Kembangan First Floor Plan
38 Jalan Kembangan Second Floor Plan
38 Jalan Kembangan Second Floor Plan
38 Jalan Kembangan Third Floor Plan
38 Jalan Kembangan Third Floor Plan
38 Jalan Kembangan Attic Plan
38 Jalan Kembangan Attic Plan

Mortgage Repayment Numbers

If you are intending to proceed with a 75% loan amount (S$2,587,500), with a tenure of 30 years and an interest rate of 1.5% (i.e. because of the current COVID-19 situation, banks are offering a much lower rate at the moment.

The estimated monthly repayment cost will be S$8,930/month.


  • Competitive Pricing

  • Good Accessibility

  • Walkable Distance to Kembangan MRT


  • Uninspired Design


Landed residential enclaves usually sacrifice the convenience for privacy, however, 38 Jalan Kembangan is located strategically 1 minute away from Kembangan MRT. This makes it highly accessible for families as children are often the ones who suffer the most from traveling.

Pricing for 38 Jalan Kembangan remains competitive after rebuilding costs, while still remaining more affordable that Frankel Estate properties.

However, its bland design might be a setback to homeowners who prefer something more inspired.


If you are a buyer of a co-broke agent that is interested in this property, feel free to contact me at +6596329840 or I will provide for you a full breakdown into the property.

Are you interested in rebuilding a property in the future and will require further assistance? I work with trusted partners in the construction industry to realize your dream home. If you are interested to learn more, let me invite you to coffee!

I’ll share with you a list of preferred sites for your rebuilding project, along with known experts in the rebuilding industry to push forward your ideas into reality.

The views, thoughts, and opinions expressed in the text belong solely to the author, and not necessarily to the author’s employer, organization, committee, or other group or individual. The author does not accept any responsibility whatsoever for any harm or loss arising from accessing or relying on information contained in this blog post.


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