A quiet, low-rise neighbourhood of detached and semi-detached homes tucked behind Sixth Avenue.
Explore the guideNamly is one of those District 10 neighbourhoods that is easy to miss on a map and hard to forget once you have walked it. The eight Namly-named roads sit just behind Sixth Avenue, shielded from Bukit Timah's busier traffic by mature trees and low-rise frontages. The estate is almost entirely landed — detached, semi-detached and a smaller number of terraced houses, most freehold. There is no condo tower here, no through-traffic arterial, no large commercial strip.
Because the area is compact, every street is within a few minutes' walk of Sixth Avenue MRT and the small cluster of shops and eateries around Guthrie House. The downside of that compactness is scarcity: transactions are infrequent, and the few that occur are closely watched. This guide is built from verified URA transaction records and planning facts. Where we do not yet have reliable street-level detail, we say so rather than fill the page.
Namly Avenue runs roughly east–west, connecting the smaller Namly roads to the Sixth Avenue corridor. Fifth Avenue lies to the north; the Bukit Timah and Dunearn arterial roads are a short distance to the south.
Sixth Avenue MRT on the Downtown Line is within walking distance, and the small retail cluster around Guthrie House — supermarket, cafés, clinics — is the nearest daily amenity. The larger Bukit Timah Market and food centre is a few minutes' drive or a relaxed walk away.
The URA private residential transaction dataset recognises eight Namly-named streets. Namly Avenue is the principal road; the rest are smaller cul-de-sacs and loops that branch from it.
When verified transaction histories and planning notes for individual streets become available, each will be expanded into its own short profile. Until then, the estate-level observations below are the most reliable reference.
The defining feature is the canopy. Mature rain trees arch over narrow roads, and the two-storey height envelope keeps the neighbourhood consistently low-rise. There is little cut-through traffic, so the streets stay quiet for most of the day.
You will find original 1970s and 1980s houses sitting alongside newer rebuilds. That mix means condition, layout and build quality vary significantly from plot to plot — a key reason why two transactions on the same road can look very different on paper.
Sixth Avenue MRT, the Guthrie House cluster and the wider Bukit Timah school belt are all close. The trade-off is that Namly itself has no shops: it is a purely residential pocket, which is part of its appeal.
Before buying in Namly, look past the address and check the specific plot and planning envelope.
The estate is predominantly freehold. That is unusual for Singapore and a material consideration for buyers comparing Namly to leasehold alternatives elsewhere in District 10.
Namly sits within a URA landed housing zone. Plot ratio, height, setback and site-coverage rules determine what can be rebuilt. Always verify the latest URA Master Plan and any specific site constraints.
Many plots suit redevelopment, but the value of a rebuild depends on land regularity, frontage width, road reserve and whether the house sits on a corner or intermediate site.
Some lanes are narrow and feel intimate; others are wider and more open. Parking, entry orientation and the amount of passing traffic vary by street, so walking the road at different times is worth the effort.
Headline prices in Namly can be misleading without context. A $10 million sale sounds dramatic, but it matters enormously whether that figure bought 3,000 sq ft or 5,000 sq ft of land, a rebuilt house or an original condition home, a wide frontage or a deep, irregular plot.
Land PSF is the more useful comparison metric, yet it still does not scale linearly. Larger plots usually trade at a lower land PSF because the marginal square footage is worth less per foot than the core plot. Condition, rebuild status, frontage and corner position widen the gap further. When reviewing comparables, adjust for these property-specific characteristics rather than relying on the address alone.
Only verified records are shown. The two 2026 Namly Avenue sales below illustrate why headline price and land PSF should be read together.
| Sale month | Street | Type | Land area | Price | Land PSF | Tenure |
|---|---|---|---|---|---|---|
| Apr 2026 | Namly Avenue | Semi-detached | 3,192.60 sq ft | $8,800,000 | $2,756 | Freehold |
| Sep 2026 | Namly Avenue | Semi-detached | 5,092.45 sq ft | $11,400,000 | $2,239 | Freehold |
Reading the numbers. Both sales are freehold semi-detached houses on Namly Avenue, yet the larger plot transacted at a lower land PSF. That is not a contradiction: land PSF usually falls as land area rises, because buyers rarely pay the same per-square-foot rate for every additional square foot. Condition, frontage and buildable envelope would widen the spread further. The useful question is not which house was "more expensive," but what each price bought.
Source: URA private residential property transaction data, supplied CSV extract covering January 2025–October 2026.
Whether you are considering a sale, a purchase or a rebuild, the right next step depends on the specific plot, the current market and your timeline. I work with a small number of District 10 landed clients at any time, so the advice stays specific.
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Corvin Homes is a District 10 landed property intelligence and advisory practice. The focus is on verified market insight, clear planning context and advice that fits the specific house you are buying or selling — not generic market commentary.
Namly is a landed housing estate in Singapore District 10, located just off Sixth Avenue near the Bukit Timah corridor. Sixth Avenue MRT on the Downtown Line is within walking distance.
Namly is almost entirely landed housing: detached, semi-detached and a smaller number of terraced houses. The majority are freehold.
No. Namly Avenue is the main road through the estate. The broader Namly area also includes Namly Crescent, Namly Drive, Namly Garden, Namly Grove, Namly Hill, Namly Place and Namly Rise.
Land PSF is affected by land area, condition, rebuild status, frontage, corner position and plot regularity. Larger plots usually trade at a lower land PSF because buyers pay less per square foot for marginal land.
Namly sits within the wider Bukit Timah school belt. If a specific primary school is important, verify the exact distance against the MOE's official 1 km list for the relevant registration year.
Arrange a private consultation to discuss verified market insights, availability and what to watch for on a specific street.