138 Jalan Besar: A decision review for students looking for an ensuite in central Singapore
If you are searching for student housing in Singapore, you have likely come across properties near the city’s main campuses. 138 Jalan Besar is a purpose-built student accommodation offering ensuite rooms in a location close to multiple universities. This review uses only the property’s published data and resident feedback to help you decide whether it fits your needs.
Who this residence suits
Students who value a central location and a quiet environment. The property is situated along Jalan Besar, within walking distance of several university campuses and public transport links. One parent, S S Family First, noted: “Nice place for students, very calm and quiet with all the facilities. Our daughter is staying here and finds it very convenient. It is close to her University.” If you want to avoid long commutes and prefer a residential setting that is “calm and quiet”, this property may work well.
Students comfortable with communal living in an ensuite setup. All unit types at 138 Jalan Besar are ensuites, meaning you get a private bathroom but share common areas such as kitchen, living room, and laundry facilities. Resident Rutuja Prabhune described the experience: “Nice place to live, enjoy and study. Making New Friends from different cultures. Also Accomodations has celebration such as Chinese New Year, Christmas celebrations etc. Campus by the assembly place feels like home far away from your home.” If you are looking for a socially active environment with organised events, the community aspect could be a plus.
Students willing to pay a premium for a managed residence. The monthly indicative rent ranges from SGD 2,200 to SGD 2,500, which is significantly higher than the city’s advertised from-price of 207 SGD (indicative — confirm with the operator what period this from-price covers). At the time of writing, the cheapest listing in Singapore starts around 207 SGD, but that typically reflects a per-week rate for a basic room. 138 Jalan Besar’s monthly price includes WiFi, laundry facilities, and all bills — a convenience that may justify the cost for students who prefer not to handle utility accounts or internet setup.
Who this residence may not suit
Students on a tight budget. The monthly rent is well above most entry-level shared rooms or HDB flats. The city has over 129 student housing options (based on the same platform), many of which fall below the 2,000 SGD mark. If you are cost-conscious, you will find cheaper alternatives, though likely with fewer included amenities or longer lease commitments.
Students who expect a fully furnished, turnkey move-in. Resident Ian Chan, who stayed for half a year, pointed out: “The rent is not cheap, but everything need to prepared by yourself including the blanket. Also need to pay for the washing machine and dryer and clean the bed sheet yourself. Outdoor gym is so hot and the fan were broken.” In other words, while the room itself may be equipped, you may need to bring your own bedding (pillow, blanket) and factor in additional costs for laundry (pay per use) as well as time for cleaning your own sheets. The outdoor gym’s broken fan also suggests maintenance could be inconsistent.
Students who need a short-term stay shorter than 3 months. The minimum lease is 3 months, which is relatively flexible compared to many contracts that require 6 or 12 months. However, if you are only in Singapore for a summer internship or a 1-month course, this property will not allow a shorter booking. Always confirm with the operator whether a shorter stay might be possible — the data does not indicate any option below 3 months.
What residents actually say (verbatim from published reviews)
The property holds a Google rating of 4.5 out of 5 based on 52 reviews. Three reviews were provided in the dataset:
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Ian Chan (3/5): “Have a really cozy environment nearby. The rent is not cheap, but everything need to prepared by yourself including the blanket. Also need to pay for the washing machine and dryer and clean the bed sheet yourself. Outdoor gym is so hot and the fan were broken. (Half year staying experience.)”
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Rutuja Prabhune (5/5): “I came at campus by the assembly place in May 2025. And it was great living here. Nice place to live, enjoy and study. Making New Friends from different cultures. Also Accomodations has celebration such as Chinese New Year, Christmas celebrations etc. Campus by the assembly place feels like home far away from your home”
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S S Family First (5/5): “Nice place for students, very calm and quiet with all the facilities. Our daughter is staying here and finds it very convenient. It is close to her University.”
Note: The review by Rutuja Prabhune refers to “May 2025” – we are writing for 2026/2027 reference, so the timeline in that review is historical.
Price positioning and room-type guidance
- Indicative price: SGD 2,200–2,500 per month (ensuite; all bills included, WiFi and laundry facility). This is an indicative figure — confirm with the operator for the exact rate for your move-in date.
- City context: Singapore’s student housing market has a wide range. The platform’s city from-price is 207 SGD (likely per week, but the duration is not stated — clarify with the operator). At 2,200–2,500 SGD per month, 138 Jalan Besar sits in the mid-to-high segment for en-suite accommodation. It is not the cheapest, but the bundled utilities and social programme may appeal if you prioritise convenience.
- Room types: All units are ensuites. You will have a private bathroom, but share kitchen, living, and laundry areas. There are no studios or one-bedroom apartments listed for this property. If you need full privacy, a different residence with self-contained units might be better.
- Lease length: minimum 3 months. Some operators offer discounts for longer stays (e.g., 6 or 12 months). Ask about pricing for extended contracts.
Booking timing
- Availability status: The data tag includes “not_available”, which may mean the property is temporarily full or not accepting new bookings. However, as of the data date (July 2026), you should confirm directly with the operator whether rooms are available for your desired term in 2026 or 2027.
- When to book: For a move-in in August/September 2026 (typical university intake), securing a room by March–April 2026 is common for popular properties. For 2027, start inquiring at least 4–6 months ahead. Since this property has only 52 reviews and a relatively small number of units (not specified), demand may be moderate, but early booking is always safer.
- Cancellation policy: Not provided. Ask the operator about the terms before paying any deposit. The minimum lease is 3 months, so you will likely be liable for the full period.
Frequently asked questions
What is included in the rent?
The rent includes Wi-Fi, laundry facility access (but not the usage fee — see Ian’s review about paying for the washing machine and dryer), and all bills (electricity, water, gas). You need to bring your own bedding (blanket, pillows) and possibly kitchen essentials. The outdoor gym is free but was reported with a broken fan.
Is the residence close to universities?
Based on resident reviews, one parent said it is “close to her University”, and another resident referred to “campus by the assembly place”. While the exact universities are not named in the review, the property is located in the central Jalan Besar area, which is within travel distance to several Singapore universities. The city data shows that the platform lists properties near major universities. Use the property’s address (Singapore 208868) to check proximity to your campus via a map service.
Can I book for a 1-month stay?
No. The minimum lease is 3 months, according to the data. If you need a shorter period, you must look for other properties that offer weekly or monthly rentals without a 3-month minimum. Contact the operator to confirm if any exceptions exist.
Sources & data date
All data used in this article is from the property’s official listing (source: amber, ID 2301632) as of July 2026. Prices are indicative — confirm with the operator. Reviews are quoted verbatim from Google. City from-price and property count are from the same platform and are indicative.
If you need live availability or a personalised recommendation based on your preferred dates and budget, use the on-site assistant on the listing page. It can check current room inventory and fees for 2026–2027.
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