Azalea Park Condominium occupies a quiet pocket of District 17 in the Loyang/Pasir Ris stretch of the eastern OCR — a 316-unit development completed in 1996 by Tripartite Developers, the Hong Leong-linked vehicle behind a long list of late-1990s Singapore residential projects. Its lease is the unusual headline: a 999-year tenure from 1885, which the market treats as functionally freehold for every practical purpose — CPF, bank tenure, lease-decay arithmetic, exit liquidity. That sets Azalea Park apart from the cluster of 99-year leasehold neighbours that dominate Pasir Ris and frames the entire investment conversation differently. For families weighing east-fringe affordability against the freehold premium, and for investors watching the Cross Island Line roll into Pasir Ris later this decade, Azalea Park is a project worth understanding on its own structural terms. This review covers the development’s position within the wider URA District 17 dataset, its tenure economics, Pasir Ris connectivity upside, and the renovation realities of 1996-vintage stock.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 17 is a two-character district. Loyang and Pasir Ris are residential in nature, weighted toward landed enclaves, HDB blocks, and a relatively thin layer of private condominium stock — the kind of east-fringe locality where transaction volumes are smaller than the central districts but where freehold land carries genuine scarcity value. Azalea Park sits within walking distance of Pasir Ris MRT on the East-West Line, the terminating station that connects residents through to Tampines, Bedok, Paya Lebar, and onward to the CBD. The Cross Island Line is the larger 2030s catalyst: Pasir Ris becomes an EWL/CRL interchange when CRL Phase 1 opens, materially upgrading the district’s connectivity to Punggol, Hougang, Ang Mo Kio, and the western corridor without a central-area transfer. Pasir Ris Park, Downtown East, and the White Sands retail cluster anchor liveability; Loyang Industrial Park and the wider Changi employment belt provide local job catchment. Within this setting, Azalea Park’s 999-year tenure is the structural differentiator. Most condo competitors in the immediate vicinity are 99-year leasehold projects from the same 1990s vintage that are already passing or approaching the 30-year mark; Azalea Park sits effectively outside that decay curve. The 316-unit size keeps the development mid-sized — enough for amenity scale typical of a 1996 Hong Leong project, small enough to avoid the management overhead of mega-developments. Map adjacent stock and price gradients via the D17 price heatmap.
We track 57 sales and 275 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AZALEA PARK CONDOMINIUM dashboard.
- Average sale price: $1,396,342 across 57 transactions
- Estimated gross rental yield: 3.1%
- District 17 PSF ranking: Mid-range (top 69%)
- 999 yrs lease commencing from 1885 · OCR · D17 · 316 units
About AZALEA PARK CONDOMINIUM
AZALEA PARK CONDOMINIUM is a 999 yrs lease commencing from 1885 condominium, located at FLORA ROAD in District 17 (Changi, Loyang) (Outside Central Region), developed by TRIPARTITE DEVELOPERS PTE LTD, comprising 316 residential units, completed in 1996.
With approximately 69 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at AZALEA PARK CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 13 | $1,051 psf | $934,231 |
| 3 BR | 21 | $1,029 psf | $1,366,952 |
| 4 BR | 23 | $1,070 psf | $1,684,369 |
Sales Market Overview
AZALEA PARK CONDOMINIUM has recorded 57 sale transactions with an average transaction price of $1,396,342, ranging from $800,000 to $1,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $900 psf | $1,254,535 | — |
| 2022 | 10 | $1,021 psf | $1,363,200 | ↑ 13.4% |
| 2023 | 15 | $1,062 psf | $1,279,467 | ↑ 4.0% |
| 2024 | 10 | $1,106 psf | $1,509,960 | ↑ 4.2% |
| 2025 | 10 | $1,153 psf | $1,678,800 | ↑ 4.3% |
| 2026 | 1 | $1,270 psf | $1,080,000 | ↑ 10.2% |
AZALEA PARK CONDOMINIUM ranks in the top 69% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, AZALEA PARK CONDOMINIUM trades 32.2% below the segment benchmark.
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Rental Market Overview
AZALEA PARK CONDOMINIUM has recorded 275 rental transactions with monthly rents averaging $3,633/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 248 | $3,567/mo | $1,600/mo | $5,500/mo |
| 4 BR | 27 | $4,242/mo | $3,200/mo | $4,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 45 | $2,579/mo |
| 2022 | 47 | $3,266/mo |
| 2023 | 57 | $4,081/mo |
| 2024 | 48 | $3,816/mo |
| 2025 | 57 | $3,991/mo |
| 2026 | 21 | $4,105/mo |
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Investment Analysis
Based on average rents and sale prices, AZALEA PARK CONDOMINIUM delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,792 psf | 601 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows AZALEA PARK CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AZALEA PARK CONDOMINIUM
- Tampines East MRT
- United World College of South East Asia (East)
- Chongzheng Primary School
- Meridian Primary School
Nearby MRT Stations
AZALEA PARK CONDOMINIUM is 1.1 km from Tampines East MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Tampines East | DT33 | Downtown Line | 1.1 km |
Nearby Schools
There are 11 schools within 2 km of AZALEA PARK CONDOMINIUM, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | International | 720m |
| Chongzheng Primary School | Primary | 1.2 km |
| Meridian Primary School | Primary | 1.4 km |
| Meridian Secondary School | Secondary | 1.5 km |
| Stamford American International School | International | 1.5 km |
| Elias Park Primary School | Primary | 1.6 km |
| Springfield Secondary School | Secondary | 1.7 km |
| Brighton College (Singapore) | International | 1.7 km |
| Angsana Primary School | Primary | 1.7 km |
| Pasir Ris Crest Secondary School | Secondary | 1.7 km |
| Pasir Ris Secondary School | Secondary | 2.0 km |
- Functionally freehold tenure in a leasehold-dominated submarket: The 999-year lease from 1885 leaves the development with more than 850 years remaining — treated as freehold by banks, by CPF, and by every meaningful resale buyer. In a Pasir Ris context where most condo stock is 99-year leasehold, this is a genuine scarcity feature, not a marketing line. Run side-by-side tenure economics through the lease-decay calculator.
- Pasir Ris MRT and the Cross Island Line upside: Pasir Ris MRT on the East-West Line is walkable from Azalea Park, and the future CRL interchange — expected to open in phases over the late 2020s and early 2030s — meaningfully upgrades the connectivity case for east-fringe stock. Compare connectivity-adjusted pricing via the comparison tool.
- Genuine OCR entry quantum: District 17 sits at the lower end of the private condominium pricing spectrum, and Azalea Park’s 1996 vintage means PSF levels remain accessible relative to newer launches. Model entry economics through the affordability calculator and full purchase costs via the total cost calculator.
- Established east-side liveability: Pasir Ris Park and the coastal stretch, Downtown East’s retail and F&B, White Sands mall, the Loyang/Pasir Ris school cluster, and easy access to Changi all support genuine family use cases. The District 17 page sets the wider context for buyer planning.
- Tripartite Developers / Hong Leong build quality: Azalea Park was developed by Tripartite Developers, a vehicle linked to the Hong Leong group whose mid-1990s residential portfolio is generally recognised for solid construction standards. Layouts from this vintage are typically more generous than the post-2015 efficiency-cut norm — useful when comparing PSF through the mortgage calculator.
- 1996-vintage stock requires renovation budget: A development completed in 1996 is approaching its third decade. Buyers should expect to budget meaningfully for interior renovations — kitchen, bathrooms, electrical, possibly windows — on top of the purchase price. Stack the full cost picture using the total cost calculator rather than treating headline quantum as the final number.
- East-fringe location trades convenience for centrality: Pasir Ris is genuinely accessible but it is the EWL terminus — commute times to the CBD sit in the 35-45 minute band depending on origin within the development. Buyers prioritising central-area work commutes should test the trade-off honestly, not assume the CRL alone solves it.
- Resale liquidity is thinner than central OCR: District 17 transaction volumes are structurally lower than Tampines, Bedok, or the western OCR equivalents. Exit timelines for atypical unit types or premium-floor stock may run longer; investors should model holding-cost sensitivity via the cash-flow calculator.
- Freehold premium must be paid up front: The 999-year tenure is genuinely valuable but it is already priced in. Buyers comparing Azalea Park to 99-year leasehold neighbours will see a quantum premium — the question is whether the holding period and exit thesis justify paying for tenure today versus reinvesting that premium elsewhere. Use the ROI calculator to model both paths.
- Standard stamp duty and second-property planning still apply: Freehold tenure does not exempt the buyer from BSD and ABSD, TDSR caps, or IRAS stamp duty frameworks. Second-property purchasers should map decoupling scenarios well before any LOI.
Strong fit: long-hold owner-occupier families who value freehold tenure and east-side liveability. Families upgrading from Pasir Ris or Tampines HDB stock, comfortable with the east-fringe trade-off, planning to hold for 15-25 years or pass to children, get the cleanest version of the Azalea Park thesis. The 999-year tenure removes lease-decay anxiety, the location is established, and the Cross Island Line provides a real medium-term connectivity catalyst. Reasonable fit: yield-focused investors with a freehold preference. Investors who prefer the structural stability of freehold tenure over higher-yielding leasehold stock can make Azalea Park work, particularly with a hold thesis that extends past CRL Phase 1 opening. Rental demand from Changi employment, Loyang Industrial, and Pasir Ris office workers is durable, though yields will sit below central OCR comparables — model honestly through the ROI calculator. Weaker fit: central-commute professionals, short-hold flippers, and renovation-averse buyers. Daily CBD commuters who cannot absorb a 35-45 minute EWL ride will find the location grinding, regardless of tenure. Short-hold flippers face thinner liquidity than central OCR and a freehold premium that does not compound quickly enough to offset transaction costs. Renovation-averse buyers should price the 1996 vintage realistically — this is not a turn-key proposition without meaningful capex.
Azalea Park Condominium is a structurally interesting east-fringe option for the right buyer profile. The 999-year tenure from 1885 is the headline feature and it is a genuine one — in a District 17 submarket dominated by 99-year leasehold stock, freehold scarcity carries real economic weight, particularly for families with multi-decade holding intentions. Pasir Ris MRT walkability and the Cross Island Line upgrade through the late 2020s and early 2030s give the location a credible connectivity story that does not depend on speculation. The honest counterweights are the development’s age, the east-fringe commute reality, and the thinner resale liquidity that characterises smaller-volume districts. A 1996-vintage Hong Leong-built project requires renovation capex to bring interiors up to current standards, and the freehold premium must be paid up front rather than earned over time. None of this disqualifies the project — it shapes who should buy it. For long-hold owner-occupier families who value tenure stability, east-side liveability, and the CRL catalyst, Azalea Park earns a measured recommendation. For everyone else, the freehold premium is a question rather than an answer.
FAQ
What is the average price for AZALEA PARK CONDOMINIUM?
What is the rental yield for AZALEA PARK CONDOMINIUM?
Is AZALEA PARK CONDOMINIUM freehold or leasehold?
How does the Cross Island Line change the Pasir Ris case?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 57 transactions analysed
- Rental data: 275 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for AZALEA PARK CONDOMINIUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 969 condo transactions recorded in District 17 over the last 12 months, 67% new sale, 33% resale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 17 reads 148.0 as of June 2026. 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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HDB Alternatives Nearby
Weighing AZALEA PARK CONDOMINIUM against staying public? These HDB towns sit within walking or short-drive distance: