Bullion Park sits along Upper Thomson Road in District 26, a 472-unit freehold development completed in 1993 by Far East Organization. Three decades on, it remains one of the larger freehold estates in the Upper Thomson/Mandai stretch, and the opening of Springleaf MRT on the Thomson–East Coast Line has materially changed how this pocket trades. We approach Bullion Park as the classic OCR freehold trade-off: mature trees, generous land, sub-S$1,800 psf entries, against a maintenance profile that is no longer young.
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 26 covers Upper Thomson, Springleaf and Mandai — historically a leafy, low-rise belt anchored by Lower Peirce Reservoir and the food strip running from Sembawang Hills toward Thomson Plaza. Until 2021, the area was bus-dependent; the TEL Stage 2 opening brought Springleaf, Lentor and Mayflower stations online, compressing travel time to Orchard and the CBD. Pricing here still sits below the D11 Novena/Newton belt, but the rerating has been visible in URA caveats since 2022. For a fuller picture of the district’s pricing and supply pipeline, see our District 26 overview, and compare neighbour pricing on the price heatmap.
We track 57 sales and 389 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BULLION PARK dashboard.
- Average sale price: $1,601,987 across 57 transactions
- Estimated gross rental yield: 2.4%
- District 26 PSF ranking: Mid-range (top 64%)
- Freehold tenure · OCR · D26 · 472 units
About BULLION PARK
BULLION PARK is a freehold condominium, located at LENTOR LOOP in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by BULLION PROPERTIES PTE LTD (FAR EAST ORGANIZATION), comprising 472 residential units, completed in 1993.
As a freehold property, BULLION PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BULLION PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 20 | $1,509 psf | $1,218,094 |
| 3 BR | 33 | $1,389 psf | $1,733,981 |
| 4 BR | 4 | $1,426 psf | $2,432,500 |
Sales Market Overview
BULLION PARK has recorded 57 sale transactions with an average transaction price of $1,601,987, ranging from $950,000 to $2,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,260 psf | $1,240,583 | — |
| 2022 | 10 | $1,330 psf | $1,726,200 | ↑ 5.5% |
| 2023 | 10 | $1,448 psf | $1,804,080 | ↑ 8.9% |
| 2024 | 14 | $1,537 psf | $1,512,827 | ↑ 6.1% |
| 2025 | 8 | $1,570 psf | $1,845,486 | ↑ 2.2% |
| 2026 | 3 | $1,584 psf | $1,726,667 | ↑ 0.9% |
BULLION PARK ranks in the top 64% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, BULLION PARK trades 7.5% below the segment benchmark.
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Rental Market Overview
BULLION PARK has recorded 389 rental transactions with monthly rents averaging $3,186/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 206 | $2,870/mo | $1,900/mo | $4,700/mo |
| 3 BR | 183 | $3,541/mo | $2,100/mo | $6,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 80 | $2,441/mo |
| 2022 | 79 | $2,908/mo |
| 2023 | 69 | $3,526/mo |
| 2024 | 67 | $3,540/mo |
| 2025 | 68 | $3,536/mo |
| 2026 | 26 | $3,590/mo |
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Investment Analysis
Based on average rents and sale prices, BULLION PARK delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows BULLION PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BULLION PARK
- Lentor MRT
- Singapore American School
- Nanyang Polytechnic
- Mayflower Primary School
Nearby MRT Stations
BULLION PARK is 820m from Lentor MRT (Thomson-East Coast Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 820m |
Nearby Schools
There are 3 schools within 2 km of BULLION PARK.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 1.4 km |
| Nanyang Polytechnic | Tertiary | 1.9 km |
| Mayflower Primary School | Primary | 2.0 km |
The freehold tenure is the headline. In a market where most new OCR launches are 99-year leasehold, a 472-unit freehold tract with this much land area is increasingly rare — and that scarcity supports en-bloc optionality 10 to 15 years out, even if no formal attempt is on the table today. Second, Springleaf MRT is now genuinely walkable for the development, which removes the single biggest historical objection to Upper Thomson freehold stock. Third, the lifestyle pull is real: the Upper Thomson food belt (Thomson Plaza, Sembawang Hills, the Casuarina prata corridor) and Lower Peirce Reservoir Park sit on the doorstep, which buyers consistently price in. Run the numbers on entry quantum and monthly carry using our mortgage calculator before viewing.
The TOP date is the elephant in the room. A 1993 building is past the 30-year mark, which is the typical inflection point for major capex on lifts, roof membranes, M&E risers and external facade. Buyers should request the latest BCA-related inspection records and the MCST’s sinking-fund balance before committing — a healthy reserve is the difference between a manageable special levy and a six-figure surprise. Layouts from that era also tend to feature enclosed kitchens and smaller bathrooms, which dampens rental appeal versus newer TEL-corridor stock at Lentor. Finally, while the freehold premium is structural, near-term price action will track MAS interest rate direction and TDSR headroom — stress-test affordability using our affordability calculator.
Bullion Park fits three buyer profiles cleanly. Own-stay families who value mature greenery, freehold tenure and the Upper Thomson food and school catchment — and who are comfortable budgeting for periodic capex — are the natural base. Long-horizon investors playing the en-bloc lottery on a large freehold land plot are the second cohort, though we’d underwrite this conservatively given current collective sale market sentiment. The third group is upgraders rotating out of HDB or older leasehold who want a freehold address near a new MRT line without paying D11 prices. Buyers prioritising new-build finishes, full condo facilities stacks or instant rental yield should look at newer Lentor or Springleaf leasehold launches instead — side-by-side comparison is the fastest way to frame the trade-off.
Bullion Park is a credible freehold OCR play for buyers who understand they are buying land tenure and location, not a new-build product. The TEL connectivity story has materially closed the historical accessibility gap, and the 472-unit freehold footprint preserves long-dated optionality. The honest caveat is age: this is a 1993 development, and prospective owners must price in ongoing maintenance and the possibility of special levies. At sensible entry pricing — we’d benchmark against current URA caveats on comparable D26 freehold stock — this remains a defensible, if unglamorous, hold.
FAQ
What is the average price for BULLION PARK?
What is the rental yield for BULLION PARK?
Is BULLION PARK freehold or leasehold?
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: 389 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 BULLION PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,205 condo transactions recorded in District 26 over the last 12 months, 83% new sale, 13% resale, 3% sub sale. 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 26 could add roughly 175 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lentor Gardens | — | ~175 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing BULLION PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (1.1 km away), an upgrader gap of about $900,000