Park Colonial occupies one of the most strategically prized addresses in Singapore’s mid-market: Woodleigh Lane in District 13, sitting directly above Woodleigh MRT station on the North East Line (NEL). Completed in 2021 by a joint venture of Chip Eng Seng, Heeton Holdings and KSH Holdings, this 805-unit, 99-year leasehold development is the anchor private residential project of the Bidadari estate — a master-planned new town that has been described by HDB and the Urban Redevelopment Authority as a “Community in a Garden.” In 2024, Bidadari Estate was awarded World Gold at the FIABCI World Prix d’Excellence Awards, cementing its reputation as one of Singapore’s most thoughtfully designed modern precincts. Park Colonial sits at the heart of that story. With resale transactions in the twelve months to mid-2026 averaging S$2,289 per square foot and a rental yield of approximately 3.7%, the development has demonstrated the kind of price resilience that rewards early buyers while remaining relevant for investors entering the secondary market today. This review examines the project’s locational fundamentals, design quality, lifestyle offering, investment metrics and the buyer profiles most likely to find lasting value here.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Bidadari is not an accidental estate. When HDB and URA unveiled the masterplan around 2013, they set out to create approximately 12,000 homes — both public and private — integrated with a 10-hectare park, a 1.6-kilometre Bidadari Greenway, Alkaff Lake, a Heritage Walk and an extensive park connector network. The greenway’s southern section was completed in 2021, coinciding with Park Colonial’s TOP; the northern extension followed, and Bidadari Park held its grand opening in September 2024. The result is a precinct where residents step out of a glass-and-steel lobby into manicured greenery and a lakeside promenade within minutes — a proposition that is rare at this price point in the Rest of Central Region (RCR).
The surrounding transport network is equally compelling. Woodleigh MRT (NE11) places residents one stop from Serangoon Interchange, where the Circle Line (CCL) intersects with the NEL, giving direct or single-change access to Dhoby Ghaut, Orchard, Raffles Place, Harbourfront and the Changi corridor. Driving takes roughly 12–15 minutes to the CBD during off-peak hours via the Central Expressway (CTE) or Kallang-Paya Lebar Expressway (KPE). For families, the education catchment is strong: Maris Stella High School (Catholic Mission), Saint Andrew’s Secondary School, Stamford American International School and Cedar Primary are all within a short radius. A new hawker centre and community club serve daily needs, and the future Woodleigh Mall brings retail and F&B directly into the integrated precinct. Within District 13, Park Colonial competes most directly with the 667-unit Woodleigh Residences (the integrated development literally above the station retail podium) and a handful of older condominiums in Potong Pasir and Macpherson. Its land parcel — awarded in a 2017 Government Land Sale at S$869.1 million — was one of the most keenly contested of its cycle, reflecting early institutional conviction in the Bidadari catchment. According to URA transaction data, Park Colonial recorded 244 caveats by the time of this review, with the broader dataset showing over 307 total transactions, confirming an active and liquid secondary market.
We track 244 sales and 1172 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARK COLONIAL dashboard.
- Average sale price: $1,659,033 across 244 transactions
- Estimated gross rental yield: 3.4%
- District 13 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2017 · RCR · D13 · 805 units
About PARK COLONIAL
PARK COLONIAL is a 99 yrs lease commencing from 2017 condominium, located at WOODLEIGH LANE in District 13 (Macpherson, Braddell) (Rest of Central Region), comprising 805 residential units, completed in 2021.
With approximately 90 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 PARK COLONIAL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 46 | $2,108 psf | $975,467 |
| 1 BR | 101 | $2,164 psf | $1,380,716 |
| 2 BR | 22 | $2,099 psf | $1,722,500 |
| 3 BR | 60 | $2,180 psf | $2,257,447 |
| 4 BR | 15 | $2,054 psf | $3,142,561 |
Sales Market Overview
PARK COLONIAL has recorded 244 sale transactions with an average transaction price of $1,659,033, ranging from $900,000 to $4,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 37 | $1,946 psf | $1,647,919 | — |
| 2022 | 43 | $2,021 psf | $1,584,959 | ↑ 3.9% |
| 2023 | 44 | $2,096 psf | $1,547,061 | ↑ 3.7% |
| 2024 | 51 | $2,237 psf | $1,632,065 | ↑ 6.7% |
| 2025 | 54 | $2,259 psf | $1,731,238 | ↑ 1.0% |
| 2026 | 15 | $2,405 psf | $2,059,000 | ↑ 6.5% |
PARK COLONIAL ranks in the top 9% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, PARK COLONIAL trades 4.8% above the segment benchmark.
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Rental Market Overview
PARK COLONIAL has recorded 1172 rental transactions with monthly rents averaging $4,733/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 209 | $4,211/mo | $2,800/mo | $11,000/mo |
| 1 BR | 285 | $3,471/mo | $2,000/mo | $9,500/mo |
| 2 BR | 466 | $4,483/mo | $3,350/mo | $9,800/mo |
| 3 BR | 176 | $6,802/mo | $4,300/mo | $9,600/mo |
| 4 BR | 21 | $9,596/mo | $8,200/mo | $13,560/mo |
| 5+ BR | 15 | $12,603/mo | $10,500/mo | $14,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 382 | $4,581/mo |
| 2023 | 201 | $4,945/mo |
| 2024 | 297 | $4,794/mo |
| 2025 | 244 | $4,736/mo |
| 2026 | 48 | $4,653/mo |
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Investment Analysis
Based on average rents and sale prices, PARK COLONIAL delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
| SENNETT ESTATE | Freehold | — | $1,928 psf | 131 |
Location Map
Map shows PARK COLONIAL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARK COLONIAL
- Woodleigh MRT
- Potong Pasir MRT
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Assumption Pathway School
- Stamford Primary School
- Bartley Secondary School
Nearby MRT Stations
PARK COLONIAL is 210m from Woodleigh MRT (North-East Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodleigh | NE11 | North-East Line | 210m |
| Potong Pasir | NE10 | North-East Line | 790m |
| Serangoon | NE12 | North-East Line | 1.3 km |
| Serangoon | CC13 | Circle Line | 1.3 km |
| Bartley | CC12 | Circle Line | 1.3 km |
Nearby Schools
There are 11 schools within 2 km of PARK COLONIAL, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 840m |
| Stamford Primary School | Primary | 850m |
| Bartley Secondary School | Secondary | 1.0 km |
| Red Swastika School | Primary | 1.3 km |
| De La Salle School | Primary | 1.5 km |
| Balestier Hill Primary School | Primary | 1.6 km |
| School of Science and Technology | Jc | 1.9 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 2.0 km |
| Bendemeer Secondary School | Secondary | 2.0 km |
| Bendemeer Primary School | Primary | 2.0 km |
| Cedar Girls' Secondary School | Secondary | 2.0 km |
Four structural advantages set Park Colonial apart from comparably priced RCR alternatives.
Transit-Oriented Convenience. At roughly 150 metres from the Woodleigh MRT concourse, Park Colonial achieves the rare “MRT-within-a-minute” standard that commands a consistent PSF premium in Singapore’s resale market. Research from URA and independent analyses confirms that condominiums within 200 metres of an MRT entrance typically outperform their submarket average in price appreciation over a ten-year horizon. The NEL is one of Singapore’s most reliable lines, with no planned disruptions beyond scheduled overnight maintenance, and the Serangoon interchange connectivity broadens the effective employment catchment significantly.
Bidadari’s Greenery Dividend. Park Colonial’s northern and eastern facades look out over Bidadari Park and Alkaff Lake. Units on these orientations capture genuine treetop and water views — an amenity that depreciates slowly because it is zoned public open space and cannot be built out. The Bidadari Greenway, which runs through the estate, connects to the broader Park Connector Network (PCN), allowing residents to cycle or jog toward MacRitchie Reservoir and the Central Catchment Nature Reserve. This liveability dimension resonates strongly with the dual-income professional households and young families that form the development’s primary buyer cohort.
Design Quality and Facility Depth. The colonial heritage of the Woodleigh neighbourhood — formerly the site of the Old Woodleigh Park black-and-white bungalows — is woven into Park Colonial’s architectural language. The clubhouse features nine-metre-high ceilings, signature trellis work and Venetian articulations; the 50-metre cantilevered lap pool is a standout amenity even by luxury standards. Over 51 facilities are spread across the 5.38-hectare site, including the English Breakfast House, Tea Garden, Waterfall Massage Pool, Kids Water Play, Adventure Park and Waterfall Lounge — a facility count that is well above the median for same-tenure developments in the RCR. Internal floor plans range from 463 sq ft (1-bedroom) to 2,185 sq ft (4-bedroom + study), with 72 unit types offering genuine variety for upsizers and downsizers alike.
Price Performance and Liquidity. Since TOP, Park Colonial’s per-square-foot trajectory has moved consistently upward. Resale PSF ranged from approximately S$1,977 to S$2,621 in the twelve months to May 2025, averaging S$2,289 psf. The highest transaction on record hit S$2,621 psf in May 2025 for a 1,023 sq ft unit, signalling continued occupier demand and limited distressed inventory. A rental yield of ~3.7% is in line with the RCR average for comparable leasehold stock, and the tight vacancy in the Bidadari precinct — driven partly by the absence of competing supply at Woodleigh MRT — supports rent stability. Investors can cross-reference these figures against the District 13 overview to benchmark Park Colonial against the broader submarket.
No investment is without caveats, and Park Colonial carries a set of risks that prospective buyers should weigh against its strengths.
Leasehold Decay and Tenure Risk. With a 99-year lease commencing in 2017, Park Colonial has approximately 91 years remaining as of 2026. While this horizon is comfortable for most owner-occupiers, buyers seeking en-bloc potential or multi-generational wealth transfer should note that the leasehold discount curve steepens meaningfully once a development crosses the 40-year mark. Lease decay calculators are available on this platform for precise modelling at different holding periods.
RCR Supply Pipeline. Bidadari’s success has attracted further Government Land Sales in the surrounding area, and The Woodleigh Residences (integrated development, 667 units) provides direct competition for both buyers and tenants. Several BTO estates nearby (Woodleigh Glen, Bidadari precinct HDB blocks) will hit their Minimum Occupation Period between 2026 and 2028, potentially releasing a wave of upgrader supply onto the private market and applying some price pressure at the lower-psf end of the RCR spectrum. Monitoring District 13 transaction volumes quarter-by-quarter will be important.
Unit Size Premiums. Smaller units (1-bedroom and 1-bedroom + study) at Park Colonial command the highest per-square-foot prices but are also most susceptible to rental yield compression if remote-work trends continue to shift tenant preference toward larger layouts. Buyers targeting sub-600 sq ft units should model conservative rental assumptions and consider the impact of ABSD on subsequent investment purchases.
Developer Track Record Caveat. Chip Eng Seng and its joint-venture partners have a solid reputation in Singapore’s mid-market, but the JV structure for Park Colonial (CEL Unique Development, 60/40 split between Chip Eng Seng and the Heeton-KSH combine) means that after-sales service and defect rectification responsibility sits with the SPV rather than a single large developer. Buyers should review MCST handover documentation carefully and ensure that any outstanding rectification items were addressed during the defects liability period.
[
{
"persona": "Dual-income PMET couple, first private home",
"fit_color": "green",
"reason": "Park Colonial’s 2-bedroom layouts (roughly 700–800 sq ft) are well-suited to couples earning a combined S$12,000–S$18,000 per month. The MRT-direct commute to Raffles Place and one-stop access to Serangoon Interchange eliminates the need for a second car, offsetting higher mortgage costs. Use the <a href=\"/calculator/affordability\">affordability calculator</a> and <a href=\"/calculator/tdsr\">TDSR calculator</a> to confirm serviceability before committing."
},
{
"persona": "HDB upgrader family with school-age children",
"fit_color": "green",
"reason": "Bidadari’s school catchment (Maris Stella High, Saint Andrew’s Secondary, Cedar Primary) and the park-facing environment make Park Colonial one of the most family-friendly RCR options at its price point. The 3- and 4-bedroom units offer genuine living space, and the 51-facility clubhouse keeps children occupied without expensive external memberships. Run a <a href=\"/calculator/stamp-duty\">stamp duty calculation</a> early if upgrading from an HDB flat."
},
{
"persona": "Singapore PR or new citizen long-term buyer",
"fit_color": "green",
"reason": "PRs face a 5% ABSD on first residential property purchase, which is material but manageable given Park Colonial’s sub-S$2m entry point for 1-bedroom units. The strong rental yield (~3.7%) and liquid resale market reduce holding risk if circumstances change, and the Bidadari location is likely to see further infrastructure investment over the coming decade."
},
{
"persona": "Buy-to-let investor, Singapore citizen",
"fit_color": "amber",
"reason": "A 3.7% gross yield is competitive for RCR leasehold stock but leaves limited buffer after management fees, property tax and maintenance. The <a href=\"/calculator/roi\">ROI calculator</a> and <a href=\"/calculator/cash-flow\">cash flow calculator</a> are essential tools to model net returns accurately. The investment case is strongest for 2-bedroom units renting to NEL commuters; 1-bedroom units carry higher vacancy risk as supply from nearby Woodleigh Glen BTO MOP units enters the market from 2027."
},
{
"persona": "Foreign buyer (non-PR)",
"fit_color": "red",
"reason": "The 60% ABSD applicable to foreign purchasers makes Park Colonial prohibitively expensive as an investment at current resale PSF levels. Gross yield would need to substantially exceed 3.7% to generate any meaningful net return after the additional stamp duty cost. Foreign buyers should consult a licensed financial adviser and review the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> before proceeding."
},
{
"persona": "Retiree or semi-retiree downsizing to private condo",
"fit_color": "amber",
"reason": "Park Colonial’s 1-bedroom and 2-bedroom layouts suit rightsizing from a larger home, and the flat-access MRT station minimises mobility constraints. The main caveat for retirees is the leasehold tenure: purchasing at 91 years remaining with a 20-year horizon leaves a comfortable buffer, but estate planning implications should be reviewed with a solicitor. The proximity to Bidadari Park supports an active retirement lifestyle."
}
]
Park Colonial earns a strong recommendation for owner-occupiers and long-term investors who prioritise MRT connectivity, green-living infrastructure and design quality within the RCR. The Bidadari masterplan has delivered on its “Community in a Garden” promise: the estate is now substantially built out, Bidadari Park is open, the greenway is complete, and the amenity base continues to deepen. At an average resale PSF of S$2,289 and a rental yield of approximately 3.7%, Park Colonial is not cheap — but it is not expensive relative to the access, liveability and locational permanence it offers. The combination of a 150-metre walk to the MRT, treetop-and-lake views on the better-oriented units, and over 51 facilities on a 5.38-hectare site represents genuine value density in a market where competing RCR projects frequently compromise on at least one of these dimensions.
The primary risk is the leasehold clock and the RCR supply pipeline, both of which are manageable with disciplined underwriting. Buyers who use the platform’s lease decay calculator, mortgage calculator and refinancing calculator to stress-test their assumptions over a ten-year holding period will find that Park Colonial’s fundamentals hold up well across a range of scenarios. For the right buyer profile — principally dual-income PMETs, HDB upgraders and families prioritising school catchment — this development remains one of the most compelling completed condominiums in District 13.
FAQ
What is the average price for PARK COLONIAL?
What is the rental yield for PARK COLONIAL?
Is PARK COLONIAL freehold or leasehold?
How far is Park Colonial from Woodleigh MRT station?
Park Colonial is approximately 150 metres from Woodleigh MRT station (NE11) on the North East Line, which is a walk of roughly one to two minutes from the development’s main entrance. Woodleigh is one stop from Serangoon Interchange, where passengers can transfer to the Circle Line (CCL) for direct access to Bishan, Dhoby Ghaut, Paya Lebar and beyond. This transit-oriented positioning is one of the development’s most durable investment attributes.
What schools are within the Park Colonial catchment area?
The Bidadari and surrounding Potong Pasir/Macpherson area has a strong education catchment. Maris Stella High School (a mission school with a Secondary and integrated programme) is within 1 kilometre, as is Saint Andrew’s Secondary School. Cedar Primary School and Stamford American International School are also close by. For families prioritising Primary 1 school registration, the 1km and 2km radius from Woodleigh Lane should be verified against the latest MOE registration exercise, as catchment boundaries can shift between election exercises.
How does Park Colonial compare to The Woodleigh Residences?
The Woodleigh Residences is a 667-unit integrated development literally above the Woodleigh MRT station retail podium — marginally closer to the MRT than Park Colonial but with a smaller land area and fewer recreational facilities. Both are 99-year leasehold. The Woodleigh Residences was fully sold out and its average transacted PSF in 2025 was approximately S$1.86 million per unit (suggesting a broadly similar psf profile). Park Colonial’s 5.38-hectare site, 51-facility offering and colonial design language give it a distinctive character that appeals to buyers who prioritise space and resort-style amenities. Use the comparison tool to set both developments side by side with your chosen metrics.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 244 transactions analysed
- Rental data: 1172 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 PARK COLONIAL
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