Park Green sits in the heart of Sengkang in District 19, a north-eastern pocket that has spent the past two decades transforming from a quiet town fringe into one of Singapore’s most family-oriented suburban catchments. Developed by NTUC Choice Homes and completed in 2005 on a 99-year leasehold from 2001, the 391-unit project carries the unmistakable DNA of its EC-style suburban heritage — generous unit sizes, broad communal lawns and a low-slung site plan that feels more estate than tower. Buyers here are overwhelmingly owner-occupiers, often HDB upgraders moving up from neighbouring Sengkang or Punggol BTOs who want private-condo facilities without leaving the catchment they already know. With roughly 74 years of lease remaining as of 2026, Park Green still sits within the comfort zone for CPF and bank financing, but the runway has begun to shorten in ways that matter for the next buyer down the line. Lease-decay arithmetic is the single most important conversation any prospective owner needs to have before signing an offer 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).
District 19 has been one of the clearest beneficiaries of URA’s Master Plan investment in the north-east over the past planning cycle. Sengkang town centre has matured into a fully formed retail and transit hub anchored by Compass One mall, the Sengkang MRT and LRT interchange, and a polyclinic-plus-community-hospital cluster that few suburban catchments can match. Park Green sits within walking distance of all three. The North-East Line places Dhoby Ghaut within roughly 24 minutes and HarbourFront within 30, while the Sengkang LRT loops feed straight into the residential pockets buyers’ school-age children will eventually attend. Green space is the other quiet advantage — Sengkang Riverside Park, the Punggol Waterway and the broader Coastal PCN are all within cycling distance. For families, the catchment includes CHIJ St. Joseph’s Convent and Anchor Green Primary, both within 1km. Buyers comparing Park Green against pricier OCR alternatives in District 15 or District 16 should run the numbers using our price heatmap — Sengkang typically quotes 15-25% below comparable East Coast stock at similar lease ages, a spread that reflects both location and the lease-runway gap.
We track 69 sales and 111 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARK GREEN dashboard.
- Average sale price: $1,349,989 across 69 transactions
- Estimated gross rental yield: 3.3%
- District 19 PSF ranking: Value tier (top 89%)
- 99 yrs lease commencing from 2001 · OCR · D19 · 391 units
About PARK GREEN
PARK GREEN is a 99 yrs lease commencing from 2001 condominium, located at RIVERVALE LINK in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by NTUC CHOICE HOMES, comprising 391 residential units, completed in 2005.
With approximately 74 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 GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 23 | $975 psf | $1,208,043 |
| 4 BR | 43 | $976 psf | $1,393,749 |
| 5+ BR | 3 | $930 psf | $1,811,000 |
Sales Market Overview
PARK GREEN has recorded 69 sale transactions with an average transaction price of $1,349,989, ranging from $910,000 to $2,255,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $817 psf | $1,095,094 | — |
| 2022 | 10 | $968 psf | $1,342,578 | ↑ 18.5% |
| 2023 | 14 | $975 psf | $1,359,778 | ↑ 0.7% |
| 2024 | 10 | $1,050 psf | $1,495,889 | ↑ 7.7% |
| 2025 | 10 | $1,118 psf | $1,579,689 | ↑ 6.5% |
| 2026 | 5 | $1,171 psf | $1,605,778 | ↑ 4.7% |
PARK GREEN ranks in the top 89% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, PARK GREEN trades 37.2% below the segment benchmark.
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Rental Market Overview
PARK GREEN has recorded 111 rental transactions with monthly rents averaging $3,750/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 91 | $3,653/mo | $2,400/mo | $4,500/mo |
| 4 BR | 20 | $4,195/mo | $2,650/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 23 | $2,846/mo |
| 2022 | 20 | $3,480/mo |
| 2023 | 23 | $4,285/mo |
| 2024 | 17 | $4,044/mo |
| 2025 | 23 | $4,048/mo |
| 2026 | 5 | $4,170/mo |
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Investment Analysis
Based on average rents and sale prices, PARK GREEN delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows PARK GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARK GREEN
- Kangkar MRT
- Ranggung MRT
- Buangkok MRT
- Bakau MRT
- Renjong MRT
- Rivervale Primary School
- Nan Chiau Primary School
- Seng Kang Primary School
Nearby MRT Stations
PARK GREEN is 420m from Kangkar MRT (Sengkang LRT), with 9 stations within 1.5 km.
Nearby Schools
There are 12 schools within 2 km of PARK GREEN, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Rivervale Primary School | Primary | 860m |
| Nan Chiau Primary School | Primary | 1.2 km |
| Seng Kang Primary School | Primary | 1.2 km |
| Compassvale Primary School | Primary | 1.2 km |
| Sengkang Secondary School | Secondary | 1.3 km |
| Greendale Secondary School | Secondary | 1.3 km |
| Greendale Primary School | Primary | 1.4 km |
| Sengkang Green Primary School | Primary | 1.5 km |
| Anchor Green Primary School | Primary | 1.5 km |
| Compassvale Secondary School | Secondary | 1.6 km |
| Edgefield Primary School | Primary | 1.9 km |
| Punggol Green Primary School | Primary | 1.9 km |
- NEL and LRT at the doorstep. Sengkang MRT/LRT interchange is roughly an eight-minute walk, giving residents a single-seat NEL ride to Dhoby Ghaut, HarbourFront and Outram Park. Compare PSF against East Coast equivalents using our comparison tool to see the spread.
- Compass One on tap. A full-format suburban mall — NTUC FairPrice, food court, cinema, clinics, tuition centres — integrated directly with the MRT. Day-to-day logistics for a young family are about as frictionless as Singapore suburbia gets.
- Strong primary-school catchment. CHIJ St. Joseph’s Convent and Anchor Green Primary both sit within the 1km Phase 2C priority radius. Nan Chiau Primary and several MOE secondary schools are also within a practical commute.
- EC-style generosity. NTUC Choice Homes’ suburban projects from the early 2000s tend to deliver larger-than-average unit footprints and meaningful balcony space — useful for families that now work hybrid.
- Green-corridor adjacency. Sengkang Riverside Park and the Punggol Waterway PCN connect through to the Coastal route, giving cyclists genuine intra-island access without driving.
- Manageable density. 391 units is meaningfully smaller than the 600-1,000-unit mega-developments that dominate newer Punggol launches, which translates into shorter facility queues and a stronger sense of neighbour familiarity. Model the cash-flow case with our return-on-investment calculator.
- Lease decay is now a live conversation. At ~74 years remaining, Park Green still finances cleanly today, but every passing year narrows the pool of future buyers and tightens CPF usage rules. Bank financing constraints intensify once the remaining lease falls below ~60 years, and CPF usage caps begin biting earlier than that. Hold-period mathematics matter more here than at a 90-year-old freehold project.
- En bloc economics are not obvious. 391 units on a sprawling, low-rise site mean redevelopment would need substantial plot-ratio uplift to deliver compelling per-owner proceeds — a collective sale is plausible but should not be underwritten as the base case exit.
- OCR pricing tracks broader sentiment. Sengkang is exposed to the wider OCR cycle. When investor demand rotates back to central districts, suburban stock typically lags the recovery.
- Commute time to CBD. 24-30 minutes on the NEL is acceptable but not best-in-class — buyers prioritising CBD proximity over school catchment may be better served by District 14 or RCR pockets.
- Newer Punggol stock competes hard. Younger 99-year projects in Punggol with more lease runway will increasingly attract the same upgrader profile. Park Green’s defence is its mature catchment and proven school access — test that thesis against your own priorities using our affordability calculator.
Park Green fits a clearly defined buyer profile and serves a different one badly. The natural owner is a dual-income family already rooted in the north-east — typically HDB upgraders from Sengkang, Punggol or Hougang with young or primary-school-age children — who values the existing school catchment, the Compass One ecosystem and the green-corridor lifestyle more than they value capital appreciation in any specific five-year window. The unit sizes accommodate hybrid-work households comfortably, and the MRT walk is short enough to remain practical in monsoon season. Investors with a 10-12 year horizon can also make the numbers work if the entry PSF is disciplined and the exit is planned well ahead of the 60-year lease threshold. The poor fit is the buyer hunting for a trophy asset, a quick capital play, or a multi-generational legacy holding — lease-decay arithmetic and OCR positioning mean none of those theses are well supported here. Run the numbers honestly through our affordability calculator and a TDSR check before committing to a price.
Park Green is an honest, lived-in suburban condo that does its core job well: it gives a Sengkang family direct MRT access, a strong primary-school catchment, a full-format mall next door, and the green-corridor lifestyle that defines the modern north-east. It is not a trophy asset and it is not a speculative trade — the lease runway and OCR positioning rule out both theses cleanly. For an upgrader who already knows the catchment and intends to stay for ten or more years, the value proposition is genuine, particularly at the PSF discount the project tends to quote against comparable East Coast or RCR stock. The non-negotiable caveat is the lease-decay timeline — buyers should model the hold period explicitly rather than assume an open-ended hold. Pair this analysis with total cost modelling, a face-to-face inspection of unit stacks and facing, and an honest five-minute walk to Sengkang MRT at the time of day you would actually commute.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 69 transactions analysed
- Rental data: 111 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 GREEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.