Park Place Residences at PLQ occupies one of Singapore’s most strategically positioned addresses: directly above Paya Lebar MRT interchange, where the East–West Line and Circle Line converge in the heart of the Paya Lebar regional centre. Developed by Lendlease—the same master planner behind the entire Paya Lebar Quarter (PLQ) precinct—and completed in 2019, the project delivers 429 condominium units across three residential towers that sit atop a S$3.2 billion mixed-use ecosystem encompassing PLQ Mall, three Grade A office towers, and seamless underground pedestrian connectivity. For commuters, professionals, and investors who place a premium on frictionless urban living, the address is difficult to match anywhere in the Rest of Central Region (RCR). As of mid-2026, secondary-market prices hover between S$1,962 and S$2,454 psf, averaging roughly S$2,257 psf—a meaningful 36% premium over the District 14 mean—reflecting the scarcity value of a genuine transit-integrated residence within an established regional hub.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Paya Lebar Quarter story began in April 2015 when Lendlease, in partnership with Abu Dhabi Investment Authority, won the government land tender at S$1.67 billion (S$943 psf per plot ratio), signalling bold conviction in the Urban Redevelopment Authority’s decentralisation blueprint. The URA’s plan is explicit: Paya Lebar is earmarked as one of Singapore’s key regional commercial hubs, designed to migrate office employment and retail activity away from the traditional CBD so that workers living in the east can walk or cycle to Grade A workplaces. PLQ is the most fully realised expression of that vision. The 1.8 million sq ft development opened in phases between 2018 and 2019, anchored by PLQ Mall (approximately 340,000 sq ft, over 200 shops, anchor tenants including FairPrice Finest, Virgin Active, and Shaw Theatres) and PLQ Workplace (approximately 900,000 sq ft of Grade A office space). Park Place Residences crowns the precinct at the residential tier, positioned above the mall’s sky terrace podium. The direct MRT connection is not merely a marketing claim: underground passages link the residential lobby directly to the paid and unpaid zones of Paya Lebar interchange, making it possible to board a train without stepping outside in any weather. District 14’s broader surroundings—Geylang, Eunos, Aljunied—are undergoing steady gentrification as the regional centre effect radiates outwards, supporting a longer-term demand thesis for well-located RCR stock. The 99-year leasehold commenced in 2015, leaving approximately 89 years on the clock as of 2026, placing it well within the comfort window for conventional mortgage financing and resale liquidity.
We track 106 sales and 950 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARK PLACE RESIDENCES AT PLQ dashboard.
- Average sale price: $1,534,213 across 106 transactions
- Estimated gross rental yield: 3.3%
- District 14 PSF ranking: Premium tier (top 1%)
- 99 yrs lease commencing from 2015 · RCR · D14 · 429 units
About PARK PLACE RESIDENCES AT PLQ
PARK PLACE RESIDENCES AT PLQ is a 99 yrs lease commencing from 2015 condominium, located at PAYA LEBAR ROAD in District 14 (Geylang, Eunos) (Rest of Central Region), comprising 429 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PARK PLACE RESIDENCES AT PLQ:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 27 | $2,164 psf | $1,048,067 |
| 1 BR | 55 | $2,219 psf | $1,465,196 |
| 2 BR | 6 | $2,181 psf | $1,712,500 |
| 3 BR | 18 | $2,164 psf | $2,414,889 |
Sales Market Overview
PARK PLACE RESIDENCES AT PLQ has recorded 106 sale transactions with an average transaction price of $1,534,213, ranging from $910,000 to $2,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,983 psf | $1,423,618 | — |
| 2022 | 16 | $2,151 psf | $1,455,313 | ↑ 8.5% |
| 2023 | 19 | $2,152 psf | $1,383,947 | ↑ 0.0% |
| 2024 | 23 | $2,244 psf | $1,562,522 | ↑ 4.3% |
| 2025 | 32 | $2,261 psf | $1,676,681 | ↑ 0.8% |
| 2026 | 5 | $2,285 psf | $1,559,000 | ↑ 1.1% |
PARK PLACE RESIDENCES AT PLQ ranks in the top 1% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, PARK PLACE RESIDENCES AT PLQ trades 7.2% above the segment benchmark.
Loading chart data...
Rental Market Overview
PARK PLACE RESIDENCES AT PLQ has recorded 950 rental transactions with monthly rents averaging $4,169/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 373 | $3,511/mo | $2,400/mo | $4,900/mo |
| 2 BR | 500 | $4,347/mo | $1,750/mo | $6,800/mo |
| 3 BR | 77 | $6,201/mo | $4,400/mo | $7,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 168 | $3,206/mo |
| 2022 | 235 | $3,949/mo |
| 2023 | 155 | $4,775/mo |
| 2024 | 191 | $4,458/mo |
| 2025 | 167 | $4,510/mo |
| 2026 | 34 | $4,391/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PARK PLACE RESIDENCES AT PLQ delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows PARK PLACE RESIDENCES AT PLQ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARK PLACE RESIDENCES AT PLQ
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- Aljunied MRT
- Eunos MRT
- Kong Hwa School
- Geylang Methodist School (Secondary)
- Haig Girls'
Nearby MRT Stations
PARK PLACE RESIDENCES AT PLQ is 210m from Paya Lebar MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Paya Lebar | EW8 | East-West Line | 210m |
| Paya Lebar | CC9 | Circle Line | 210m |
| Dakota | CC8 | Circle Line | 940m |
| Aljunied | EW9 | East-West Line | 1.1 km |
| Eunos | EW7 | East-West Line | 1.2 km |
| MacPherson | CC10 | Circle Line | 1.2 km |
| MacPherson | DT26 | Downtown Line | 1.2 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of PARK PLACE RESIDENCES AT PLQ, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | Primary | 280m |
| Geylang Methodist School (Secondary) | Secondary | 670m |
| Haig Girls' School | Primary | 690m |
| Geylang Methodist School (Primary) | Primary | 830m |
| Canossa Catholic Primary School | Primary | 1.0 km |
| Tao Nan School | Primary | 1.2 km |
| Tanjong Katong Primary School | Primary | 1.2 km |
| Broadrick Secondary School | Secondary | 1.2 km |
| EtonHouse International School (Broadrick) | International | 1.2 km |
| Tanjong Katong Girls' School | Secondary | 1.2 km |
| Canadian International School (Tanjong Katong) | International | 1.3 km |
| One World International School (Mountbatten) | International | 1.3 km |
Unrivalled transit integration. Few condominiums in Singapore can claim a literal above-ground MRT interchange. Residents reach Orchard Road in around 10 minutes by Circle Line, the CBD (Raffles Place) in 12–15 minutes by East–West Line, and Changi Airport in roughly 30 minutes without a transfer. This dual-line interchange status is a structural moat: no competing project in the immediate vicinity can replicate it, and it commands a durable rental premium from professionals who value commute time as a tangible cost.
PLQ Mall and amenities at doorstep. Having a six-storey mall with a supermarket, cinema, gym, and over 200 food and retail options connected to the lobby eliminates the need to drive for most daily errands. Residents report that weekday convenience is exceptional, and the ground-floor restaurant row generates a street-level vibrancy that many suburban condominiums lack entirely.
Grade A office proximity driving rental demand. The three PLQ office towers house a roster of multinational tenants. Professionals relocating to Singapore for these firms represent a natural, recurring tenant pool for Park Place Residences, keeping occupancy rates high and providing insulation against broader rental softness. Gross yields across data sources have been cited in the 3.6%–5.0% range depending on unit type and timing, with compact one-bedroom units tending towards the upper end of that band.
Lendlease placemaking quality. The developer’s track record in mixed-use placemaking is internationally recognised. PLQ received the BCA Green Mark Platinum award. The residential towers benefit from this broader precinct investment: well-maintained common areas, integrated security, and a landscaped sky terrace podium that differentiates the lifestyle proposition from standalone condominiums. Arup served as engineering consultant on the complex, ensuring robust structural and services integration between the residential and commercial components.
Price momentum and leasehold headroom. The 8.6% two-year price appreciation recorded at Park Place Residences, while slightly below the district average of 10.1%, reflects a base that had already re-rated substantially during the 2020–2022 boom. With 89 years remaining and the URA regional centre catalyst intact, the medium-term demand backdrop remains constructive. For comparison tools and mortgage cost modelling, buyers can use the mortgage calculator and stamp duty calculator to size entry costs accurately. Those weighing a buy-to-let decision should model the numbers through the cash flow calculator.
Leasehold decay and financing cliff. The 99-year leasehold commenced in 2015. While 89 years remaining poses no near-term financing obstacle, buyers with a long hold horizon should note that leasehold depreciation accelerates meaningfully once a property dips below 70 years remaining—typically affecting both LTV ratios available from banks and the resale pool of eligible buyers. A 20-year hold to 2045 would leave approximately 69 years, brushing against that threshold. The lease decay calculator quantifies how diminishing lease tenure compresses value over time.
PSF premium above district average. At roughly 36% above the District 14 mean of approximately S$1,661 psf, Park Place Residences is already pricing in a significant location premium. Should the Paya Lebar regional centre thesis disappoint—for example, if major office tenants consolidate back to the CBD following hybrid-work normalisation—the rental demand underpinning that premium could soften. Weekend crowd density in PLQ Mall is also cited by some residents as a drawback, reflecting the trade-off between footfall (good for tenants) and residential tranquillity.
Unit sizes and affordability ceiling. Units range from 484 sq ft to 1,163 sq ft. The compact end of that range is well-suited to singles and young couples but may limit appeal to families seeking three or more bedrooms, constraining the resale audience for larger units. Buyers should use the TDSR calculator to confirm that monthly obligations remain within the 55% regulatory ceiling before committing at current asking prices.
Competition from upcoming RCR supply. The broader RCR pipeline includes several large-scale launches in the 2024–2026 window. While Park Place Residences benefits from its established status and integrated MRT position, new launches with fresher leases and modern fittings may exert some competitive pressure on resale prices and rental rates for older units. Investors comparing across the district can use the District 14 analytics page to track how the project’s psf trend is evolving relative to peers.
[
{
"persona": "CBD or one-north professional renting near work",
"fit_color": "green",
"reason": "Dual MRT interchange (EWL + CCL) puts Raffles Place or Harbourfront within 15 minutes. Direct mall connection and on-site dining eliminate the need for a car, making the higher psf entry cost easily offset by transportation and lifestyle savings."
},
{
"persona": "Buy-to-let investor targeting professional expats",
"fit_color": "green",
"reason": "PLQ Grade A office tenants supply a steady flow of relocation tenants. Compact one-bedroom units have commanded gross yields towards 4%–5%. The transit-integrated address supports occupancy even during softer leasing markets."
},
{
"persona": "First-time owner-occupier upgrading from HDB",
"fit_color": "yellow",
"reason": "The integrated lifestyle offering is compelling but entry prices from roughly S$1.1 million for a one-bedder, combined with ABSD considerations for existing HDB flat owners, require careful financial planning. Use the <a href=\"/calculator/affordability\">affordability calculator</a> and <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> to model total acquisition cost."
},
{
"persona": "Family seeking a three-bedroom primary residence",
"fit_color": "yellow",
"reason": "Three-bedroom units top out at 1,163 sq ft—workable but compact for a family with children. Weekend mall crowds can feel intrusive. The address excels for adult professionals; families prioritising space and school proximity may find better value in newer RCR launches with larger floor plates."
},
{
"persona": "Long-horizon investor (20+ year hold)",
"fit_color": "yellow",
"reason": "A 20-year hold would push the remaining lease to approximately 69 years, approaching the financing-constraint threshold. The <a href=\"/calculator/lease-decay\">lease decay calculator</a> and <a href=\"/calculator/roi\">ROI calculator</a> should be run together to assess whether the premium psf entry is justified by expected rental income over the intended hold period."
},
{
"persona": "Short-to-medium term trader (5–8 year horizon)",
"fit_color": "green",
"reason": "With 89 years of lease remaining, the property sits comfortably above financing thresholds. Price momentum of 8.6% over two years, anchored by a structural regional-centre catalyst, provides a credible appreciation runway. The <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> should be used to confirm that ABSD and SSD costs are fully budgeted before entry."
}
]
Park Place Residences at PLQ is one of the most structurally differentiated RCR condominiums in Singapore’s secondary market. The combination of a dual-line MRT interchange sitting directly below the lobby, Grade A office towers supplying a captive tenant base, and a master-planned precinct designed by one of Asia’s most capable mixed-use developers creates a moat that few competing projects can meaningfully erode. The psf premium is real and already priced in, meaning outperformance versus the district requires either yield discipline on the buy-to-let side or conviction in Paya Lebar’s long-term commercial densification. For professionals working in the east or city-fringe and for investors targeting low-vacancy tenancy, the address delivers. For buyers sensitive to leasehold clock risk or seeking family-sized layouts at moderate quantum, the trade-offs deserve careful modelling before commitment. Prospective buyers should compare the project against other District 14 options and run their complete cost scenario through the total cost calculator before proceeding.
FAQ
What is the average price for PARK PLACE RESIDENCES AT PLQ?
What is the rental yield for PARK PLACE RESIDENCES AT PLQ?
Is PARK PLACE RESIDENCES AT PLQ freehold or leasehold?
Is Park Place Residences directly connected to Paya Lebar MRT station?
Yes. The residential development is integrated within the Paya Lebar Quarter precinct, which includes underground pedestrian linkages to Paya Lebar MRT interchange. Residents can access both the East–West Line and the Circle Line without exiting to street level, a genuine differentiator among Singapore condominiums.
How much lease is remaining on Park Place Residences?
The 99-year leasehold commenced in 2015, leaving approximately 89 years as of 2026. This is comfortably above the 60-year and 70-year thresholds at which HDB loan eligibility and bank LTV ratios begin to be affected. Buyers with a long hold horizon of 20 years or more should note that the lease would approach the 70-year mark by around 2045, which can affect resale financing options. The lease decay calculator can help quantify this effect.
Who developed Park Place Residences at PLQ?
Park Place Residences was developed by a joint venture between Lendlease and Abu Dhabi Investment Authority, via the special purpose entities Milano Central, Roma Central, and Verona Central. Lendlease acted as the master planner and developer for the entire Paya Lebar Quarter precinct, which spans S$3.2 billion in total development value across residential, retail (PLQ Mall), and office (three Grade A towers) components.
How does Park Place Residences compare to other condominiums in District 14?
At approximately S$2,257 psf average, Park Place Residences trades at a substantial premium to the District 14 mean of around S$1,661 psf. That gap is justified by the integrated MRT interchange and mixed-use amenity stack, which no other project in the district replicates. For a side-by-side comparison of pricing trends and transaction volumes across D14 condominiums, the District 14 analytics page provides up-to-date market data. Buyers considering multiple projects can use the comparison tool to evaluate metrics across developments simultaneously.
What unit types are available and what are the typical sizes?
Park Place Residences offers one- to three-bedroom configurations across 429 units, with 24 distinct floor-plan types. Sizes range from 484 sq ft (one-bedroom) to 1,163 sq ft (three-bedroom), distributed across 14 floors in three residential towers. The compact sizing reflects the urban mixed-use concept and is well-suited to singles, couples, and small families. Buyers seeking larger family-oriented layouts may find the upper-floor three-bedroom units at 1,163 sq ft the most suitable option within the development.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 106 transactions analysed
- Rental data: 950 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 PLACE RESIDENCES AT PLQ
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.