PARK VILLAS is a 67-year balance leasehold development along PARK VILLAS GREEN in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 180 units and is TOP 1998.
This profile draws on 38 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for PARK VILLAS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 38 sales and 10 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARK VILLAS dashboard.
- Average sale price: $2,594,884 across 38 transactions
- Estimated gross rental yield: 2.5%
- District 19 PSF ranking: Above average (top 49%)
- 99 yrs lease commencing from 1994 · OCR · D19 · 180 units
About PARK VILLAS
PARK VILLAS is a 99 yrs lease commencing from 1994 condominium, located at PARK VILLAS GREEN in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by PARKVILLAS PTE LTD (FAR EAST ORGANIZATION), comprising 180 residential units, completed in 1998.
With approximately 67 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 VILLAS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 24 | $1,527 psf | $2,503,149 |
| 5+ BR | 14 | $1,110 psf | $2,752,143 |
Sales Market Overview
PARK VILLAS has recorded 38 sale transactions with an average transaction price of $2,594,884, ranging from $1,738,800 to $3,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,080 psf | $2,125,380 | — |
| 2022 | 6 | $1,293 psf | $2,396,667 | ↑ 19.7% |
| 2023 | 8 | $1,495 psf | $2,551,250 | ↑ 15.6% |
| 2024 | 6 | $1,432 psf | $3,096,481 | ↓ 4.2% |
| 2025 | 7 | $1,649 psf | $3,026,127 | ↑ 15.2% |
| 2026 | 1 | $1,542 psf | $2,800,000 | ↓ 6.5% |
PARK VILLAS ranks in the top 49% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, PARK VILLAS trades 11.4% below the segment benchmark.
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Rental Market Overview
PARK VILLAS has recorded 10 rental transactions with monthly rents averaging $5,450/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 10 | $5,450/mo | $4,000/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $4,033/mo |
| 2022 | 2 | $5,700/mo |
| 2023 | 1 | $6,000/mo |
| 2024 | 2 | $6,200/mo |
| 2025 | 2 | $6,300/mo |
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Investment Analysis
Based on average rents and sale prices, PARK VILLAS delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARK VILLAS
- Kovan MRT
- Hougang MRT
- Rosyth School
- Yangzheng Primary School
- Townsville Primary School
Nearby MRT Stations
PARK VILLAS is 1.1 km from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of PARK VILLAS, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Rosyth School | Primary | 210m |
| Yangzheng Primary School | Primary | 560m |
| Townsville Primary School | Primary | 570m |
| Xinmin Primary School | Primary | 610m |
| Xinmin Secondary School | Secondary | 660m |
| Xinghua Primary School | Primary | 790m |
| Presbyterian High School | Secondary | 860m |
| Holy Innocents' High School | Secondary | 870m |
| Holy Innocents' Primary School | Primary | 900m |
| St. Gabriel's Primary School | Primary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.2 km |
| Hougang Primary School | Primary | 1.3 km |
School-belt proximity. Rosyth School sits about 0.21km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 1.07km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease tenor below 75 years. With roughly 67 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PARK VILLAS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 38 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for PARK VILLAS?
What is the rental yield for PARK VILLAS?
Is PARK VILLAS freehold or leasehold?
How far is the nearest MRT from PARK VILLAS?
What is the tenure of PARK VILLAS?
How does PARK VILLAS compare to other projects in the district?
What stamp duty applies for a foreign buyer of PARK VILLAS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 38 transactions analysed
- Rental data: 10 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 VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.