PARKSUITES is a 90-year balance leasehold development along HOLLAND GROVE ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 119 units and is TOP 2021.
This profile draws on 21 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.
At roughly 5 years from TOP, PARKSUITES is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 10 (Bukit Timah / Holland), the immediate context for PARKSUITES 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 21 sales and 239 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARKSUITES dashboard.
- Average sale price: $1,773,404 across 21 transactions
- Estimated gross rental yield: 3.9%
- District 10 PSF ranking: Above average (top 30%)
- 110 yrs lease commencing from 2017 · CCR · D10 · 119 units
About PARKSUITES
PARKSUITES is a 110 yrs lease commencing from 2017 condominium, located at HOLLAND GROVE ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by FAR EAST ORGANIZATION, comprising 119 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 PARKSUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $2,316 psf | $1,492,905 |
| 2 BR | 12 | $2,413 psf | $1,895,687 |
| 3 BR | 1 | $2,173 psf | $2,550,000 |
Sales Market Overview
PARKSUITES has recorded 21 sale transactions with an average transaction price of $1,773,404, ranging from $1,328,000 to $2,550,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,091 psf | $1,643,192 | — |
| 2022 | 5 | $2,265 psf | $1,462,712 | ↑ 8.3% |
| 2023 | 7 | $2,419 psf | $1,926,433 | ↑ 6.8% |
| 2024 | 1 | $2,456 psf | $1,560,000 | ↑ 1.5% |
| 2025 | 5 | $2,350 psf | $1,856,898 | ↓ 4.3% |
| 2026 | 2 | $2,551 psf | $1,977,605 | ↑ 8.5% |
PARKSUITES ranks in the top 30% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, PARKSUITES trades 3.4% below the segment benchmark.
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Rental Market Overview
PARKSUITES has recorded 239 rental transactions with monthly rents averaging $5,755/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 87 | $6,019/mo | $4,000/mo | $17,700/mo |
| 1 BR | 52 | $4,094/mo | $3,600/mo | $4,950/mo |
| 2 BR | 67 | $5,483/mo | $3,650/mo | $6,450/mo |
| 3 BR | 29 | $7,290/mo | $6,350/mo | $8,250/mo |
| 4 BR | 4 | $15,000/mo | $14,000/mo | $15,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 85 | $5,988/mo |
| 2024 | 56 | $5,580/mo |
| 2025 | 87 | $5,610/mo |
| 2026 | 11 | $5,984/mo |
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Investment Analysis
Based on average rents and sale prices, PARKSUITES delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows PARKSUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARKSUITES
- Dover MRT
- Buona Vista MRT
- Buona Vista MRT
- Singapore Polytechnic
- Anglo-Chinese School (Independent)
- United World College of South East Asia (Dover)
Nearby MRT Stations
PARKSUITES is 770m from Dover MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 770m |
| Buona Vista | EW21 | East-West Line | 1.3 km |
| Buona Vista | CC22 | Circle Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of PARKSUITES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 920m |
| Anglo-Chinese School (Independent) | Secondary | 1.3 km |
| United World College of South East Asia (Dover) | International | 1.3 km |
| Australian International School | International | 1.3 km |
| Dover Court International School | International | 1.4 km |
| Singapore University of Social Sciences | Tertiary | 1.5 km |
| Pei Tong Primary School | Primary | 1.5 km |
| Hwa Chong Institution | Secondary | 1.6 km |
| Hwa Chong Institution (JC) | Jc | 1.6 km |
| Hwa Chong International School | International | 1.6 km |
| NUS High School of Mathematics and Science | Jc | 1.6 km |
| Henry Park Primary School | Primary | 1.7 km |
Long balance lease. With 90+ years of lease remaining, PARKSUITES sits comfortably in the freehold-equivalent zone for practical purposes — CPF usage is full, max loan tenure is unconstrained, and resale liquidity to younger SC/PR buyers stays broad.
Walking-distance MRT. Dover is about 0.77km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Singapore Polytechnic sits about 0.92km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: PARKSUITES hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 21 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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
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Is PARKSUITES freehold or leasehold?
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What is the tenure of PARKSUITES?
How does PARKSUITES compare to other projects in the district?
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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: 21 transactions analysed
- Rental data: 239 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 PARKSUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.