When UOL Group, CapitaLand Development, and Singapore Land won the Tampines Avenue 11 government land tender in June 2023 with a S$1.206 billion bid — then equivalent to S$885 psf per plot ratio — the message to the market was unambiguous: this was not a speculative punt on a fringe OCR site. It was a conviction play on Singapore’s most comprehensively planned new township in a decade.
PARKTOWN RESIDENCE delivered on that conviction. When sales booking opened on 22 February 2025, buyers moved with rare decisiveness: 1,041 of 1,193 units — 87% of the project — changed hands in a single weekend at an average of S$2,360 psf, a record-setting benchmark for District 18. By early February 2026, secondary caveats were registering at S$2,477–S$2,512 psf for compact units, underscoring that the launch-day pricing was not a peak but a floor. Browse District 18 analytics for cross-segment context.
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 project’s address — Tampines Street 62, slotted into the emerging Tampines North precinct — sits directly above the future Tampines North MRT station (CRL station CR6) on the Cross Island Line, due to open around 2030. That stacked connectivity — underground rail, bus interchange, green boulevard, hawker centre, community club, and 14,000 sqm of retail — makes PARKTOWN RESIDENCE the most infrastructure-dense residential address in the OCR today.
The Cross Island Line is the linchpin. Phase 1 of the CRL — twelve stations from Bright Hill to Aviation Park — is on track for completion around 2030, with Tampines North (CR6) sitting mid-corridor. Once operational, the CRL will offer one-seat rides to Ang Mo Kio, Hougang, Buona Vista, and Jurong Lake District without transferring at the congested Paya Lebar interchange. For Tampines North residents, the CRL effectively collapses commute times by 20–30 minutes versus current routes. See the URA Property Data portal for verified transaction history.
PARKTOWN RESIDENCE is the first in Tampines to carry the “fully integrated” designation — combining residential, retail (PARKTOWN Tampines mall), a hawker centre, community club, and public transport hub under one roof. Precedents include Waterway Point (Punggol), Hillion (Bukit Panjang), and Junction 10 (Bukit Timah), all of which have sustained price premiums above their districts’ medians.
We track 1164 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARKTOWN RESIDENCE dashboard.
- Average sale price: $2,033,496 across 1164 transactions
- District 18 PSF ranking: Premium tier (top 2%)
- 99 yrs lease commencing from 2023 · OCR · D18 · 1193 units
About PARKTOWN RESIDENCE
PARKTOWN RESIDENCE is a 99 yrs lease commencing from 2023 condominium, located at TAMPINES STREET 62 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by Topaz Residential Pte Ltd/Topaz Commercial Pte Ltd, comprising 1193 residential units, completed in 2025.
With approximately 96 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 PARKTOWN RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 12 | $2,393 psf | $1,107,583 |
| 1 BR | 452 | $2,399 psf | $1,499,666 |
| 2 BR | 330 | $2,369 psf | $1,957,512 |
| 3 BR | 315 | $2,328 psf | $2,660,543 |
| 4 BR | 55 | $2,310 psf | $3,487,253 |
Sales Market Overview
PARKTOWN RESIDENCE has recorded 1164 sale transactions with an average transaction price of $2,033,496, ranging from $1,070,000 to $4,048,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1115 | $2,369 psf | $1,994,629 | — |
| 2026 | 49 | $2,319 psf | $2,917,916 | ↓ 2.1% |
PARKTOWN RESIDENCE ranks in the top 2% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, PARKTOWN RESIDENCE trades 52.7% above the segment benchmark.
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Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,588 psf | 1176 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 570 |
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 487 | $1,679 psf | 534 |
Location Map
Map shows PARKTOWN RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARKTOWN RESIDENCE
- Pasir Ris MRT
- Gongshang Primary School
- Junyuan Primary School
- Tampines North Secondary School
Nearby MRT Stations
PARKTOWN RESIDENCE is 1.5 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.5 km |
Nearby Schools
There are 18 schools within 2 km of PARKTOWN RESIDENCE.
| School | Type | Distance |
|---|---|---|
| Gongshang Primary School | Primary | 1.2 km |
| Junyuan Primary School | Primary | 1.2 km |
| Tampines North Secondary School | Secondary | 1.3 km |
| White Sands Primary School | Primary | 1.3 km |
| East Spring Secondary School | Secondary | 1.4 km |
| East Spring Primary School | Primary | 1.4 km |
| Tampines Primary School | Primary | 1.5 km |
| Pasir Ris Secondary School | Secondary | 1.5 km |
| Tampines Secondary School | Secondary | 1.6 km |
| St. Hilda's Primary School | Primary | 1.6 km |
| Brighton College (Singapore) | International | 1.6 km |
| Poi Ching School | Primary | 1.6 km |
Direct MRT integration — a genuinely rare OCR attribute. Of the roughly 310 private non-landed projects in Districts 17–19, fewer than a handful offer direct sheltered access to an MRT station without crossing a road. PARKTOWN RESIDENCE will be one of them, and the station in question sits on the Cross Island Line — Singapore’s first true cross-city diagonal rail corridor. That connectivity is not replicable by competing projects in the vicinity because the Tampines North station is a fixed infrastructure point.
Mixed-use amenity at ground level. The PARKTOWN Tampines retail mall provides residents with 14,000 sqm of F&B, services, and retail directly beneath their homes. Combined with the hawker centre and community club, the development’s podium functions as a self-contained town centre.
Developer pedigree with institutional staying power. The 50:50 JV between CLD and UOL-SingLand consolidates three of Singapore’s most experienced residential developers. Use the mortgage calculator to model your monthly commitment at current SORA-linked rates.
Cross Island Line + East-West Line double connectivity. Tampines North MRT (CRL) will interchange with Tampines MRT (EWL) via a short feeder bus or bicycle ride, giving PARKTOWN RESIDENCE residents access to two separate rail lines. That redundancy — rare even in mature central-area precincts — provides commute flexibility.
Institutional rental demand from Tampines employment cluster. Tampines Regional Centre houses DBS, Singapore Post HQ, and over 200 companies. Changi Business Park — 8 minutes by bus from the development — hosts Dell, IBM, Honeywell, and Singtel’s technology divisions.
Seller’s Stamp Duty lock-in extends to 2028. With the 99-year lease commencing from 2023 and TOP around 2025, buyers who took possession in late 2025 or early 2026 cannot sell without incurring SSD until at least the first half of 2028. For investors who bought at launch in February 2025, the SSD window opens in early 2028. Use the stamp duty calculator to verify your exact SSD exposure.
Lease decay clock is running from 2023. PARKTOWN RESIDENCE’s lease commences from 2023, meaning a buyer in 2026 acquires a property already 3 years into its tenure. By the time a child born today enters the workforce, the remaining lease will be approximately 72 years.
1,193 units means a competitive resale pool. When the SSD moratorium lifts for the bulk of owners in 2028, the resale market will absorb supply from a relatively large cohort simultaneously. If a meaningful proportion of investment buyers attempt to exit in the same 12-month window, price competition could compress capital gains.
Cross Island Line is not open yet. The CRL is targeted for completion around 2030 — five years after TOP. Residents taking possession in 2025–2026 will commute via bus interchange to the existing East-West Line at Tampines MRT for several years.
S$2,360 psf sets a high entry bar for OCR. PARKTOWN RESIDENCE transacted at prices that, for the first time, sustained S$2,300+ psf across a large OCR project. Buyers entering now at S$2,400–S$2,500 psf are paying a meaningful premium over the Tampines district median.
[
{
"persona": "Tampines-area HDB upgrader",
"fit_color": "green",
"reason": "Families upgrading from mature Tampines HDB flats benefit from location continuity — existing school affiliations, community ties, hawker familiarity — while gaining a property on a fundamentally different infrastructure node."
},
{
"persona": "Dual-income PMET couple, no children yet",
"fit_color": "green",
"reason": "A 2BR or 2BR+study provides lock-and-leave convenience. The hawker centre and retail podium eliminate routine errands; the CRL will eventually provide a one-seat ride to Jurong or Ang Mo Kio."
},
{
"persona": "Yield-seeking investor, holding 5+ years",
"fit_color": "amber",
"reason": "Gross rental yield at current PSF is thin — approximately 2.8–3.2% based on prevailing Tampines rents. After mortgage interest at current SORA rates, modestly negative-carry for leveraged investors. Investment case rests on capital appreciation from CRL opening."
},
{
"persona": "Foreign buyer (ABSD applies)",
"fit_color": "red",
"reason": "At 60% ABSD for non-PR foreign nationals, the effective entry cost on a S$2M unit adds S$1.2M in stamp duty — structurally prohibitive."
},
{
"persona": "Retiree or near-retiree downsizing from landed",
"fit_color": "amber",
"reason": "The development’s ground-level amenity stack and eventual MRT integration make it one of the most age-in-place-friendly private residential addresses outside the central region."
},
{
"persona": "Changi Business Park or Changi Airport employee",
"fit_color": "green",
"reason": "The commute from Tampines North to Changi Business Park via bus is approximately 12–15 minutes today; once the CRL opens, the journey will likely be under 20 minutes door-to-station."
}
]
PARKTOWN RESIDENCE is, by several measurable criteria, the strongest new launch OCR site in Singapore’s 2024–2025 cycle. The physical integration with Tampines North MRT station, the mixed-use amenity stack, and the institutional developer trio combine to produce an address that is difficult to replicate and impossible to move. When the Cross Island Line opens around 2030, that scarcity argument becomes even more defensible.
The honest counterpoint is that all of this is already priced in. At S$2,360–S$2,500 psf, PARKTOWN RESIDENCE is trading at a 35–45% premium to the broader Tampines resale market. Buyers are paying, in advance, for five years of CRL-free commuting, for a resale pool that will swell when SSD lifts in 2028, and for a lease that commenced in 2023 rather than today.
For owner-occupiers with a 10+ year horizon, strong household income, and genuine attachment to the Tampines-Pasir Ris corridor, PARKTOWN RESIDENCE is a compelling purchase. For yield-focused investors or short-horizon buyers, the numbers are tighter and the margin for error narrower than the launch-weekend euphoria suggested. Recommended holding period: 8–15 years to capture full CRL re-rating.
FAQ
What is the average price for PARKTOWN RESIDENCE?
What is the rental yield for PARKTOWN RESIDENCE?
Is PARKTOWN RESIDENCE freehold or leasehold?
When is PARKTOWN RESIDENCE’s TOP and when can I move in?
The project’s TOP was targeted for around mid-2025, with the 99-year lease commencing from 2023. Most buyers who collected keys in 2025 can expect to move in or lease out by Q3–Q4 2025. The Certificate of Statutory Completion typically follows 12–18 months after TOP.
When will the Tampines North MRT station (Cross Island Line) open?
Tampines North MRT (CR6) is part of Cross Island Line Phase 1. The LTA has targeted Phase 1 completion for around 2030. There is no subsequent public revision as of mid-2026. Residents will use the on-site bus interchange to connect to the existing East-West Line at Tampines MRT in the interim.
What does the mixed-use component include?
The commercial component — PARKTOWN Tampines mall — comprises approximately 14,000 sqm of retail and F&B space. The mall, hawker centre, community club, and bus interchange are separately managed and not part of the residential MCST. Residents pay condo management fees for shared residential facilities only.
What are current SORA-linked mortgage rates?
As of mid-2026, most banks price 2–3 year fixed-rate mortgages for private properties at approximately 3.2–3.7% per annum all-in. For a S$2M unit with 25% downpayment, the loan quantum is S$1.5M. Over 25-year tenure at 3.5%, monthly repayment is approximately S$7,500. TDSR limit of 55% means a household needs approximately S$13,600/month gross income.
What BSD and ABSD apply?
BSD applies on a tiered scale (1%–6%). For a S$2M purchase, total BSD is approximately S$69,600. ABSD: SC second-property 20%, PR second 30%, foreigners 60%. For PR couples purchasing their first joint private property, no ABSD applies.
With 1,193 units, how do I think about future resale competition?
Large projects generate large resale pools. When the three-year SSD moratorium lifts in early 2028, a simultaneous wave of resale listings is possible. The mitigating factor is the CRL’s expected opening around 2030, which provides a near-term positive catalyst.
Is PARKTOWN RESIDENCE suitable for CPF housing grants?
CPF Housing Grants are exclusively available for HDB flat purchases and Executive Condominiums. PARKTOWN RESIDENCE is a fully private condominium — no HDB grants apply. CPF OA savings can still be used for downpayment and ongoing mortgage servicing.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1164 transactions 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 PARKTOWN RESIDENCE
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