Parkview Apartments sits at 1–5 Bukit Batok Street 25 in District 23, a low-density residential enclave flanked by Bukit Batok Nature Park and the Bukit Batok Town Garden. Developed by Far East Organization under its Bestview Development vehicle and completed in 1998, the project comprises 532 units spread across three blocks — a 12-storey Block 1 (252 units) and two 13-storey blocks (140 units each). Unit sizes run from 926 sq ft for a two-bedder up to 1,163 sq ft for a three-bedder, generous floor plates relative to comparable-era condominiums in the Outside Central Region (OCR). The development’s 99-year lease commenced in 1994, meaning roughly 67 years remain as of 2026 — a figure that sits at the outer edge of what most financial planners consider the comfortable holding window before lease-decay headwinds begin to measurably compress resale pricing and CPF usability. Parkview Apartments recorded 111 caveated transactions through to early 2026 at an average of approximately S$993 per square foot, up from lows of S$271 psf in 2006, underscoring both the OCR upgrader cycle and the broader Singapore private-residential recovery of the last decade.1
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 23 — encompassing Bukit Batok, Bukit Panjang and Choa Chu Kang — is one of Singapore’s most consistently popular mass-market residential corridors. The district posted the highest median unlevered returns among all districts tracked in a 2026 market review at 42.9%, reflecting a decade-long influx of HDB upgraders, a growing base of young families drawn by proximity to reputable schools and the area’s reputation for greenery and relative affordability versus the RCR and CCR.2 Parkview Apartments benefits from two MRT lines within reasonable distance: Bukit Batok (NS2, North–South Line) lies roughly 700 m away, while Beauty World (DT5, Downtown Line) is approximately 1.2 km from the main gate — offering a one-transfer route to the CBD. The surrounding retail landscape is anchored by West Mall (650 m), with Bukit Panjang Plaza, The Rail Mall and Hillion Mall broadening the catchment. Primary and secondary schooling options are unusually strong for an OCR address: Bukit Batok Primary, Swiss Cottage Secondary and Millennia Institute are all within 2 km, and Ngee Ann Polytechnic falls within the broader district boundary. The URA Master Plan reinforces the corridor’s long-term residential character: the upcoming Tengah new town to the west is expected to generate MRT ridership uplift for the Jurong Region Line, a complementary transit corridor roughly 2 km from the development.2
Within OCR, Parkview Apartments occupies a mid-tier niche — more affordable per square foot than newer launches such as The Reserve Residences (Beauty World) but competing on space efficiency and estate maturity. The development’s six amenities — swimming pool, gymnasium, tennis court, sauna, barbecue area and playground — were standard for a Far East Organization project of this vintage. Maintenance of the common property is managed through a MCST and the estate presents as well-kept, though some residents have flagged ageing finishes in older units and the absence of a function room, a facility increasingly expected by contemporary buyers.3
We track 111 sales and 378 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARKVIEW APARTMENTS dashboard.
- Average sale price: $958,538 across 111 transactions
- Estimated gross rental yield: 4.0%
- District 23 PSF ranking: Value tier (top 92%)
- 99 yrs lease commencing from 1994 · OCR · D23 · 532 units
About PARKVIEW APARTMENTS
PARKVIEW APARTMENTS is a 99 yrs lease commencing from 1994 condominium, located at BUKIT BATOK STREET 25 in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by BESTVIEW PROPERTIES PTE LTD (FAR EAST ORGANIZATION), comprising 532 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 PARKVIEW APARTMENTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 24 | $922 psf | $859,787 |
| 3 BR | 87 | $904 psf | $985,780 |
Sales Market Overview
PARKVIEW APARTMENTS has recorded 111 sale transactions with an average transaction price of $958,538, ranging from $693,000 to $1,210,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 25 | $759 psf | $800,040 | — |
| 2022 | 20 | $832 psf | $901,244 | ↑ 9.7% |
| 2023 | 18 | $983 psf | $1,039,043 | ↑ 18.2% |
| 2024 | 23 | $991 psf | $1,005,616 | ↑ 0.8% |
| 2025 | 19 | $992 psf | $1,057,889 | ↑ 0.1% |
| 2026 | 6 | $961 psf | $1,073,333 | ↓ 3.2% |
PARKVIEW APARTMENTS ranks in the top 92% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, PARKVIEW APARTMENTS trades 41.4% below the segment benchmark.
Loading chart data...
Rental Market Overview
PARKVIEW APARTMENTS has recorded 378 rental transactions with monthly rents averaging $3,182/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 201 | $2,942/mo | $2,000/mo | $4,500/mo |
| 3 BR | 177 | $3,454/mo | $2,200/mo | $5,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 73 | $2,412/mo |
| 2022 | 80 | $2,920/mo |
| 2023 | 65 | $3,399/mo |
| 2024 | 68 | $3,542/mo |
| 2025 | 76 | $3,589/mo |
| 2026 | 16 | $3,646/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PARKVIEW APARTMENTS delivers an estimated gross rental yield of 4.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,383 psf | 550 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,731 psf | 528 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows PARKVIEW APARTMENTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARKVIEW APARTMENTS
- Bukit View Primary School
- Huamin Primary School
- Nan Hua High School
Nearby Schools
There are 7 schools within 2 km of PARKVIEW APARTMENTS.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 1.4 km |
| Huamin Primary School | Primary | 1.8 km |
| Nan Hua High School | Secondary | 1.8 km |
| Anglo-Chinese Junior College | Jc | 1.9 km |
| Dazhong Primary School | Primary | 1.9 km |
| Ngee Ann Polytechnic | Tertiary | 1.9 km |
| One World International School (Nanyang) | International | 2.0 km |
The headline investment case for Parkview Apartments rests on four pillars: developer pedigree, unit sizing, locational fundamentals and relative affordability within D23. Far East Organization is Singapore’s largest private developer by project count, having delivered more than 55,000 homes since 1960. Its construction quality from the mid-to-late 1990s is widely regarded as solid, with structural integrity and waterproofing that have generally aged better than some smaller developer projects of the same era — a meaningful consideration for a building now 28 years into its lifespan.4 Unit sizes of 926–1,163 sq ft for two- and three-bedroom configurations are notably generous by current Singapore norms, where new launches of equivalent market segment increasingly deliver two-bedders at 700–750 sq ft. This floor-plate premium translates directly into rental yield: the development’s average monthly rental of approximately S$3,620 in the six months to early 2026 against an average transacted price of S$1.03 M implies a gross yield in the range of 4.2%, above the OCR average of roughly 3.5–4.0% and materially above newer launches trading at higher absolute prices.1
On the locational front, the Bukit Batok MRT station’s dual-exit redesign following the North–South Line enhancement programme has improved last-mile connectivity, and the Beauty World DT5 node provides express-line access to Bukit Timah Road amenities and further onward to Bugis and the financial district in under 35 minutes. For families, the school proximity cluster — Bukit Batok Primary 1.1 km, Princess Elizabeth Primary 1.4 km — keeps the development within the first-priority primary school registration radius, an undervalued attribute in Singapore’s competitive school-proximity calculus. Finally, the S$860–S$1,081 psf transaction band remains well below the S$1,600–S$1,900 psf that comparable three-bedders in newer OCR launches command, creating an entry-price argument for buyers who prioritise space-per-dollar over fresh fittings and can manage the lease-tail-risk trade-off with eyes open.1
Lease decay is the dominant risk at Parkview Apartments and demands an honest, numbers-grounded assessment. With 67 years remaining as of 2026, the development has already passed through the first phase of leasehold value compression. Bala’s Curve — the standard actuarial framework applied by Singapore valuers and used informally by banks when assessing leasehold security — ascribes roughly 84% of freehold value at 67 years remaining, declining to approximately 74% at 50 years remaining (c. 2044) and roughly 60% at 30 years remaining (c. 2064). The practical implication is that a buyer purchasing today at S$993 psf is acquiring an asset whose financing profile will tighten progressively over their expected holding period. A buyer aged 35 today who holds for 15 years will resell at age 50 into a market where the lease has 52 years remaining — squarely inside the zone where CPF pro-ration begins to compress the pool of eligible buyers and where maximum loan tenures shorten below 25 years. Both effects reduce the effective demand pool and exert downward pressure on exit prices relative to otherwise comparable freehold or longer-leasehold peers.
The CPF mechanism deserves particular emphasis. The CPF Board’s lease top-up rule requires that the remaining lease at the time of purchase must cover the youngest buyer to age 95. For a 30-year-old buyer in 2026, 67 years covers them to age 97 — marginally adequate. For a 35-year-old buyer, 67 years covers them to 102 — acceptable. But as the remaining lease falls below 65 years from around 2029 onward, the arithmetic starts to penalise buyers in their mid-to-late 30s, progressively shrinking CPF usability. Banks in Singapore also apply internal haircuts: most major banks begin shortening approved loan tenures once remaining lease drops below 70 years, and the maximum loan tenure is effectively capped at the remaining lease minus 30 years under MAS guidelines — meaning a buyer in 2030 (63 years remaining) faces a maximum 33-year loan tenure rather than the standard 35 years. These are not hypothetical risks; they are structural, well-documented and will compound as each year passes.
Beyond the lease, two operational concerns merit disclosure. Resident reviews on multiple portals have flagged recurring water seepage issues in some units, attributed to ageing waterproofing membranes at the base of bathrooms and kitchen areas — a common maintenance challenge for condominiums entering their third decade in Singapore’s humid climate. Termite activity has also been reported by at least one resident, linked to original timber-veneer kitchen fittings. Buyers should commission a professional building inspection prior to purchase and request MCST sinking fund statements to verify that the management council has adequate reserves for upcoming major repainting and waterproofing cycles. The absence of a 24-hour concierge and the dated clubhouse aesthetics may also limit the development’s appeal to the premium-rental segment, constraining rental upside at the higher end of the D23 range.
[
{
"persona": "HDB upgrader buying first private home",
"fit_color": "green",
"reason": "Parkview Apartments offers the best space-per-dollar in D23 at current pricing. Two- and three-bedroom units at S$1.0–1.1 M sit within typical upgrader budgets, and the Bukit Batok MRT access and school proximity address the two non-negotiables for most HDB upgrader families. The 67-year remaining lease is manageable for buyers aged 30–38 who intend to hold for 8–12 years before their next upgrade cycle, provided they model the CPF headwinds carefully at the point of resale."
},
{
"persona": "Buy-to-let investor targeting rental yield",
"fit_color": "green",
"reason": "Gross yield of approximately 4.2% at current transacted prices exceeds the OCR average and is supported by consistent tenant demand from nearby Nanyang Technological University staff, West Mall retail employees and families priced out of D5/D10 rentals. The large unit sizes (926–1,163 sq ft) attract families willing to pay a modest premium over shoebox rentals, supporting stable occupancy. Investors should model an exit within 10–12 years before CPF restriction tightening reduces the buyer pool at resale."
},
{
"persona": "Retirement-oriented owner-occupier (age 55+)",
"fit_color": "yellow",
"reason": "For buyers aged 55–60, the 67-year remaining lease covers them to 122–127 years of age, which is technically fine for CPF, but resale prospects post-occupancy become materially challenged. Any estate transfer to children aged 35+ faces CPF arithmetic constraints if the remaining lease at time of transfer drops below 65 years. Better value is available at comparable price points in freehold or longer-leasehold D23 developments for this demographic."
},
{
"persona": "Short-term speculative buyer (flip within 3 years)",
"fit_color": "red",
"reason": "Additional Buyer’s Stamp Duty (ABSD) and Seller’s Stamp Duty (SSD) penalties within the three-year window make short-hold strategies unviable at the current S$993 psf average. The development’s moderate price ceiling — constrained by both OCR positioning and lease decay — provides insufficient capital appreciation runway to absorb transaction costs. Not recommended for this profile."
},
{
"persona": "Young professional couple, no children yet",
"fit_color": "green",
"reason": "For a dual-income couple aged 28–33 seeking a spacious first home in a quiet, green neighbourhood, Parkview Apartments delivers strong livability at a meaningful discount to RCR pricing. The 10–15 year holding horizon before potential upsizing sits comfortably within the CPF usability window, and the proximity to Bukit Batok MRT allows separate commutes to different employment nodes. Lease tail risk is low at this age profile."
},
{
"persona": "Buyer comparing against newer OCR launches",
"fit_color": "yellow",
"reason": "If the comparison set includes developments with 80+ years of lease remaining at similar or only modestly higher psf, Parkview’s lease discount may not be adequately reflected in the transacted price. Buyers who can stretch budget by 15–20% to access a newer OCR development will inherit a materially cleaner lease profile, newer fittings and fewer maintenance unknowns. Use the <a href=\"/calculator/lease-decay\">Lease Decay Calculator</a> to model the long-run cost of shorter tenure against any particular alternative."
}
]
Parkview Apartments is a fundamentally sound, well-located OCR development that offers genuine value for buyers who enter with clear eyes on the lease math. The core investment case — generous unit sizes, solid Far East Organization construction, strong D23 school catchment, MRT dual-line access and a yield profile that beats the OCR average — is compelling for HDB upgraders and yield-focused investors operating within a 10–12 year holding horizon. The S$860–S$1,081 psf transaction range represents a meaningful discount to new OCR launches, and at those prices the development generates one of the more attractive gross-yield propositions in the western residential corridor.
The caveat is structural and cannot be soft-pedalled: the 67-year remaining lease will become progressively more restrictive for buyers, financers and CPF users as the 2030s approach. Every year of inaction by a would-be seller tightens the demand pool. Buyers who purchase today should plan their exit strategy alongside their entry, running the numbers through tools such as the Lease Decay Calculator and the ROI Calculator to stress-test the projected resale price against deteriorating CPF and loan-tenure parameters. For the right buyer — principally upgraders and long-horizon landlords in their late 20s to late 30s — Parkview Apartments remains a credible choice in D23. For buyers seeking a legacy asset or multigenerational wealth transfer, the lease tail argues strongly against entry at this stage of the clock.
FAQ
What is the average price for PARKVIEW APARTMENTS?
What is the rental yield for PARKVIEW APARTMENTS?
Is PARKVIEW APARTMENTS freehold or leasehold?
How much does a unit at Parkview Apartments cost in 2026?
Based on caveated transactions over the 12 months to early 2026, Parkview Apartments units have transacted between S$860 and S$1,081 per square foot, with an average around S$993 psf. The average total transacted price over the past six months was approximately S$1.03 million, reflecting a typical three-bedder in good condition. Prices at the lower end of the psf range tend to reflect older renovations or less desirable stack orientations, while upper-floor units with cross ventilation or park-facing aspects command closer to the S$1,050–S$1,081 psf ceiling.
Is the 99-year lease a serious concern for buyers today?
Yes — with approximately 67 years remaining as of 2026, lease decay is a material consideration and should be the first quantitative test any serious buyer runs. The CPF Board requires that the remaining lease cover the youngest buyer to age 95; this is still achievable for most buyers under 42 today. However, as the remaining lease declines through the late 2020s and into the 2030s, CPF usability begins to be pro-rated for buyers in their mid-to-late 30s, and maximum loan tenures shorten under MAS rules. The practical outcome is a progressively narrower buyer pool at resale, which exerts downward pressure on exit pricing relative to longer-leasehold or freehold peers. Use the Lease Decay Calculator to model your specific age profile and intended hold period.
Which MRT stations serve Parkview Apartments?
The nearest MRT stations are Bukit Batok (NS2, North–South Line), roughly 700 m from the development via Bukit Batok Street 25, and Beauty World (DT5, Downtown Line), approximately 1.2 km away. The combination offers commuters flexibility: the North–South Line provides a direct link to Jurong East interchange and, heading east, to the CBD via City Hall. The Downtown Line offers an express corridor through Buona Vista, Holland Village and Bugis, reaching the Marina Bay financial district in approximately 35 minutes without a transfer.
Who is the developer of Parkview Apartments?
Parkview Apartments was developed by Far East Organization, Singapore’s largest private real estate developer by project count, with more than 55,000 homes delivered since its founding in 1960. The specific SPV for this project is Bestview Development, a wholly owned vehicle of the Far East group. Far East Organization’s mid-1990s construction quality is generally regarded well among surveyors and property managers: the structural and waterproofing standards applied in this era were ISO 9002-certified, and the company was the first Singapore developer to earn this certification for project management in 1994. Buyers should nonetheless commission an independent building inspection given the development’s age.
How does Parkview Apartments compare with newer condos in District 23?
The main trade-off is lease tenure versus price and fittings. Newer OCR launches in D23 — such as the nearby Dairy Farm Residences or eco-themed developments closer to Beauty World — carry 80+ years of remaining lease and contemporary fittings but typically transact at S$1,500–S$1,800 psf, a 50–80% premium over Parkview Apartments’ current price range. Parkview counters with materially larger floor plates (926–1,163 sq ft vs. 700–850 sq ft for most new-launch two- and three-bedders), a more established estate with mature landscaping, and a gross yield advantage. For buyers who prioritise space and yield over lease longevity, and who plan to exit within 10–12 years, the value calculus can favour Parkview. For those seeking a longer-dated asset or a multigenerational property, the newer launches with fresher leases are a better fit. Compare across key metrics using the Property Comparison tool.
What are the main maintenance and upkeep concerns at Parkview Apartments?
As a development that completed in 1998, Parkview Apartments is now 28 years old. The principal maintenance concerns reported by residents and observable from building inspection norms for this vintage include: (1) waterproofing membrane degradation in wet areas (bathrooms, kitchens), which can manifest as inter-floor water seepage — a known issue at this development per resident reviews; (2) timber-veneer kitchen fittings and skirting susceptible to termite activity in Singapore’s humidity; (3) lift machinery approaching or past its optimal service life (typically 20–25 years); and (4) external facade requiring periodic repainting as the waterproof render coat ages. Prospective buyers should request the MCST sinking fund balance and the most recent Annual General Meeting minutes to assess whether maintenance reserves are adequate for the expected repainting and waterproofing cycles ahead. A professional pre-purchase inspection is strongly recommended.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 111 transactions analysed
- Rental data: 378 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 PARKVIEW APARTMENTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.