PARQ BELLA is a freehold development along TEMBELING ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 20 units and is TOP 2023.
This profile draws on 20 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 3 years from TOP, PARQ BELLA is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 15 (Katong / Joo Chiat), the immediate context for PARQ BELLA 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 20 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARQ BELLA dashboard.
- Average sale price: $2,682,642 across 20 transactions
- District 15 PSF ranking: Premium tier (top 9%)
- Freehold tenure · RCR · D15 · 20 units
About PARQ BELLA
PARQ BELLA is a freehold condominium, located at TEMBELING ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), comprising 20 residential units, completed in 2023.
As a freehold property, PARQ BELLA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PARQ BELLA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $2,378 psf | $2,201,667 |
| 3 BR | 12 | $2,290 psf | $2,578,737 |
| 4 BR | 5 | $2,171 psf | $3,220,600 |
Sales Market Overview
PARQ BELLA has recorded 20 sale transactions with an average transaction price of $2,682,642, ranging from $2,189,000 to $3,467,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 14 | $2,240 psf | $2,692,704 | — |
| 2024 | 5 | $2,351 psf | $2,682,996 | ↑ 4.9% |
| 2025 | 1 | $2,360 psf | $2,540,000 | ↑ 0.4% |
PARQ BELLA ranks in the top 9% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, PARQ BELLA trades 11.1% above the segment benchmark.
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Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows PARQ BELLA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARQ BELLA
- Marine Parade MRT
- Marine Terrace MRT
- Tanjong Katong MRT
- Eunos MRT
- Canadian International School (Tanjong Katong)
- Tanjong Katong Girls'
- CHIJ (Katong) Primary
Nearby MRT Stations
PARQ BELLA is 590m from Marine Parade MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Parade | TE26 | Thomson-East Coast Line | 590m |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.0 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.2 km |
| Eunos | EW7 | East-West Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of PARQ BELLA, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canadian International School (Tanjong Katong) | International | 380m |
| Tanjong Katong Girls' School | Secondary | 420m |
| CHIJ (Katong) Primary | Primary | 470m |
| Broadrick Secondary School | Secondary | 480m |
| EtonHouse International School (Broadrick) | International | 480m |
| Tao Nan School | Primary | 670m |
| Tanjong Katong Primary School | Primary | 810m |
| Haig Girls' School | Primary | 1.0 km |
| Canossa Catholic Primary School | Primary | 1.1 km |
| Telok Kurau Primary School | Primary | 1.1 km |
| Kong Hwa School | Primary | 1.8 km |
| Geylang Methodist School (Secondary) | Secondary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Marine Parade is about 0.59km — 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.
Boutique character. With 20 units, PARQ BELLA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Canadian International School (Tanjong Katong) sits about 0.38km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
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: PARQ BELLA 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. 20 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
What is the average price for PARQ BELLA?
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Is PARQ BELLA freehold or leasehold?
How far is the nearest MRT from PARQ BELLA?
What is the tenure of PARQ BELLA?
How does PARQ BELLA compare to other projects in the district?
What stamp duty applies for a foreign buyer of PARQ BELLA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 20 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 PARQ BELLA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.