PARRY GREEN is a 69-year balance leasehold development along LIMBOK TERRACE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 37 units and is TOP 1999.
This profile draws on 11 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 PARRY GREEN 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 11 sales and 3 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARRY GREEN dashboard.
- Average sale price: $2,402,798 across 11 transactions
- Estimated gross rental yield: 3.8%
- District 19 PSF ranking: Mid-range (top 55%)
- 99 yrs lease commencing from 1996 · OCR · D19 · 37 units
About PARRY GREEN
PARRY GREEN is a 99 yrs lease commencing from 1996 condominium, located at LIMBOK TERRACE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by YHS PARRY GREEN PTE LTD, comprising 37 residential units, completed in 1999.
With approximately 69 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 PARRY GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 8 | $1,437 psf | $2,348,847 |
| 5+ BR | 3 | $1,055 psf | $2,546,667 |
Sales Market Overview
PARRY GREEN has recorded 11 sale transactions with an average transaction price of $2,402,798, ranging from $2,030,000 to $2,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,195 psf | $2,062,667 | — |
| 2022 | 3 | $1,130 psf | $2,357,963 | ↓ 5.4% |
| 2023 | 1 | $1,486 psf | $2,400,000 | ↑ 31.5% |
| 2024 | 1 | $1,713 psf | $2,780,000 | ↑ 15.2% |
| 2025 | 3 | $1,496 psf | $2,662,963 | ↓ 12.6% |
PARRY GREEN ranks in the top 55% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, PARRY GREEN trades 14% below the segment benchmark.
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Rental Market Overview
PARRY GREEN has recorded 3 rental transactions with monthly rents averaging $7,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3 | $7,500/mo | $7,000/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $8,000/mo |
| 2023 | 1 | $7,000/mo |
| 2025 | 1 | $7,500/mo |
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Investment Analysis
Based on average rents and sale prices, PARRY GREEN delivers an estimated gross rental yield of 3.8%. This is above the Singapore-wide benchmark of approximately 3%.
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 PARRY GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARRY GREEN
- Kovan MRT
- Yangzheng Primary School
- Xinghua Primary School
- Rosyth School
Nearby MRT Stations
PARRY GREEN is 1.2 km from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 1.2 km |
Nearby Schools
There are 21 schools within 2 km of PARRY GREEN, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yangzheng Primary School | Primary | 120m |
| Xinghua Primary School | Primary | 390m |
| Rosyth School | Primary | 430m |
| Xinmin Secondary School | Secondary | 700m |
| Xinmin Primary School | Primary | 760m |
| Serangoon Secondary School | Secondary | 820m |
| Townsville Primary School | Primary | 920m |
| Serangoon Garden Secondary School | Secondary | 970m |
| Cedar Primary School | Primary | 1.1 km |
| Holy Innocents' High School | Secondary | 1.1 km |
| Presbyterian High School | Secondary | 1.2 km |
| Holy Innocents' Primary School | Primary | 1.2 km |
Boutique character. With 37 units, PARRY GREEN 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. Yangzheng Primary School sits about 0.12km 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 1.20km 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 69 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.
Thin transaction history. With only 11 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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: PARRY GREEN 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. 11 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
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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: 11 transactions analysed
- Rental data: 3 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 PARRY GREEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.