PARVIS is a freehold development along HOLLAND HILL in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 248 units and is TOP 2012.
This profile draws on 46 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 14 years from TOP, PARVIS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 10 (Bukit Timah / Holland), the immediate context for PARVIS 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 46 sales and 456 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARVIS dashboard.
- Average sale price: $4,202,261 across 46 transactions
- Estimated gross rental yield: 2.6%
- District 10 PSF ranking: Above average (top 39%)
- Freehold tenure · CCR · D10 · 248 units
About PARVIS
PARVIS is a freehold condominium, located at HOLLAND HILL in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by CALNE PTE LTD, comprising 248 residential units, completed in 2012.
As a freehold property, PARVIS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PARVIS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 9 | $2,282 psf | $2,303,222 |
| 4 BR | 12 | $2,293 psf | $3,899,167 |
| 5+ BR | 25 | $2,209 psf | $5,031,400 |
Sales Market Overview
PARVIS has recorded 46 sale transactions with an average transaction price of $4,202,261, ranging from $2,100,000 to $7,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,982 psf | $3,678,200 | — |
| 2022 | 11 | $2,195 psf | $3,920,909 | ↑ 10.7% |
| 2023 | 7 | $2,315 psf | $3,762,714 | ↑ 5.4% |
| 2024 | 4 | $2,454 psf | $4,730,000 | ↑ 6.0% |
| 2025 | 11 | $2,377 psf | $4,943,909 | ↓ 3.1% |
| 2026 | 3 | $2,379 psf | $4,583,333 | ↑ 0.1% |
PARVIS ranks in the top 39% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, PARVIS trades 8.3% below the segment benchmark.
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Rental Market Overview
PARVIS has recorded 456 rental transactions with monthly rents averaging $8,987/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 122 | $5,420/mo | $3,600/mo | $8,100/mo |
| 3 BR | 193 | $8,886/mo | $6,000/mo | $13,500/mo |
| 4 BR | 141 | $12,213/mo | $7,100/mo | $18,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 83 | $6,809/mo |
| 2022 | 96 | $8,586/mo |
| 2023 | 81 | $10,193/mo |
| 2024 | 90 | $9,468/mo |
| 2025 | 85 | $9,697/mo |
| 2026 | 21 | $9,848/mo |
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Investment Analysis
Based on average rents and sale prices, PARVIS delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 PARVIS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARVIS
- Holland Village MRT
- Commonwealth MRT
- Buona Vista MRT
- Buona Vista MRT
- Farrer Road MRT
- Commonwealth Secondary School
- Swiss School Singapore
- Tanglin Trust School
Nearby MRT Stations
PARVIS is 480m from Holland Village MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 480m |
| Commonwealth | EW20 | East-West Line | 850m |
| Buona Vista | EW21 | East-West Line | 1.1 km |
| Buona Vista | CC22 | Circle Line | 1.1 km |
| Farrer Road | CC20 | Circle Line | 1.2 km |
Nearby Schools
There are 15 schools within 2 km of PARVIS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | Secondary | 860m |
| Swiss School Singapore | International | 1.1 km |
| Tanglin Trust School | International | 1.3 km |
| River Valley High School | Secondary | 1.4 km |
| River Valley High School (JC) | Jc | 1.4 km |
| Raffles Girls' Primary School | Primary | 1.5 km |
| Queensway Secondary School | Secondary | 1.6 km |
| Global Indian International School (GIIS Queenstown) | International | 1.6 km |
| Hollandse School | International | 1.7 km |
| Lycee Francais de Singapour | International | 1.7 km |
| Queenstown Primary School | Primary | 1.8 km |
| German European School Singapore | International | 1.8 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.
Genuine walk-to-MRT access. Holland Village sits about 0.48km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 248 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Commonwealth Secondary School sits about 0.86km 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": "green",
"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: PARVIS 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. 46 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 PARVIS?
What is the rental yield for PARVIS?
Is PARVIS freehold or leasehold?
How far is the nearest MRT from PARVIS?
What is the tenure of PARVIS?
How does PARVIS compare to other projects in the district?
What stamp duty applies for a foreign buyer of PARVIS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 46 transactions analysed
- Rental data: 456 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 PARVIS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.