PEOPLE'S PARK CENTRE is a 43-year balance leasehold development along UPPER CROSS STREET in District 1 (CBD (Raffles Place, Marina, Cecil)), part of the RCR segment of Singapore's private residential market. The project comprises 120 units and is TOP 1974.
This profile draws on 4 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 1 (CBD (Raffles Place, Marina, Cecil)), the immediate context for PEOPLE'S PARK CENTRE 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 4 sales and 56 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEOPLE'S PARK CENTRE dashboard.
- Average sale price: $1,847,000 across 4 transactions
- Estimated gross rental yield: 2.8%
- District 1 PSF ranking: Value tier (top 100%)
- 99 yrs lease commencing from 1970 · RCR · D1 · 120 units
About PEOPLE'S PARK CENTRE
PEOPLE'S PARK CENTRE is a 99 yrs lease commencing from 1970 condominium, located at UPPER CROSS STREET in District 1 (Raffles Place, Marina, Cecil, People's Park) (Rest of Central Region), comprising 120 residential units, completed in 1974.
With approximately 43 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PEOPLE'S PARK CENTRE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $794 psf | $1,350,000 |
| 5+ BR | 3 | $852 psf | $2,012,667 |
Sales Market Overview
PEOPLE'S PARK CENTRE has recorded 4 sale transactions with an average transaction price of $1,847,000, ranging from $1,350,000 to $2,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $794 psf | $1,350,000 | — |
| 2022 | 1 | $749 psf | $1,750,000 | ↓ 5.6% |
| 2024 | 1 | $912 psf | $2,200,000 | ↑ 21.8% |
| 2025 | 1 | $894 psf | $2,088,000 | ↓ 2.0% |
PEOPLE'S PARK CENTRE ranks in the top 100% of condos in District 1 by average PSF.
Compared to the RCR average of $2,047 psf, PEOPLE'S PARK CENTRE trades 59.1% below the segment benchmark.
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Rental Market Overview
PEOPLE'S PARK CENTRE has recorded 56 rental transactions with monthly rents averaging $4,377/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 44 | $4,124/mo | $1,700/mo | $7,000/mo |
| 4 BR | 10 | $4,871/mo | $2,500/mo | $6,500/mo |
| 5+ BR | 2 | $7,475/mo | $6,950/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $3,586/mo |
| 2022 | 13 | $3,573/mo |
| 2023 | 11 | $4,759/mo |
| 2024 | 7 | $5,509/mo |
| 2025 | 9 | $4,833/mo |
| 2026 | 5 | $4,960/mo |
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Investment Analysis
Based on average rents and sale prices, PEOPLE'S PARK CENTRE delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 1
Side-by-side comparison against the most actively traded condos in District 1 (Raffles Place, Marina, Cecil, People's Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 937 | $2,957 psf | 621 |
| THE SAIL @ MARINA BAY | 99-year leasehold | 1111 | $2,011 psf | 268 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 1042 | $2,323 psf | 207 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 366 | $3,159 psf | 148 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 341 | $1,774 psf | 104 |
Location Map
Map shows PEOPLE'S PARK CENTRE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEOPLE'
- Chinatown MRT
- Chinatown MRT
- Clarke Quay MRT
- Telok Ayer MRT
- Maxwell MRT
- Outram Secondary School
- Fairfield Methodist School (Primary)
- Singapore Management University
Nearby MRT Stations
PEOPLE'S PARK CENTRE is 140m from Chinatown MRT (North-East Line), with 21 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Chinatown | NE4 | North-East Line | 140m |
| Chinatown | DT19 | Downtown Line | 140m |
| Clarke Quay | NE5 | North-East Line | 420m |
| Telok Ayer | DT18 | Downtown Line | 650m |
| Maxwell | TE18 | Thomson-East Coast Line | 680m |
| Fort Canning | DT20 | Downtown Line | 730m |
| Outram Park | EW16 | East-West Line | 800m |
| Outram Park | NE3 | North-East Line | 800m |
Nearby Schools
There are 8 schools within 2 km of PEOPLE'S PARK CENTRE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Outram Secondary School | Secondary | 940m |
| Fairfield Methodist School (Primary) | Primary | 1.0 km |
| Singapore Management University | Tertiary | 1.4 km |
| Cantonment Primary School | Primary | 1.4 km |
| Kheng Cheng School | Primary | 1.5 km |
| School of the Arts | Jc | 1.5 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.7 km |
| Gan Eng Seng School | Secondary | 2.0 km |
Genuine walk-to-MRT access. Chinatown sits about 0.14km 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.
School-belt proximity. Outram Secondary School sits about 0.94km 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.
Lease tenor below 75 years. With roughly 43 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 4 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.
[
{
"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": "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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PEOPLE'S PARK CENTRE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 4 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 PEOPLE'S PARK CENTRE?
What is the rental yield for PEOPLE'S PARK CENTRE?
Is PEOPLE'S PARK CENTRE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 56 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 PEOPLE'S PARK CENTRE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.