PEOPLE'S PARK COMPLEX is a 41-year balance leasehold development along PARK ROAD in District 1 (CBD (Raffles Place, Marina, Cecil)), part of the RCR segment of Singapore's private residential market. The project comprises 288 units and is TOP 1970.
This profile draws on 44 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 COMPLEX 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 44 sales and 417 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEOPLE'S PARK COMPLEX dashboard.
- Average sale price: $975,369 across 44 transactions
- Estimated gross rental yield: 4.0%
- District 1 PSF ranking: Value tier (top 90%)
- 99 yrs lease commencing from 1968 · RCR · D1 · 288 units
About PEOPLE'S PARK COMPLEX
PEOPLE'S PARK COMPLEX is a 99 yrs lease commencing from 1968 condominium, located at PARK ROAD in District 1 (Raffles Place, Marina, Cecil, People's Park) (Rest of Central Region), comprising 288 residential units, completed in 1970.
With approximately 41 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 COMPLEX:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 15 | $1,397 psf | $580,667 |
| 3 BR | 27 | $1,029 psf | $1,160,527 |
| 4 BR | 2 | $895 psf | $1,436,000 |
Sales Market Overview
PEOPLE'S PARK COMPLEX has recorded 44 sale transactions with an average transaction price of $975,369, ranging from $500,000 to $1,522,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $991 psf | $816,325 | — |
| 2022 | 8 | $1,048 psf | $1,013,611 | ↑ 5.7% |
| 2023 | 2 | $1,170 psf | $815,000 | ↑ 11.7% |
| 2024 | 8 | $1,229 psf | $874,375 | ↑ 5.0% |
| 2025 | 15 | $1,271 psf | $1,146,852 | ↑ 3.5% |
PEOPLE'S PARK COMPLEX ranks in the top 90% of condos in District 1 by average PSF.
Compared to the RCR average of $2,047 psf, PEOPLE'S PARK COMPLEX trades 43.9% below the segment benchmark.
Loading chart data...
Rental Market Overview
PEOPLE'S PARK COMPLEX has recorded 417 rental transactions with monthly rents averaging $3,214/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 10 | $4,378/mo | $3,600/mo | $5,500/mo |
| 1 BR | 230 | $2,228/mo | $1,400/mo | $3,500/mo |
| 3 BR | 152 | $4,221/mo | $1,050/mo | $8,000/mo |
| 4 BR | 25 | $5,688/mo | $3,100/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 69 | $2,230/mo |
| 2022 | 85 | $2,844/mo |
| 2023 | 82 | $3,357/mo |
| 2024 | 74 | $3,554/mo |
| 2025 | 90 | $3,790/mo |
| 2026 | 17 | $3,826/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PEOPLE'S PARK COMPLEX delivers an estimated gross rental yield of 4.0%. This is above the Singapore-wide benchmark of approximately 3%.
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 COMPLEX (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEOPLE'
- Chinatown MRT
- Chinatown MRT
- Outram Park MRT
- Outram Park MRT
- Outram Park MRT
- Outram Secondary School
- Fairfield Methodist School (Primary)
- Cantonment Primary School
Nearby MRT Stations
PEOPLE'S PARK COMPLEX is 250m from Chinatown MRT (North-East Line), with 18 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Chinatown | NE4 | North-East Line | 250m |
| Chinatown | DT19 | Downtown Line | 250m |
| Outram Park | EW16 | East-West Line | 550m |
| Outram Park | NE3 | North-East Line | 550m |
| Outram Park | TE17 | Thomson-East Coast Line | 550m |
| Maxwell | TE18 | Thomson-East Coast Line | 550m |
| Clarke Quay | NE5 | North-East Line | 680m |
| Telok Ayer | DT18 | Downtown Line | 710m |
Nearby Schools
There are 9 schools within 2 km of PEOPLE'S PARK COMPLEX, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Outram Secondary School | Secondary | 750m |
| Fairfield Methodist School (Primary) | Primary | 1.1 km |
| Cantonment Primary School | Primary | 1.2 km |
| Kheng Cheng School | Primary | 1.5 km |
| Singapore Management University | Tertiary | 1.6 km |
| School of the Arts | Jc | 1.8 km |
| Gan Eng Seng School | Secondary | 1.9 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.9 km |
| Gan Eng Seng Primary School | Primary | 1.9 km |
Genuine walk-to-MRT access. Chinatown sits about 0.25km 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. 288 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. Outram Secondary School sits about 0.75km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 41 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.
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": "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": "green",
"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 COMPLEX 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. 44 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 COMPLEX?
What is the rental yield for PEOPLE'S PARK COMPLEX?
Is PEOPLE'S PARK COMPLEX 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: 44 transactions analysed
- Rental data: 417 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 COMPLEX
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.