Savannah CondoPark occupies a quiet stretch of Simei Rise in District 18, a safari-themed low-rise estate that has aged into one of the east's more distinctive addresses. Completed in 2005 and developed by City Developments Limited (CDL), the 648-unit leasehold development sits on a 99-year tenure commencing November 2000 — leaving approximately 73 years on the clock as of 2026. With 142 caveated transactions logged through the URA system and average resale prices ranging from S$1,100 to S$1,246 psf in the twelve months to late 2025, Savannah CondoPark has quietly posted one of the steadier capital appreciation curves among mature Outside Central Region (OCR) condominiums of its vintage.
The development's address on Simei Rise places it within a short walk of Simei MRT station (EWL), a connectivity anchor that underpins rental absorption and resale liquidity alike. The broader Tampines – Simei corridor is one of Singapore's most self-contained residential ecosystems, home to Eastpoint Mall, Century Square, Tampines Mall, three major hospitals, and an extensive park-connector network stretching toward Bedok Reservoir and East Coast Park. For families, long-term investors, and HDB upgraders, the combination of CDL build quality, MRT walkability, and a living environment that genuinely feels different from the typical glass-tower condo continues to generate interest well into the mid-2020s.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 18 spans Pasir Ris, Simei, and Tampines — three of Singapore's most established HDB heartlands, where public-housing density sustains a large captive pool of upgraders and tenants. Analysts at PropertyGuru and SRI have flagged this corridor as one of the OCR's most consistent performers: mid-S$1,800 psf benchmarks for newer launches in the district contrast sharply with Savannah CondoPark's S$1,100 – S$1,246 psf resale band, creating a meaningful valuation gap that works in the older development's favour for budget-conscious buyers.
On the supply side, Tampines remains an active launch zone heading into 2026. Aurelle of Tampines, Parktown Residence, and the broader Bayshore pipeline are expected to absorb new-launch demand, but their price points of S$1,700 – S$2,100 psf effectively re-anchor the resale floor for projects like Savannah CondoPark. PropNex forecasts OCR resale volumes of 14,000 – 15,000 transactions in 2026, underpinned by upgrader demand that consistently gravitates toward the east. The Downtown Line's Tampines East station (DT33) — one stop from Upper Changi (DT34) — has reinforced the area's connectivity premium and supported rents across the micromarket.
At the macro level, Singapore's private residential market absorbed more than 9,500 OCR resale transactions in 2025 alone, making it the most active regional sub-market in the country. Against this backdrop, Savannah CondoPark's steady transaction cadence of 12 – 15 deals per year reflects a project that retains genuine marketability despite crossing the twenty-year mark — a milestone at which many leasehold condos begin to lose liquidity. The development's ongoing management quality, evidenced by consistently positive resident reviews, is a material factor in that sustained appeal. Explore District 18 price trends and market data on ShiokNest.
We track 142 sales and 309 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SAVANNAH CONDOPARK dashboard.
- Average sale price: $1,420,735 across 142 transactions
- Estimated gross rental yield: 3.6%
- District 18 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 2000 · OCR · D18 · 648 units
About SAVANNAH CONDOPARK
SAVANNAH CONDOPARK is a 99 yrs lease commencing from 2000 condominium, located at SIMEI RISE in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by CITY DEVELOPMENTS LIMITED, comprising 648 residential units, completed in 2005.
With approximately 73 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 SAVANNAH CONDOPARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 77 | $1,012 psf | $1,199,244 |
| 4 BR | 48 | $1,010 psf | $1,529,745 |
| 5+ BR | 17 | $903 psf | $2,116,170 |
Sales Market Overview
SAVANNAH CONDOPARK has recorded 142 sale transactions with an average transaction price of $1,420,735, ranging from $850,000 to $2,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 41 | $844 psf | $1,234,026 | — |
| 2022 | 24 | $958 psf | $1,394,167 | ↑ 13.6% |
| 2023 | 24 | $1,053 psf | $1,448,250 | ↑ 9.9% |
| 2024 | 29 | $1,082 psf | $1,574,637 | ↑ 2.7% |
| 2025 | 19 | $1,133 psf | $1,570,842 | ↑ 4.7% |
| 2026 | 5 | $1,205 psf | $1,484,178 | ↑ 6.4% |
SAVANNAH CONDOPARK ranks in the top 82% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, SAVANNAH CONDOPARK trades 35.6% below the segment benchmark.
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Rental Market Overview
SAVANNAH CONDOPARK has recorded 309 rental transactions with monthly rents averaging $4,289/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 45 | $3,326/mo | $2,300/mo | $4,500/mo |
| 3 BR | 180 | $4,155/mo | $2,550/mo | $5,700/mo |
| 4 BR | 77 | $4,997/mo | $3,000/mo | $6,800/mo |
| 5+ BR | 7 | $6,143/mo | $5,400/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 61 | $3,255/mo |
| 2022 | 66 | $4,041/mo |
| 2023 | 53 | $4,922/mo |
| 2024 | 70 | $4,564/mo |
| 2025 | 51 | $4,753/mo |
| 2026 | 8 | $4,675/mo |
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Investment Analysis
Based on average rents and sale prices, SAVANNAH CONDOPARK delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,588 psf | 1176 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 570 |
Location Map
Map shows SAVANNAH CONDOPARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SAVANNAH CONDOPARK
- Upper Changi MRT
- Simei MRT
- Tampines East MRT
- United World College of South East Asia (East)
- Singapore University of Technology and Design
- Angsana Primary School
Nearby MRT Stations
SAVANNAH CONDOPARK is 870m from Upper Changi MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Changi | DT34 | Downtown Line | 870m |
| Simei | EW3 | East-West Line | 1.2 km |
| Tampines East | DT33 | Downtown Line | 1.2 km |
Nearby Schools
There are 9 schools within 2 km of SAVANNAH CONDOPARK, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | International | 590m |
| Singapore University of Technology and Design | Tertiary | 860m |
| Angsana Primary School | Primary | 1.0 km |
| Chongzheng Primary School | Primary | 1.1 km |
| Springfield Secondary School | Secondary | 1.2 km |
| Changkat Primary School | Primary | 1.3 km |
| North London Collegiate School Singapore | International | 1.6 km |
| Park View Primary School | Primary | 1.8 km |
| Poi Ching School | Primary | 2.0 km |
Savannah CondoPark's most durable strength is its location-value equation. A walkable link to Simei MRT (EWL) — roughly a 5 – 8 minute stroll — gives residents one-transfer access to Raffles Place, City Hall, and Changi Airport. The East – West Line remains one of the network's heaviest-used corridors, and the forthcoming Cross Island Line interchange at Tampines will further densify connectivity across the sub-region. For tenants who prize accessibility without CCR prices, this is a compelling offer.
The CDL pedigree deserves specific mention. City Developments Limited has a long track record of above-average construction standards and proactive estate management. Savannah CondoPark's well-maintained grounds — featuring a lagoon pool, gym, tennis courts, safari-themed sculptures, and lush tropical landscaping — have drawn consistent resident praise. Online reviews repeatedly cite the management council as “proactive and professional,” and the facilities as “clean and well maintained.” In a 20-year-old development, sustained common-area quality is genuinely unusual and directly protects asset value.
The unit-size mix also works in its favour. With the bulk of transacted units in the 1,200 – 1,500 sqft range, Savannah CondoPark offers family-sized floor plates that are increasingly rare among newer launches (which skew toward sub-1,000 sqft investor units). Gross rents for 1,453 sqft units reached S$4,300 – S$5,300 per month in mid-2024, implying gross yields of 3.0 – 3.7% at current transacted prices. For an OCR leasehold nearing mid-tenure, this is a respectable yield band. Buyers can stress-test assumptions using the Cash Flow Calculator and the ROI Calculator on ShiokNest.
The nearby amenities ecosystem rounds out the strengths picture. Eastpoint Mall (a short bus or cycling distance), Century Square, and the Tampines Regional Centre provide retail, dining, and employment density that most comparable OCR addresses cannot match. Bedok North and Tampines schools — several of which are within 1 – 2 km — sustain family demand year-round.
The most significant risk for prospective buyers is lease decay. With approximately 73 years remaining as of 2026, Savannah CondoPark is not yet in the acute decay window (sub-60 years) where HDB mortgage restrictions and CPF usage limits begin to bite. However, the trajectory is visible. Buyers relying on CPF monies should model usage rules carefully: CPF Board currently requires buyers to set aside the Basic Retirement Sum if the remaining lease does not cover them to age 95. For a 35-year-old buyer in 2026, a property with 73 years remaining just barely meets the threshold — any delay in purchase narrows the margin further. Use the Lease Decay Calculator to model CPF and financing scenarios before committing.
A connected concern is resale exit risk in the 2030s and beyond. As the lease drops below 70 years, the pool of eligible buyers — particularly those dependent on HDB loans or full CPF usage — begins to shrink meaningfully. Investors who plan a 10 – 15 year holding period should model this carefully. The project's genuine en-bloc potential is limited: at 648 units and with the site's relatively low plot ratio, land cost per unit for a developer would need to be very competitive against neighbouring Tampines launch prices to make a collective sale viable.
Finally, the ageing physical infrastructure deserves acknowledgment. While management quality is high, a 20-year-old building incurs escalating maintenance costs over time. Buyers should review the sinking fund balance and recent AGM minutes before committing, as major capital expenditure cycles (repainting, lift replacement, pool resurfacing) tend to cluster in a development's second decade of life. Unexpectedly large special levies can erode net yield in ways that headline gross-yield figures do not capture.
[
{
"persona": "HDB Upgrader (Family, Budget S$1.4M – S$1.8M)",
"fit_color": "green",
"reason": "Savannah CondoPark's 1,200 – 1,500 sqft units hit the sweet spot for families upsizing from a 4-room or 5-room HDB flat. The east-facing location, proximity to schools, and walkable MRT access address the core upgrader checklist. CDL build quality and well-maintained facilities deliver a lifestyle step-up without the CCR price tag."
},
{
"persona": "Long-Term Yield Investor (Hold 5 – 10 Years)",
"fit_color": "green",
"reason": "Gross yields of 3.0 – 3.7% and a deep tenant pool driven by proximity to Changi Business Park, Tampines Regional Centre, and Changi Airport make Savannah CondoPark a credible income asset. The 73-year lease means CPF usage and bank financing remain broadly accessible, supporting both entry and exit liquidity within this holding horizon."
},
{
"persona": "First-Time Private Buyer (Budget Under S$1.5M)",
"fit_color": "green",
"reason": "At S$1,100 – S$1,200 psf, smaller 3-bedroom units (approx. 1,227 sqft) are achievable around S$1.38M – S$1.47M — well within reach of dual-income households and competitive with many newer but significantly smaller OCR units. The entry-level price point, strong community, and established amenities make this a sound first-private-property choice."
},
{
"persona": "Short-Term Speculative Buyer (Flip within 3 Years)",
"fit_color": "red",
"reason": "Capital appreciation at Savannah CondoPark has been steady but modest — roughly 2 – 3% per annum over the past cycle. After accounting for Seller's Stamp Duty (SSD applies for the first 3 years), agent fees, and legal costs, a short-term flip is unlikely to generate meaningful returns. The project's mid-tenure lease position also limits speculative upside. Use the <a href=\"/calculator/stamp-duty\">Stamp Duty Calculator</a> to confirm cost-of-entry before proceeding."
},
{
"persona": "Retiree / Downsizer (Asset Unlock)",
"fit_color": "yellow",
"reason": "The spacious floor plates and resort-like grounds appeal to retirees who prioritise liveability over urban intensity. However, the 73-year remaining lease means CPF usage limits are tightening for buyers aged 55 and above — some will face partial CPF restrictions depending on age and BRS top-up requirements. A financial planner consultation is advisable before purchase."
},
{
"persona": "Buy-to-Let Investor (ABSD Subject)",
"fit_color": "yellow",
"reason": "For Singapore Citizens acquiring a second property, the 20% ABSD materially compresses net yield below the headline 3 – 3.7% gross figure. Permanent Residents face 30% ABSD on a second purchase. The numbers can still work for holders with a long investment horizon and a low leverage structure, but ABSD-inclusive Total Debt Servicing Ratio (TDSR) modelling is essential. See the <a href=\"/calculator/tdsr\">TDSR Calculator</a> on ShiokNest."
}
]
Savannah CondoPark is not a project that generates headlines, and that is precisely what makes it interesting. In a market where new OCR launches are routinely priced above S$1,700 psf, a well-managed CDL leasehold with 73 years remaining, walkable MRT access, and family-sized floor plates transacting at S$1,100 – S$1,246 psf represents a genuine valuation gap. The development's safari-themed landscaping and consistently praised management council are qualitative differentiators that do not show up in raw PSF comparisons but materially affect daily liveability and long-term capital maintenance.
The lease clock is the dominant risk, and buyers should approach it with eyes open. For families who intend to occupy the property for 10 – 15 years and investors targeting a 5 – 10 year yield-driven hold, the current lease runway is workable. For buyers with a longer horizon, or those who are highly sensitive to future resale exit constraints, newer projects in the same corridor — despite their higher entry prices — may offer a cleaner long-term position. Compare Savannah CondoPark against other District 18 condos on ShiokNest.
On balance, Savannah CondoPark earns a measured positive recommendation for the right buyer profile: it is a fundamentally sound, income-generating, family-friendly asset in one of Singapore's most resilient residential corridors. Just model the lease decay carefully.
FAQ
What is the average price for SAVANNAH CONDOPARK?
What is the rental yield for SAVANNAH CONDOPARK?
Is SAVANNAH CONDOPARK freehold or leasehold?
How many years are left on the Savannah CondoPark lease?
The 99-year leasehold tenure commenced on 29 November 2000, leaving approximately 73 – 74 years remaining as of 2026. Buyers should be aware that as the remaining lease approaches 60 years, CPF usage rules tighten and the pool of eligible bank lenders may narrow. It is advisable to use the ShiokNest Lease Decay Calculator to model how CPF withdrawal limits and Minimum Occupation Period obligations interact with your age and intended holding period.
Is Savannah CondoPark walkable to an MRT station?
Yes. Simei MRT station (EW3, East – West Line) is approximately a 5 – 8 minute walk from the development's main entrance on Simei Rise. The EWL provides direct access to Tampines, Bedok, Paya Lebar, and City Hall / Raffles Place without a transfer. Additionally, Tampines East MRT (DT33) on the Downtown Line is accessible by bus or bicycle, adding a second transit corridor. This dual-line accessibility is a significant rental and resale asset.
What are the key risks for a Savannah CondoPark buyer to consider?
The three primary risks are: (1) Lease decay — at 73 years remaining, CPF usage is still broadly accessible but is tightening for older buyers; the resale market will become more challenging as the lease approaches 60 years. (2) En-bloc uncertainty — the site's 648-unit scale and current land values make a collective sale viable only at premium bids, and there is no imminent signal of developer appetite. (3) Ageing infrastructure costs — a 20-year-old development will face periodic major capital expenditure (lifts, facades, M&E systems); buyers should review the sinking fund balance and recent AGM minutes before committing.
How does Savannah CondoPark compare to newer OCR launches in the Tampines area?
Newer OCR launches such as Aurelle of Tampines and Parktown Residence have been priced at S$1,700 – S$2,100 psf — a 40 – 70% premium over Savannah CondoPark's S$1,100 – S$1,246 psf resale band. The trade-off is leasehold vintage: newer projects come with a fresh 99-year lease versus roughly 73 years remaining at Savannah. Buyers who prioritise lower absolute entry cost, larger unit sizes, and established community infrastructure will find Savannah CondoPark compelling; those who prioritise maximum lease runway should weigh the premium for a new launch. Use the ShiokNest comparison tool to evaluate properties side-by-side.
What facilities does Savannah CondoPark offer?
Savannah CondoPark is known for its resort-style, safari-themed landscaping — a deliberate design choice by CDL that distinguishes it from typical glass-tower condominiums. Facilities include a lagoon swimming pool, gym, tennis courts, themed children's play areas, water features, and extensive tropical gardens with decorative animal sculptures. Residents consistently rate the maintenance quality highly in online reviews, noting that the pool and garden areas are kept in excellent condition. The low-rise, park-like campus layout also means residents enjoy more greenery and less density than comparable 648-unit developments built at greater height.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 142 transactions analysed
- Rental data: 309 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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