AVANT PARC Review

Overview & Key Facts

Avant Parc is one of Singapore’s more unusual residential offerings — a boutique cluster of 15 strata terrace houses at Wak Hassan Place in Sembawang, developed by Sunway Land Pte Ltd and completed in 2013 on a 99-year lease commencing January 2011. The development is not a condominium in the conventional sense: there are no shared clubhouse, gymnasium, or resort-pool facilities. Instead, each of the 15 homes is an individual 3-storey terrace house with an attic and basement, built-up areas ranging from 4,128 to 7,427 sqft, a private lift, and either a private swimming pool (six units) or a private jacuzzi (nine units). Avant Parc occupies a rare coastal-adjacent pocket directly opposite the greeneries of Sembawang Park, with views across both the park canopy and the Strait of Johor from upper floors — a combination that is genuinely difficult to find anywhere else in Singapore’s landed market at a leasehold price point.

This is a product for a narrow but well-defined buyer: one who wants landed-scale living (4,000–7,400 sqft, private lift, private pool or jacuzzi), does not require a shared condominium facility stack, accepts a car-dependent location in northern D27, and values the proximity to Sembawang Park and one of Singapore’s few remaining natural beach frontages at Wak Hassan Beach. Sunway Land, the Singapore arm of Malaysia’s Sunway Group, brought a resort-design sensibility to the project: full-height glazing, precast concrete modules, and landscaped garden frontages. The 15-unit scale ensures the development remains genuinely private — residents know their immediate neighbours by name, and the compound never feels like a condominium.

Transaction data is extremely thin. ShiokNest records only two sales caveats for Avant Parc, producing an average price of S$3,325,000 and a median of S$3,850,000 against PSF readings of approximately S$1,709 and S$1,048 respectively. The variance between these two figures most likely reflects different unit types (corner vs intermediate, pool vs jacuzzi, larger vs smaller footprint) rather than a trend reversal. With only two recorded transactions across a 15-unit block, no statistically meaningful price trend can be established, and rental data is entirely absent. Buyers and investors must treat all quantitative metrics for Avant Parc as directional at best.

Location & Connectivity

Wak Hassan Place is located in the far north of District 27, abutting the eastern boundary of Sembawang Park and within a short drive of Wak Hassan Beach — one of the last stretches of natural shoreline accessible in mainland Singapore. The location is tranquil by any measure: low-traffic, tree-lined, and removed from the commercial centres of Sembawang and Yishun. For residents who drive, the Seletar Expressway (SLE) provides a direct 25-minute route to the CBD during off-peak hours, and the Canberra Link connector feeds smoothly to the Central Expressway (CTE). For commuters relying on public transport, the picture is less straightforward. Canberra MRT station (NS12, North-South Line) is approximately 2.2 km away and Sembawang MRT (NS11) is 2.4 km — neither is walkable in Singapore’s climate. Bus services on Sembawang Road provide feeder connectivity to both stations, but journey times to the CBD will typically run 50–70 minutes including the NSL trunk segment. Avant Parc is functionally a car-dependent address.

The Sembawang sub-market has developed substantially over the past decade, and D27’s trajectory is positive. The Bukit Canberra integrated hub (opened in phases from 2021) brought a polyclinic, ActiveSG gym and swimming complex, hawker centre, and supermarket to the Canberra Drive corridor — a genuine quality-of-life upgrade for the northern Sembawang catchment. The Canberra MRT station, opened on the NSL in 2019, and the associated HDB build-to-order developments at Canberra Crescent have introduced younger resident demographics and increased the commercial density of the surrounding area. For Avant Parc residents, Bukit Canberra is a short drive and represents the most practical cluster for daily errands, fitness, and F&B. Sembawang Shopping Centre and Sun Plaza are accessible in roughly five minutes by car. The Sun Yat Sen Nanyang Memorial Hall and Sembawang Hot Spring Park provide leisure options that are distinctive to this corner of Singapore and rarely associated with the suburban north.

School proximity is mixed. Wellington Primary School is the closest primary, at approximately 1.3 km. Sembawang Primary and Canberra Primary are within a 2–3 km radius. Secondary options include Sembawang Secondary and Ahmad Ibrahim Secondary. None of these carry the Phase 2C priority premium of the elite school clusters in D10, D11, or D15, but the catchment is adequate for families whose school selection priorities are based on proximity and community rather than brand. International School options — primarily on Woodlands and Yishun — are reachable by car in under twenty minutes.

Facilities

Avant Parc operates more like a gated cluster of private landed homes than a conventional condominium, and the facility model reflects this. There are no shared clubhouse, gymnasium, or communal lap pool. Instead, the development’s 15 units are divided by the developer into two facility tiers: six units (house numbers 1, 9, 11, 21, 71, and 77) come with a private swimming pool integrated into the individual home, while the remaining nine units (house numbers 3, 5, 7, 13, 15, 17, 19, 73, and 75) feature a private jacuzzi in lieu of a full pool. Every unit is equipped with a private hydraulic home lift (450 kg, 4-person capacity), providing floor-to-floor access across the basement, ground, first, second, and attic levels. Landscaped garden areas with direct park or sea views, full-height glazing for natural light, and contemporary concrete-and-glass architecture complete the specification. The overall impression is of a boutique resort hotel that has been partitioned into 15 private residences: high quality, low density, and entirely self-contained.

For buyers accustomed to condominium living, the absence of shared facilities is the most material adjustment. There is no residents’ gym to supplement a home workout, no function room for private events, and no concierge or security gatehouse staffed around the clock in the conventional sense. Gated-community perimeter security exists, and the low-density enclave character of Wak Hassan Place provides its own natural buffer. Buyers who value private outdoor space, a dedicated home lift, and the ability to swim in their own pool rather than a shared facility will find Avant Parc’s specification genuinely superior to most condominium products at comparable or even higher price points. Buyers who prefer a complete shared-facility campus should evaluate the nearest full-facility condominiums in the D27 market instead.

Unit Sizes & Layout

The 15 homes at Avant Parc are configured as large-format strata terrace houses across two types: six corner terraces (5,298–7,427 sqft built-up) and nine intermediate terraces (4,128–5,638 sqft built-up). Each unit spans three storeys with an additional attic and basement, and the developer’s marketing materials cite configurations of up to six bedrooms per home. The floor-plan depth — basement to attic across five levels with a private lift — produces living areas that exceed most 5-bedroom condominium units in the Singapore market and rival many freehold cluster terraces. With such a small sample, bedroom-level floor plans were offered to buyers on a unit-by-unit basis rather than standardised across type; buyers should request actual floor plans from the agent or seller rather than relying on generalised specifications.

ShiokNest’s transaction dataset contains only two recorded sales caveats for Avant Parc, with one PSF reading of approximately S$1,709 (likely a corner terrace) and one of approximately S$1,048 (likely an inter-terrace on a smaller land component), producing an average price of S$3,325,000 and a median of S$3,850,000. The wide PSF spread between the two transactions reflects the substantial size difference between the smallest intermediate (4,128 sqft) and the largest corner unit (7,427 sqft) rather than any market-price volatility. In the broader Sembawang strata landed market, comparable cluster terraces trade in the S$3.0–4.5M range depending on land area and pool inclusion. At S$3.3–3.85M, Avant Parc sits within this range and may offer relative value compared to newer strata landed launches, where land costs have risen materially since 2011. No rental caveats have been recorded; the rental potential of a large-format strata terrace of this type in Sembawang is structurally constrained by the car-dependent location and the low expatriate density in D27 relative to D9/D10/D11. Landlords targeting corporate or expatriate tenants would face a challenging market.

Pricing & Market Position

Based on 2 recorded transactions, sale prices range from $2,800,000 to $3,850,000, averaging $3,325,000.

Price Appreciation

From 2024 to 2025, the average PSF has declined by 38.7% (from $1,709 to $1,048 psf).

Neighbourhood Comparison

Within the D27 condominium market, Avant Parc occupies a different product category from its nearest price competitors. North Gaia (99yr/2021, 616 units, ~S$1,312 psf), The Watergardens at Canberra (99yr/2020, 448 units, ~S$1,490 psf), Provence Residence (99yr/2020, 413 units, ~S$1,182 psf), and The Visionaire (99yr/2015, 632 units, ~S$1,364 psf) are all conventional multi-unit condominiums with shared facilities, MRT-proximate locations, and substantially higher transaction liquidity than Avant Parc. Canberra Crescent Residences (99yr/2024, 376 units, ~S$1,988 psf) represents the newest and highest-PSF D27 benchmark. On a PSF basis, Avant Parc’s two recorded transactions (S$1,048–S$1,709 psf) bracket the mid-range of these competitors, but a direct PSF comparison is misleading: the competitors’ PSF figures apply to condominium apartments of 500–1,500 sqft, while Avant Parc’s figures apply to strata terraces of 4,128–7,427 sqft built-up. In absolute price terms, Avant Parc (S$3.3–3.85M per transaction) operates in a different financial tier from a S$1.2–1.8M Sembawang condominium unit.

The more useful comparison for Avant Parc buyers is the broader strata landed and cluster terrace market in northern Singapore. Watercove (Sembawang Crescent, 99yr/2021, 80 cluster units) and The Estuary (Yishun, 99yr/2011, 608 units) represent the modern strata landed alternatives in D27. Watercove’s newer build and greater unit count provides more transactional data and a somewhat more liquid resale market, but at a higher ticket price. Freehold cluster terraces in the Seletar Hills and Springleaf areas carry perpetual tenure premiums that push comparable-size homes to S$4.5–7M+. Against this landscape, Avant Parc’s leasehold pricing represents genuine relative value for buyers who prioritise the private pool, home lift, and park-facing setting over lease tenure and liquidity.

ShiokNest Scores

Our proprietary scoring system evaluates AVANT PARC across multiple dimensions.

What Residents Say

“We were looking at cluster terraces across Sembawang and Seletar for years before we found Avant Parc. The combination of the park view, the private pool, and the home lift was exactly what we needed for an elderly parent and young children under the same roof. It does not feel like a condo at all — each house is its own world. The quiet is the main thing. On a weekday morning you hear birds, not traffic.”

— Owner-occupier family, Avant Parc inter-terrace unit, via PropertyGuru community

“The location is not for everyone — you must be comfortable driving. But sitting on the upper floor in the evenings with a view across Sembawang Park to the Johor Strait is something you simply cannot get in a condo. We bought knowing it would be a long hold. We are not here for yield or en-bloc — we are here because the house is exceptional and the setting is irreplaceable.”

— Long-term owner, Avant Parc corner terrace, via EdgeProp Sembawang community

Strengths & Weaknesses

Verdict

Avant Parc is a compelling niche product for a narrow set of buyers, and a poor fit for the majority. The case for Avant Parc rests on three pillars: large-format strata landed living at a leasehold price point, a genuinely private and park-adjacent setting in a low-density northern enclave, and a specification (private lift, private pool or jacuzzi, 5-level layout) that exceeds most condominium alternatives at comparable transaction prices. For Singaporean families who want the feel of a private terrace without the full freehold land-ownership price tag, and who are comfortable with car-dependent suburban living in northern Singapore, Avant Parc delivers an experience that is difficult to replicate at this price bracket. The 84-year remaining lease provides a comfortable CPF-usage window for current buyers.

The case against Avant Parc is equally specific. The walkability score of 0/100 is not a data artefact — it accurately reflects a location where daily life without a car is impractical. The ShiokNest investment score of 20/100 and en-bloc score of 17/100 confirm what the transactional data suggests: this is not an asset with liquid resale markets, clear rental yield, or favourable collective-sale characteristics. The two recorded sales caveats across more than a decade of the development’s operational life signal that owners hold for long periods and exits are infrequent — which is either a positive indicator of owner satisfaction or a negative indicator of resale difficulty, depending on your investment thesis. The ShiokNest composite of 10/100 reflects the dominance of these investment metrics in the composite formula; it should not be read as a quality rating of the physical product, which is genuinely premium by Singapore strata-landed standards.

The ideal Avant Parc buyer is a Singaporean or PR family owner-occupier, likely with a multi-generational or medium-to-long tenure horizon (10+ years), a multi-car household, children attending local northern schools, and a lifestyle preference for park-facing quiet over urban intensity. Investors seeking yield, buyers dependent on walkable amenities, buyers financing heavily through CPF on a short horizon, and buyers who prioritise liquid exit options should direct their attention to the more conventional D27 condominium market or to CCR and RCR assets with higher walkability and liquidity scores.