Can a 501-unit suburban estate tucked into the Flora Drive enclave still command a District 17 narrative worth telling in 2026, or has the conversation already moved on to flashier Pasir Ris launches? Hedges Park Condominium asks that question of every buyer who pulls into Loyang from Pasir Ris Drive 3 (as of 2026-05). The estate sits at the eastern edge of District 17, an OCR pocket that trades MRT-walking convenience for low-rise lushness, airport-cluster employment, and quantum levels still well below the psychological RCR ceiling. With ~83 years of lease runway from its 2014 TOP, and a Tripartite Developers pedigree blending UOL Group, Kheng Leong, and Low Keng Huat, Hedges Park is one of those projects where covenant quality and OCR practicality arrive in the same package. The catch: 501 units mean resale supply is never thin, the nearest MRT is a feeder-bus ride away, and the Cross Island Line that promises to fix that has a delivery timeline still measured in years, not months. This review weighs both sides for the 2026 buyer.
Hedges Park Condominium was launched in 2010 by Tripartite Developers — a joint venture of UOL Group, Kheng Leong Company, and Low Keng Huat (Singapore) — on a 99-year leasehold parcel awarded earlier that cycle (as of 2026-05). Temporary Occupation Permit was issued in 2014, and the estate now occupies a generous low-rise site along Flora Drive, fronting the Loyang corner of Pasir Ris where the residential fabric thins into industrial-park employment and Changi Airport's northern approach. The 501-unit count is spread across blocks that lean garden-style rather than vertical-tower, with a unit mix that runs from one-bedders in the high-400 sq ft range up to four-bedroom configurations north of 1,300 sq ft. According to URA caveats data, transacted PSF has historically clustered in the low- to mid-S$1,200s for the bulk of the estate, with newer-launch comparables in District 17 like Kassia printing meaningfully higher headline numbers. The site sits roughly an 8-minute drive from Pasir Ris MRT on the East-West Line, with the future Cross Island Line (CRL) interchange at Pasir Ris scheduled to land later in the decade per LTA's CRL programme, adding optionality that today's pricing has only partially baked in. Buyers comparing against District 18 alternatives like Coco Palms or against D17 cohort peers such as Dahlia Park and Estella Gardens should note that Hedges Park trades the MRT-doorstep premium for airport-cluster employment proximity and a quieter, lower-density living envelope. Use the mortgage calculator to model financing on the typical S$1.1–S$1.6M two- and three-bedder quantum here.
Overview & Key Facts
Hedges Park Condominium occupies a generous 30,679 sqm land parcel along Flora Drive in District 17 — a quiet, leafy pocket of Singapore's far east that most buyers overlook because it lacks an MRT station at the doorstep. That oversight, as current residents will attest, is largely their gain. Developed by Tripartite Developers Pte Ltd — a joint venture backed by Hong Leong Group and City Developments Ltd (CDL) — the project delivered 501 units across 10 blocks rising to eight storeys. TOP was granted in 2014, and the development holds a 99-year lease commencing 28 July 2010, leaving approximately 83 years remaining as of 2026.
The concept is explicit in the project name: hedges and park. Three distinctive linear water courtyards run the full length of a terraced residential landscape, framing the development in greenery and creating a deliberate separation from the street. The elevated terrain — rising from Flora Drive toward Upper Changi Road — gives upper-floor units views across the development's own canopy rather than the backs of neighbouring blocks. It is a resort-inflected design executed with some care, and residents have consistently rewarded it with strong satisfaction scores.
Buyer demographics lean strongly local: 78.7% Singaporean, 16.2% Permanent Resident, and 5.0% foreign buyers. Of those, 56.6% transitioned from HDB — a profile consistent with a development that appeals to upgraders seeking more space and a quieter setting without paying central-region prices. The formula has proven durable: average PSF has climbed from around S$1,085 in the first year of tracking to S$1,291 at peak, though the most recent data point at S$1,255 indicates a slight cooling from that peak.
Location & Connectivity
Location is the defining tension at Hedges Park, and it is worth addressing directly. Flora Drive sits in what residents describe as the “quiet Changi Loyang area” — and quiet it genuinely is. The trade-off is that public transport to the MRT requires a bus ride. The nearest rail station is Tampines East on the Cross Island Line (CRL), a future station that remains under construction and sits approximately 1.38 km from the development. Until CRL opens, residents rely on buses to Upper Changi or Tampines, or drive.
For drivers, the picture changes considerably. Three major expressways — the PIE, ECP, and TPE — are all accessible within minutes, making the development one of the more car-friendly addresses in the east. Changi Business Park is a six-minute drive, Changi Airport is roughly four minutes by car, and Tampines Central — the heartland commercial hub of the east — is reachable in around nine minutes. For residents who work at Changi Business Park, the airport, or along the eastern corridor, the car commute is genuinely short.
When the CRL Tampines East station opens — currently targeted for the early 2030s — Hedges Park will gain a walkable rail connection for the first time. The CRL's eventual route links Jurong Lake District, the Singapore Science Park, Pasir Ris, and Changi in one arc, which will materially improve connectivity for residents who do not drive. This is a forward-looking case worth factoring into any medium-term investment assessment.
For everyday needs, residents are within a short drive of White Sands shopping mall and Eastpoint Mall in Pasir Ris, NTUC Downtown East, and the broader Tampines retail cluster including Tampines Mall, Century Square, and Tampines 1. Jewel Changi Airport — Singapore's premium lifestyle-retail destination — is under ten minutes by car. The nearby Loyang Valley and Changi Village hawker centres provide affordable local dining options that are difficult to replicate in more central postcodes.
Schools & Education
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | international | Within 1 km |
| Chongzheng Primary School | primary | ~1.4 km |
| Singapore University of Technology and Design | tertiary | ~1.6 km |
| Angsana Primary School | primary | ~1.7 km |
| Springfield Secondary School | secondary | ~1.7 km |
Facilities
Hedges Park punches above its weight on facilities for a 501-unit development. The resort-design brief is executed across a clubhouse and a broad outdoor amenity spread: a 50m lap pool, marina pool, beach pool, dip pool, children's pool, and spa pavilion cover the aquatic side comprehensively. The land-based facilities add a reflective pool, meditation pavilion, putting green, tennis court, basketball half-court, children's playground, and a “treasure island” feature with a flying fox — a rarity in Singapore private developments.
The clubhouse anchors the land offer: gymnasium, two function rooms, barbecue facilities, and steam rooms are the headline inclusions. The three linear water courtyards running through the site are the visual and experiential heart of the development — they give Hedges Park a scale and coherence that most 500-unit projects cannot achieve. Residents consistently cite the facilities and greenery as the development’s standout strengths, with several describing it as the best-maintained condo on Flora Drive.
“Its my heaven on earth that I call home — 8 storeys condo with just enough greenery and 3 different theme pools for my kids to enjoy. Super friendly neighbours and top notch management to run the facilities.”
— Resident review via SingaporeExpats
One practical note: the development was delivered partially furnished — air-conditioning, built-in wardrobes, kitchen cabinets, and bedroom and living-area flooring were included at handover. This reduces initial renovation outlay for buyers and tenants compared to a fully bare-shell handover, which is worth considering when calculating total acquisition cost.
Unit Sizes & Layout
Hedges Park offers unit configurations spanning one-bedroom to four-bedroom apartments and penthouses across its 501-unit count. The eight-storey height limit across all ten blocks means that even upper floors are accessible and that no single block dominates the skyline or blocks its neighbours — a design choice that contributes to the open, low-density feel that residents frequently mention.
The elevated terrain is a genuine stack-selection consideration. Units on the higher floors of blocks toward the rear of the site look out over the development’s own landscaping and the surrounding low-rise residential area rather than into neighbouring units. Flora Drive fronting blocks trade some of that view buffer for slightly better bus access. Internal pool-facing stacks are the most sheltered from road noise and enjoy the best of the water courtyard sightlines.
At an average transacted PSF of S$1,290 over the past twelve months — and a recent sample range of S$1,088 to S$1,455 psf — Hedges Park sits at a meaningful discount to its nearest Flora Drive and Loyang competitors. The historical high was S$1,476 psf in October 2024; the current average represents approximately a 12% discount to that peak. For buyers comparing against Kassia at S$2,031 psf or Coastal Cabana at S$1,789 psf, the gap is substantial enough to warrant serious consideration even accounting for the MRT deficit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 24 | $1,317 | $637,850 |
| 1 BR | 2 | $1,138 | $649,444 |
| 2 BR | 89 | $1,124 | $909,606 |
| 3 BR | 74 | $1,140 | $1,234,228 |
| 4 BR | 6 | $1,105 | $1,823,333 |
Pricing & Market Position
Based on 195 recorded transactions, sale prices range from $550,000 to $2,030,000, averaging $1,024,795 (~$1,289 psf).
Rents range from $1,600 to $7,000 per month across 454 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 26% (from $1,003 to $1,263 psf).
Neighbourhood Comparison
The competitive set on Flora Drive and the immediate Loyang-Changi corridor tells a clear story. Hedges Park at S$1,290 psf average sits at the affordable end of a corridor that now includes Kassia (S$2,031 psf) and Coastal Cabana (S$1,789 psf). The Jovell at S$1,394 psf and Parc Komo at S$1,627 psf complete the mid-range, with The Inflora at S$1,217 psf representing the only cheaper option among established comparables.
The comparison with Kassia is particularly instructive. Kassia — a newer launch with a fresh 99-year lease — commands a 57% PSF premium over Hedges Park. Buyers paying that premium acquire 30+ years of additional effective lease life and a newer product, but they sacrifice the scale of Hedges Park’s land and facilities, and they pay substantially more for what will be smaller units in absolute terms. For buyers who intend to hold for ten-plus years and have no plans to sell within the early lease-decay window, the Hedges Park value argument is defensible.
Against The Inflora at S$1,217 psf, Hedges Park’s premium of roughly 6% reflects the superior facilities, CDL-backed management quality, and the three-courtyard resort concept. For buyers choosing between the two, Hedges Park is the stronger pick on almost every dimension except PSF cost.
The one comparison that requires a more honest reckoning is the Tampines East CRL catchment as a whole. Developments nearer to the future station will benefit more directly from the connectivity uplift. Hedges Park’s 1.38 km distance means it captures some but not all of that upside. Buyers should set realistic expectations: the CRL will help, but Hedges Park will remain a car-friendly rather than MRT-convenient address even after the line opens.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,289 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,791 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,395 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| PARC KOMO | Freehold | 2021 | 276 | $1,628 |
| THE INFLORA | 99 yrs lease commencing from 2012 | 2017 | 396 | $1,219 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HEDGES PARK CONDOMINIUM across multiple dimensions.
What Residents Say
“Currently staying here, it’s the best condo in Flora Drive. Top level maintenance. Super friendly security guards. Quiet and serene beauty.”
— Resident review via SingaporeExpats
“Tucked in quiet Changi Loyang area but with easy access to the Changi Business Park and airport, ideal for those who prefer to be away from the hustle and bustle of city living.”
— Resident review via SingaporeExpats
“Awesome condo with full facilities! Brand new and very close to CBP. Great landscape.”
— Resident review via SingaporeExpats
The aggregate picture across review platforms is consistent: residents prize the quiet environment, resort-calibre facilities, and the proximity to Changi Business Park for those who work in the area. The 8.1/10 aggregate on SingaporeExpats — drawn from seven reviews — is skewed toward the higher end because the development self-selects for buyers who actively chose this location. Residents who need MRT access typically know that before purchasing, and those who do not are genuinely content with the trade-off.
The development is particularly popular with expat professionals working at Changi Business Park or in adjacent industries, families with children who benefit from the enclosed, low-traffic grounds, and owner-occupiers who commute by car. Negative reviews are sparse and typically focused on the distance to rail rather than the development itself — a criticism that is accurate but arguably priced in at the current PSF.
Four structural strengths anchor Hedges Park Condominium in the District 17 conversation (as of 2026-05):
- Airport and Changi Business Park tenant pool — The estate sits within a short drive of Changi Airport's three terminals, the SATS / dnata aviation services cluster, and the Changi Business Park (CBP) office ecosystem anchored by tenants such as DBS, Standard Chartered, and Credit Suisse back-office operations. That concentration of aviation, logistics, and financial back-office employment is the underwriting bedrock for any rental thesis here, and it is materially harder to replicate from inland OCR pockets. Cross-reference the commute time map to see how Flora Drive compares against Tampines and Simei for CBP catchment.
- UOL covenant and low-rise lush feel — The Tripartite Developers JV brings UOL Group's reputation for build quality and ongoing managing-agent discipline, which over a 12-year operating life tends to show up in facade upkeep, landscaping density, and recreational facility serviceability. The site's low-rise garden layout — relatively rare among 500-unit suburban condos — preserves a quieter, leafier living envelope than the typical 30-storey OCR tower, and Loyang's neighbouring nature corridors reinforce that character.
- Quantum runway below the affordability ceiling — With historical transactions clustered in the low-S$1,200s PSF on units that average 800–1,100 sq ft, total quantum for a typical three-bedder still sits well below S$1.5M. For dual-income upgrader households running the affordability calculator against TDSR and MSR constraints, that quantum makes the math work without stretching the loan tenure to its 30-year ceiling. Per MAS Notice 645, the 55 percent TDSR threshold is materially easier to clear at this quantum band than at CCR levels.
- Cross Island Line optionality at Pasir Ris — The forthcoming CRL interchange at Pasir Ris MRT, once delivered, will turn the existing EWL terminus into a two-line node connecting to Bright Hill, Ang Mo Kio, and eventually Jurong Industrial Estate. Hedges Park's roughly 8-minute drive (or feeder-bus connection) to Pasir Ris MRT means that the catchment lift is real even if it requires a transfer leg. According to HDB and LTA joint announcements, the Pasir Ris precinct continues to receive infrastructure attention through the late 2020s, lifting the broader catchment area the development sits within.
Four risks deserve sober airtime before any offer (as of 2026-05):
- 501-unit absorption overhang — A development of this scale rarely trades thinly. Resale supply is consistently above ten active listings at any given time, and competing stack-to-stack inventory means sellers cannot dictate pricing the way they might in a 150-unit boutique. Buyers should expect to negotiate and check the comparison tool against similar-quantum alternatives such as Dahlia Park and Estella Gardens before committing.
- Non-MRT-walk handicap — Pasir Ris MRT is not a walkable distance from Flora Drive — the typical access is by car, taxi, or feeder bus, with a one-way travel envelope of roughly 8 to 12 minutes. For the rental thesis, that means the natural tenant profile skews toward households with at least one vehicle or those whose workplace (Changi Business Park, Loyang industrial estate, airport) is itself a drive away rather than CBD-bound commuters. This is a structural difference from MRT-doorstep peers like Coco Palms in District 18.
- Cross Island Line delivery timeline — Per LTA's CRL programme, the Pasir Ris CRL interchange has a delivery horizon stretching across multiple phases. Buyers banking on CRL-driven uplift should not assume the catalyst materialises within a 3- to 5-year holding period; a 7- to 10-year horizon is more realistic. Investors using the ROI calculator should model returns both with and without a CRL premium baked into exit pricing.
- Lease year 16 and accelerating decay curve — Although ~83 years sounds generous today, the lease-decay curve accelerates in the second half of a 99-year tenure. Buyers planning to hold beyond a 15-year horizon should run the lease decay calculator to understand how CPF withdrawal limits and bank LTV constraints tighten as the property crosses the 60-year remaining-lease threshold. According to CPF Board guidance, the pro-rated CPF usage rules kick in well before the lease runs to zero, and the math turns less forgiving the longer the buyer waits.
Hedges Park Condominium fits three buyer archetypes more naturally than others (as of 2026-05). The first is the airport and CBP-anchored upgrader — the household where at least one earner works in aviation, logistics, or the Changi Business Park finance back-office ecosystem, and where shaving 30 minutes off a daily commute matters more than living a five-minute walk from an MRT line. For this profile, Flora Drive's relative quietness and the development's low-rise lushness are features, not bugs. The second is the dual-income investor targeting airport-cluster tenants — expat aviation professionals, CBP contract staff, and Loyang industrial-park engineers who prize a 15- to 20-minute door-to-desk drive and a unit that doesn't compromise on facilities. Compact and mid-sized units lease readily to this profile, though gross yields will track the District 17 OCR band rather than CCR luxury; run the math through the cash flow calculator to confirm the carry. The third is the OCR diversifier with a 7- to 10-year horizon — a buyer who already owns CCR or RCR exposure and wants a District 17 anchor positioned to benefit from the CRL catalyst when it lands, without paying CCR-level entry pricing. Where Hedges Park is less ideal: short-horizon flippers chasing a 2- to 3-year capital event, MRT-walkability-first buyers, or families targeting a top-tier MOE branded school catchment — the Pasir Ris primary cluster is solid but not GEP-magnet caliber. Use the total cost calculator to layer stamp duty, legal, and renovation against quantum before deciding which archetype fits, and benchmark cohort peers Dahlia Park and Estella Gardens for a true District 17 like-for-like comparison.
Hedges Park Condominium is, on balance, a buy-with-discipline for the right archetype (as of 2026-05). The airport and Changi Business Park tenant pool, the UOL covenant and low-rise lushness, the ~83-year lease runway, and the embedded Cross Island Line optionality at Pasir Ris together form a structurally sound four-leg stool that newer District 17 launches at higher PSF cannot fully replicate without a meaningful premium. The CRL catalyst, when it lands, should lift the broader Pasir Ris catchment in ways that today's pricing has only partially priced in. That said, the 501-unit count is real — this is not a scarcity play, and any buyer expecting boutique-style appreciation should temper expectations. The non-MRT-walk handicap is also real, and it caps the natural tenant universe to airport-cluster, CBP, and car-owning households rather than CBD-bound commuters. Compare carefully against Kassia if a newer-launch finish and developer covenant freshness matter more than mature landscaping, against Dahlia Park or Estella Gardens for true District 17 cohort like-for-like at similar quantum, and against Coco Palms in District 18 if Pasir Ris MRT-walkability and shorter EWL commute time edges out airport-cluster proximity for your pattern. For the airport-anchored upgrader or OCR diversifier with a 7- to 10-year horizon and a S$1.1–S$1.6M quantum target, Hedges Park earns a place on the shortlist. For shorter-horizon flippers, MRT-walkability-first buyers, or those chasing yield above the District 17 band, the math is harder to make work. Sanity-check the financing scenario with the TDSR calculator before submitting any OTP.