Bullion Park

Overview & Key Facts

Bullion Park occupies a sprawling 47,000 sqm site along Lentor Loop in District 26, developed by Bullion Properties Pte Ltd, a subsidiary of Far East Organization — Singapore’s largest private property developer. Completed in 1993, this 472-unit freehold development is a legacy estate that has witnessed the transformation of the Lentor area from a quiet backwater into one of Singapore’s most actively developed new-launch corridors.

The name “Bullion Park” evokes an era of confident, generous development. At 472 units across a site nearly the size of five football fields, the density is remarkably low for a private condominium. The grounds are extensive, with mature trees planted over three decades ago now forming a genuine canopy that gives the estate a park-like character. Far East Organization’s 1990s developments share a common trait: spacious units with layouts that prioritise liveable area over marketing efficiency.

At $1,576 PSF, Bullion Park’s freehold status makes its pricing particularly interesting. Every new launch in the Lentor corridor — Lentor Modern ($2,132), Lentor Hills Residences ($2,116), Lentor Mansion ($2,266), Lentor Central Residences ($2,222), and Springleaf Residence ($2,178) — is 99-year leasehold and trades at a 35–44% PSF premium. Bullion Park offers permanent tenure at a lower price, with the trade-off being a 30-year-old development that requires renovation investment.

Location & Connectivity

The Lentor area has undergone a remarkable transformation since 2021, when the government released multiple sites along Lentor Central and Lentor Hills Road for residential development. The result is a cluster of five new launches that have collectively brought thousands of new residents and, crucially, the infrastructure to serve them. Lentor MRT on the Thomson-East Coast Line sits 820 metres from Bullion Park — a 10-minute walk that is functional but not ideal.

The education angle is surprisingly limited for a D26 address. Singapore American School (1.38 km) is the nearest school of note, with Nanyang Polytechnic (1.93 km) and Mayflower Primary (2.00 km) also in the catchment. This is a notable gap compared to D19 or D20 alternatives with much denser school coverage. The walkability score of 30/100 reflects this sparseness — the Lentor area is still developing its amenity base.

Daily needs are served by Lentor Modern’s integrated retail component (once completed) and the broader Ang Mo Kio Hub, which is accessible via one TEL stop. Thomson Plaza and Upper Thomson’s cafe scene provide dining and lifestyle options to the south. For nature lovers, the nearby Thomson Nature Park and Lower Peirce Reservoir offer genuine rainforest walks within a short drive.

Schools & Education

Facilities

Bullion Park’s facilities benefit enormously from its sprawling site. The development includes a swimming pool, wading pool, tennis courts (plural — a rarity), a gymnasium, BBQ pits, a children’s playground, function room, and extensive jogging paths weaving through the mature landscaped grounds. The sheer amount of green space is the standout feature — this is a compound where children can play freely and residents can walk or jog without leaving the estate.

“The space is what makes Bullion Park special. My kids grow up running around the grounds — it’s like having a private park. You won’t find this kind of open space in any new condo. The tennis courts are always available and the pool is never crowded.”

— Long-term resident via PropertyGuru

The age of the facilities is the obvious caveat. The gym equipment is dated, the pool deck surface shows wear, and the common areas reflect 1990s design sensibilities. But the bones are sound, and the MCST has maintained the essential infrastructure. What no amount of renovation can replicate in a modern development is the land generosity — Bullion Park’s ground-level openness is a product of its era that would be economically impossible to build today.

Unit Sizes & Layout

Bullion Park’s units embody the 1990s design philosophy: generous proportions, practical layouts, and bedrooms that can actually fit proper furniture. 3-bedroom units typically range from 1,300 to 1,600 sqft, and 4-bedroom configurations can exceed 1,800 sqft. These dimensions are 30–50% larger than equivalent bedroom counts in the neighbouring Lentor new launches, where 3-bedrooms average 900–1,100 sqft. The price-per-bedroom equation strongly favours Bullion Park for space-conscious buyers.

The development comprises low-rise blocks (predominantly 4–5 storeys) arranged across the expansive site, with most units enjoying views of internal gardens and mature trees rather than neighbouring blocks. This low-rise, low-density character creates a living experience that feels closer to landed housing than high-rise condominium living. Natural ventilation is excellent given the generous window sizing and cross-ventilation layouts.

Pricing & Market Position

Across 57 recorded transactions (all-time), sale prices range from $950,000 to $2,600,000, averaging $1,601,987.

Over the last 12 months, transactions averaged $1,563 psf.

Rents range from $1,900 to $6,400 per month across 400 rental transactions. Current rental yield sits at approximately 2.3%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at BULLION PARK typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 25.8% (from $1,260 to $1,584 psf).

Neighbourhood Comparison

The Lentor corridor new launches provide the most instructive comparisons. Lentor Modern ($2,132 PSF, 605 units, 99yr from 2021) is the closest new competitor — it offers integrated retail, modern facilities, and direct MRT access, but at a 35% PSF premium with a depreciating lease and units 30–40% smaller. Lentor Mansion ($2,266 PSF) commands the highest premium in the corridor with its CDL pedigree and garden-centric design. Springleaf Residence ($2,178 PSF, 941 units) is the latest and largest launch.

For a freehold-to-freehold comparison, Bullion Park at $1,576 PSF is remarkably affordable by D26 standards. The freehold alternatives in the area are predominantly landed homes trading at significantly higher absolute prices. No other freehold condo in the Lentor corridor offers comparable scale (472 units) or site size (47,000 sqm). This uniqueness is both Bullion Park’s strength and its challenge — there is no direct comparator, making pricing discovery imprecise for both buyers and sellers.

ShiokNest Scores

Our proprietary scoring system evaluates BULLION PARK across multiple dimensions.

What Residents Say

“We’ve been here since 2005 and have no desire to leave. The space is incredible — our 4-bedroom is 1,800 sqft with a proper balcony and views of trees everywhere. The new MRT station has been a game-changer for the area. Property values have finally started to reflect what we always knew — this is a great location.”

— Owner via 99.co

“Renting a 3-bedroom here and the space compared to newer condos is night and day. My kids have a real garden to play in. The downside is everything is old — but the landlord renovated the kitchen and bathrooms so the unit itself is fine.”

— Tenant review via PropertyGuru

“En-bloc has been discussed many times but never reached the threshold. The freehold owners are in no rush — there’s no lease ticking down. With all the new launches around us, maybe a developer will make an offer that changes the calculus.”

— Long-term owner via EdgeProp

Residents consistently describe Bullion Park as a “hidden gem” for space and greenery. The community is family-oriented and stable, with many long-term owners who have lived through the area’s transformation. The Lentor MRT opening (2022) is frequently cited as the most impactful change in the estate’s recent history. En-bloc discussions are ongoing but lack urgency given the freehold tenure.

Strengths & Weaknesses

Verdict

Bullion Park represents a fundamentally different value proposition from the Lentor new launches surrounding it. While Lentor Modern, Lentor Hills Residences, and their peers offer brand-new finishings and modern facilities on 99-year leases at $2,100–$2,300 PSF, Bullion Park offers freehold tenure, vastly more living space, and park-like grounds at $1,576 PSF. The question for every buyer is: does the freehold tenure and space premium outweigh the renovation cost and aging infrastructure?

The yield of 2.25% is low, reflecting the mismatch between the larger unit sizes (which command lower PSF rents) and the freehold pricing. The profitability score of 61/100 suggests moderate returns, and the PSF trend from $1,330 to $1,584 over five years shows respectable appreciation driven partly by the Lentor corridor development halo effect. The walkability score of 30/100 is a genuine weakness — the area is still building out its amenity infrastructure.

Bullion Park’s strongest appeal is to families who want genuine space, mature greenery, and permanent tenure in a location that is rapidly improving. It is also an interesting holding for those willing to bet on en-bloc potential, given the site’s size and the frenzy of development around it. For investors seeking yield or MRT-proximate convenience, the new launches offer a more straightforward proposition. For those who value space, permanence, and the possibility of living in what feels like a private estate, Bullion Park remains compelling.