Country Park Condominium
Overview & Key Facts
Country Park Condominium is a 160-unit freehold development at 37–53 Bedok Road in District 16, completed in 2003 and developed by UOL Development Pte Ltd — the residential arm of the publicly listed UOL Group, one of Singapore’s most established blue-chip property companies. The development occupies a generous site along Bedok Road in the Upper East Coast enclave, comprising nine low-rise blocks of five storeys each — a configuration that gives the estate the generous land coverage, wide walkways, and resort-style green character that defines the D16 Upper East Coast address.
With 160 units spread across nine blocks, Country Park Condominium achieves a density profile closer to a private estate than a mass-market condominium. The unit mix is well-calibrated for family living: 2-bedroom configurations from approximately 1,087 sqft and 3-bedroom units ranging from approximately 1,313 to 1,765 sqft. The development’s average transacted price of $2,109,896 and average PSF of approximately $1,570 place it squarely within the mid-tier D16 freehold market — a meaningful data point given that freehold tenure is genuinely scarce in this part of District 16. Average rent of approximately $4,087 per month implies a gross yield of around 2.3%, consistent with an owner-occupier-grade address where the capital value proposition is the primary draw.
The development’s name is accurate. Country Park Condominium is genuinely parklike: mature landscaping, lush communal greenery, dog-friendly walkways, and the low-density open feel of nine five-storey blocks on an expansive footprint distinguish it from the denser tower condominiums that increasingly define Singapore’s condominium landscape. Resident feedback consistently highlights the serene, resort-style atmosphere as the development’s standout quality — complemented by a facilities deck that includes an Olympic-sized swimming pool, children’s pool, jacuzzi, gym, jogging track, and clubhouse. The arrival of the Thomson-East Coast Line at nearby Bedok South and Sungei Bedok MRT stations in recent years has materially improved MRT connectivity for a development that historically skewed toward car-dependent residents.
At $1,570 PSF freehold in District 16, Country Park Condominium sits at a meaningful discount to new launch D16 benchmarks (Bagnall Haus launched at $1,905–$2,707 PSF in 2024) and offers the space, greenery, and UOL construction quality that the current new launch market cannot replicate at this price point. For buyers seeking a large-unit, freehold, low-density estate with improving MRT connectivity and genuine park-like character, Country Park Condominium remains one of the most differentiated options in the District 16 resale market.
Location & Connectivity
Country Park Condominium sits on Bedok Road in the Upper East Coast precinct of District 16 — a residential corridor that runs broadly parallel to the East Coast Park shoreline and sits between the mature private housing estates of Siglap and the HDB heartlands of Bedok. The address is a private residential street character: Bedok Road here is tree-lined, low-density, and noticeably quieter than the Bedok North and New Upper Changi Road corridors that define the more urban parts of D16. The estate is flanked by Eastwood Centre (Cold Storage supermarket) immediately across Bedok Road — a convenience that residents cite as a daily practical advantage.
MRT connectivity has been materially transformed by the Thomson-East Coast Line. The two nearest TEL stations are Bedok South MRT (TE30) and Sungei Bedok MRT (TE31/DT37), both on the TEL with Sungei Bedok serving as a dual-line interchange with the Downtown Line. Both stations are within approximately 5–10 minutes’ walk, depending on which block you live in. Sungei Bedok’s TEL/DTL interchange status is a genuine connectivity upgrade: the Downtown Line runs directly to the CBD, Orchard, and Buona Vista; the TEL connects northward to Orchard, Stevens, Caldecott, and eventually Woodlands. Tanah Merah MRT (EW4) on the East West Line is approximately 1.1 km west, offering EWL access to Changi Airport (one stop east) and the CBD (express via EWL).
By car, the East Coast Parkway (ECP) and Pan Island Expressway (PIE) are approximately 5 minutes away, making CBD commutes of 15–20 minutes routine during off-peak hours. Changi Airport is 10–15 minutes by car or one stop from Tanah Merah on the EWL — an advantage that benefits the development’s expatriate tenant base. East Coast Park, Singapore’s longest waterfront recreational park, is approximately 10 minutes by car, and Bedok Reservoir Park is similarly accessible for weekend cycling and jogging.
Retail and dining are strong by D16 standards. Eastwood Centre with Cold Storage sits directly across Bedok Road. Bedok Food Centre and Bedok Interchange offer hawker dining within 10 minutes. Bedok Mall, the precinct’s anchor retail node with a full-line supermarket, cinema, and F&B cluster, is approximately 10 minutes by car or MRT. Changi City Point, the Jewel Changi Airport retail complex, and the East Coast stretch of family dining options are all accessible within 15–20 minutes.
Schools in the catchment include Temasek Primary School, Bedok Green Primary School, and St Anthony’s Primary School at the primary level, and Bedok South Secondary School at secondary level. For families with international school requirements, the East Coast–Siglap corridor hosts several international campuses within a short drive. The broader D15–D16 corridor is well-regarded among expatriate families for its school options, green residential character, and East Coast Park lifestyle access.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | ~1.0 km |
| Bedok South Secondary School | secondary | ~1.0 km |
| Overseas Family School | international | ~1.4 km |
| Park View Primary School | primary | ~1.5 km |
Facilities
Country Park Condominium’s facilities deck reflects a 2003-era development built on a generous site with nine blocks and a density profile that gives each amenity ample space. The core offering includes an Olympic-sized main swimming pool with a dedicated children’s pool, jacuzzi, gymnasium, jogging track, tennis court, children’s playground, BBQ pits, clubhouse with function room, and covered car parking throughout. Twenty-four-hour security with CCTV surveillance is in place, consistent with the development’s family-grade D16 positioning.
The Olympic-sized pool is the standout amenity. For a 160-unit development, having a full-length pool — rather than the compact lap pool or leisure pool common in similarly sized condominiums — is a meaningful lifestyle differentiator. With only 160 units sharing this facility across nine blocks, pool congestion is effectively non-existent by Singapore condominium standards. The children’s pool and jacuzzi add complementary options for families and those seeking recovery-oriented swimming, while the jogging track keeps fitness options on-site for residents who prefer not to commute to Bedok Reservoir Park for their daily run.
“The pool is huge and always clean — rarely crowded even on weekends. The whole estate has a resort feel with the trees and landscaping. Very good for families.”
— Resident review via 99.co
The jogging track and green walkways throughout the estate reflect the development’s genuinely park-like site design. Unlike condominiums where the jogging track is an afterthought loop around the car park, Country Park Condominium’s layout allows for meaningful green circulation paths between blocks. Dog owners cite the estate’s wide walkways and lush landscaping as a specific draw — a niche but consistent theme in resident feedback. The BBQ pits and clubhouse are well-suited to the development’s family demographic and are noted as regularly used for weekend gatherings.
The development’s 2003 vintage means that finishings and equipment in some common areas may benefit from upgrading — the MCST has reportedly maintained the estate to a reasonable standard, and the low unit count keeps MCST management tractable. Residents and agents note that management is responsive and the common areas are kept clean and well-maintained. For buyers evaluating older condominiums, Country Park Condominium’s track record on maintenance is a positive data point.
Unit Sizes & Layout
Country Park Condominium offers 160 units across two bedroom-type configurations: 2-bedroom units at approximately 1,087 sqft and 3-bedroom units ranging from approximately 1,313 to 1,765 sqft, with some 3-bedroom-plus-study layouts at the upper end of the size range. The majority of the unit stock is in the 3-bedroom range, reflecting the development’s positioning as a family-grade D16 address rather than an investor-driven compact product.
These are generous unit sizes by contemporary Singapore condominium standards. A 1,313 sqft 3-bedroom at Country Park Condominium provides bedroom and living dimensions that a 2025 new launch 3-bedroom at comparable PSF would not approach; the largest 3-bedroom variants at 1,765 sqft deliver space closer to a 4-bedroom layout by modern standards. For owner-occupiers upgrading from a large HDB executive flat or an older private condominium, the room proportions feel immediately comfortable and spacious — a material quality-of-life differentiator that the PSF metric alone does not capture.
The nine-block, five-storey low-rise configuration means there are no tower floor views — upper floors reach level 5 at most. Units look out over the development’s own tropical landscaping, the tree canopy of the surrounding Bedok Road neighbourhood, and the low-density private housing of the Upper East Coast precinct. This aesthetic is entirely consistent with the “country park” character of the address — the estate feels like it belongs to its greenery rather than rising above it. Buyers seeking Singapore skyline or sea views from their living room should look elsewhere; buyers who value a green, calm, suburban outlook will find the visual environment genuinely pleasant.
The 2-bedroom units at approximately 1,087 sqft are better suited to couples, small families, and investors targeting the D16 rental market. At average rents of $3,800–$4,800 per month for 2-bedroom units, the rental yield case is reasonable without being exceptional — characteristic of freehold D16 condos where capital value retention rather than yield maximisation drives the investment thesis. The 3-bedroom units at $4,500–$5,600 per month serve the family rental market, which in D16 draws both Singaporean families and expatriates attracted by the East Coast lifestyle corridor and the proximity to international schools.
All units were built with the quality standard expected from UOL, a developer with over 60 years of track record and consistently rated among Singapore’s top developers. At 2003 vintage, some units will carry their original fittings — a potential renovation budget consideration, but also an opportunity for buyers to renovate to current tastes rather than paying for developer-spec finishings already priced into new launches. The structural build quality of a UOL development is not in question; the finish standard is a function of individual owners’ investment in renovation since TOP.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 16 | $1,550 | $1,875,000 |
| 4 BR | 14 | $1,593 | $2,378,349 |
Pricing & Market Position
Based on 30 recorded transactions, sale prices range from $1,435,000 to $3,150,000, averaging $2,109,896 (~$1,782 psf).
Rents range from $2,500 to $5,700 per month across 126 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 31.9% (from $1,348 to $1,778 psf).
Neighbourhood Comparison
The most direct comparison for Country Park Condominium within D16 is the Bayshore cluster: Costa Del Sol on Bayshore Road (99-year leasehold, 906 units, MCL Land, completed 2003) and Bedok Court (freehold, 312 units, older vintage) offer size and address comparisons. Costa Del Sol has a far more extensive facilities deck — waterfront location, large pool, tennis courts, extensive landscaping — but is leasehold with approximately 77 years remaining. Country Park Condominium’s freehold title permanently removes the tenure risk that Costa Del Sol carries. Bedok Court, also freehold, sits on a smaller footprint and has an older building standard, but occupies an address closer to the Bayshore MRT catchment.
Bagnall Haus on Upper East Coast Road (freehold, 113 units, Roxy-Pacific, launched 2024) is the most useful new launch benchmark. At $1,905–$2,707 PSF, Bagnall Haus delivers contemporary developer-spec finishings, a modern facilities deck, and a smaller boutique community — at a PSF premium of approximately $335–$1,137 over Country Park Condominium depending on unit type. Bagnall Haus’s 3-bedroom units start from around 1,044 sqft; Country Park Condominium’s 3-bedroom units range from 1,313 to 1,765 sqft. The space-per-dollar differential clearly favours Country Park for buyers who prioritise area over contemporary finishings.
Eastwood Regency on Eastwood Road (freehold, 70 units, older vintage) and The Clearwater at Bedok Road (99-year leasehold) provide additional D16 context. Country Park Condominium’s combination of freehold tenure, 160-unit boutique scale, UOL developer pedigree, and Olympic-sized pool positions it above the typical mid-tier D16 offering at comparable PSF levels. The UOL brand differential is real: UOL has been named Singapore’s Top Developer in 2025 by EdgeProp, with a 60-year track record and over 48,000 homes developed. Buyers comparing two similarly priced D16 freehold condos where one is a UOL development and the other is a smaller or less established developer will rationally assign a premium to the UOL address.
In the D16 rental market, Country Park Condominium’s competition for the family tenant segment comes from the Bayshore cluster and East Coast Road developments. The TEL connectivity upgrade at Sungei Bedok and Bedok South has been a market re-rating event for Bedok Road addresses: what was previously a car-dependent location has become MRT-accessible at a level comparable to many more central D15 addresses, but at materially lower rent and sale price levels. This connectivity re-rating is ongoing and positions Country Park Condominium as a beneficiary of infrastructure investment that has not yet been fully priced into the resale market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| COUNTRY PARK CONDOMINIUM | Freehold | 2003 | 160 | $1,782 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
ShiokNest Scores
Our proprietary scoring system evaluates COUNTRY PARK CONDOMINIUM across multiple dimensions.
What Residents Say
“Living here feels like being in a country resort. Lots of greenery, dog-friendly walkways throughout the estate, quiet and serene — but still very close to Cold Storage across the road and the Bedok Food Centre. The Sungei Bedok MRT is a short walk now, which is a huge improvement.”
— Resident review via 99.co
“The unit sizes here are much larger than what you see in new launches. Our 3-bedroom is over 1,600 sqft — the rooms are genuinely spacious. Pool is Olympic-sized and never crowded. Very happy with the estate management.”
— Owner review via PropertyGuru
“We are an expat family and chose Country Park specifically for the green, quiet feel and the large 3-bedder. Bedok South MRT and Sungei Bedok are both within walking distance now. East Coast Park is 10 minutes by car. Very good for family life.”
— Tenant review via EdgeProp
“Its location scores on several fronts — Cold Storage across the road at Eastwood Centre, Bedok Food Centre for hawker food, bus stop at the door, and now the MRT is just a few minutes’ walk. Quiet neighbourhood, away from the main crowd.”
— Resident comment via 99.co
The resident and tenant feedback profile at Country Park Condominium is notably consistent: strong satisfaction with the estate’s green, resort-like character; appreciation for the generous unit sizes; and growing recognition of the MRT connectivity improvements brought by the Thomson-East Coast Line. The Cold Storage at Eastwood Centre directly opposite is cited as a daily practical advantage that softens the development’s distance from larger retail nodes. Families with dogs specifically call out the dog-friendly walkways and lush landscaping as a meaningful lifestyle draw — an amenity that is difficult to quantify in PSF but that drives genuine resident loyalty. The development’s MCST and management quality receive positive marks, with residents noting well-maintained common areas and responsive management — a consistent indicator of a healthy MCST for a 160-unit estate.
Strengths & Weaknesses
- Permanent freehold title — no lease decay, no CPF restriction, no financing tightening as tenure shortens
- Generous unit sizes: 2BR from ~1,087 sqft, 3BR from 1,313–1,765 sqft — substantially larger than comparable new launches at similar PSF
- UOL Developer pedigree (Top Developer 2025, EdgeProp) — 60-year track record, 48,000+ homes, Guinness World Record construction innovation
- Olympic-sized main pool + children's pool + jacuzzi in 160-unit estate — facilities-to-resident ratio far better than larger condominiums
- TEL/DTL dual-line access via Sungei Bedok MRT (TE31/DT37) ~5–10 min walk — material connectivity upgrade over the pre-TEL era
- Cold Storage (Eastwood Centre) directly opposite the development — daily grocery convenience that few D16 condos can match
- Park-like estate character: nine five-storey blocks, mature tropical landscaping, dog-friendly walkways, genuinely resort-style atmosphere
- ECP/PIE approximately 5 minutes by car — CBD in 15–20 minutes, Changi Airport in 10–15 minutes
- $1,570 PSF freehold D16 — meaningful discount to new D16 freehold launches (Bagnall Haus: $1,905–$2,707 PSF)
- Bedok Reservoir Park, East Coast Park, and Laguna National Golf Club all within easy reach for recreation
- Gross yield ~2.3% — below Singapore average and characteristic of a capital-growth rather than yield-optimisation address; not suitable as a pure income play
- 2003 vintage: kitchens, bathrooms, and finishings in original units will require renovation budget — buyers should factor in $80,000–$150,000+ depending on scope
- No high-floor views — five-storey low-rise means no Singapore skyline or sea views; units face into the estate’s own greenery
- Distance from Orchard and CBD: approximately 15–20 minutes by MRT via TEL, not immediately central — buyers valuing fringe CCR proximity should look at D15 or D10
- Limited mega-mall retail immediately on-site; nearest large malls (Bedok Mall, Changi City Point) are 10 minutes by car or MRT
- Facilities deck, while generous for unit count, lacks the lifestyle-grade amenities of newer UOL launches (sky terrace, lap pool, sky garden, co-working spaces)
- Sungei Bedok MRT walking distance varies by block — closer blocks are genuinely 5-minute walks, further blocks may require 10–12 minutes
Verdict
Country Park Condominium’s investment case rests on three converging fundamentals: freehold tenure in a district where freehold is genuinely scarce, generous unit sizes that new launches cannot replicate at comparable PSF, and the structural MRT connectivity upgrade delivered by the Thomson-East Coast Line. At approximately $1,570 PSF on a freehold basis, the development trades at a meaningful discount to new D16 launches — a gap that reflects vintage and the absence of premium developer marketing rather than any fundamental weakness in the underlying address.
The freehold title is the central differentiating asset in this market. District 16 has significant leasehold stock, and among freehold options in the precinct, Country Park Condominium offers one of the largest unit-size ranges at its PSF level. The comparison to Bagnall Haus is instructive: at $1,905–$2,707 PSF for 3-bedroom units that start from around 1,044 sqft, a new freehold D16 launch delivers newer fittings and marketing-spec facilities, but cannot match Country Park Condominium’s space-per-dollar value proposition. For buyers who prioritise liveable area, green estate character, and UOL construction pedigree over developer-spec kitchen fittings and marketing suite photography, the resale case is compelling.
The gross yield at approximately $4,087 per month against a $2,109,896 average sale price implies approximately 2.3% gross — consistent with D16 freehold family condominiums and characteristic of an owner-occupier-grade address. Rental demand is genuine: the East Coast lifestyle corridor, proximity to Changi Airport, and the TEL/DTL connectivity via Sungei Bedok attract a mix of Singaporean families, senior expatriates, and professionals who value the low-density, park-like estate character over urban-core proximity. This is not a yield-optimisation play; it is a capital preservation and lifestyle-grade residential investment with improving MRT infrastructure supporting future resale values.
Country Park Condominium is the right answer for buyers seeking a large-unit freehold D16 estate with established UOL build quality, genuine park-like landscaping, and improving TEL connectivity — at a PSF that new launches in the same district cannot approach for comparable space and tenure.
The primary caution is yield compression at the current PSF level and the 2003 vintage, which will require a renovation budget for buyers purchasing units in original condition. The gross yield of approximately 2.3% is not high by Singapore condominium standards, and buyers focused primarily on rental income optimisation will find better yield per dollar in leasehold alternatives. The investment thesis is most compelling for long-hold owner-occupiers and families who intend to use the unit directly — and secondarily for investors who value the freehold tenure and address quality as long-run capital value anchors rather than near-term yield vehicles.
By D16 freehold comparables, Country Park Condominium holds up well. The Bayshore cluster (Bayshore Park, Costa Del Sol, Bedok Court) to the north-east offers similar vintage freehold stock at comparable PSF levels, generally with larger unit counts and correspondingly greater facilities density. Country Park Condominium’s nine-block layout and lower unit count give it a boutique estate quality that the larger Bayshore developments cannot offer. For the buyer who specifically values the park-like, quiet Bedok Road address, the comparative choice between Country Park Condominium and the Bayshore cluster is genuinely a question of lifestyle preference rather than objective hierarchy.