Dahlia Park Condominium
Overview & Key Facts
Dahlia Park Condominium sits along Flora Drive in District 17, the third development by Tripartite Developers in the Flora Road/Drive cluster alongside Azalea Park (1996) and The Gale (2013). Completed in 2004, this 299-unit freehold development occupies a quiet position in the eastern Changi corridor. At $1,173 PSF, Dahlia Park is virtually tied with Azalea Park ($1,177 PSF) as the most affordable freehold condominium in D17 — a distinction that resonates with buyers who prioritise permanent tenure over modern finishings.
Tripartite Developers’ presence along Flora Drive reflects a long-term belief in this quiet pocket of Singapore’s east. The developer has progressively upgraded each successive project — from Azalea Park’s 1990s design to The Gale’s 2013 contemporary aesthetic. Dahlia Park sits in the middle, offering 2004-era finishings and layouts that are more modern than Azalea Park but older than The Gale. The unit sizes are generous by today’s standards, and the compound benefits from 20 years of mature landscaping.
The PSF trend from $976 to $1,211 over five years represents 24% appreciation — tracking closely with Azalea Park and reflecting the broader revaluation of freehold properties in the east as leasehold alternatives face escalating lease erosion concerns. With a median price of $1,300,000, Dahlia Park offers freehold family-sized accommodation at a quantum that competes directly with leasehold alternatives like Hedges Park ($1,150 PSF, 99yr).
Location & Connectivity
Dahlia Park shares the Flora Drive neighbourhood characteristics with its Tripartite siblings: quiet, green, and car-dependent. Tampines East MRT on the Downtown Line is 1.31 km away — a 16-minute walk that is impractical as a daily commute in Singapore’s climate. This distance is the development’s most significant locational weakness, and the walkability score of 43/100 reflects the broader isolation of the Flora Drive area from mass transit and commercial amenities.
The education cluster anchored by UWCSEA East Campus (0.79 km) remains the area’s primary draw. Chongzheng Primary (1.45 km), Stamford American International School (1.80 km), and several other schools provide options for families. Changi Airport is approximately 10 minutes by car, and Changi Business Park is similarly accessible, making the location practical for households with east-side employment.
The neighbourhood’s character is distinctly suburban. Flora Drive is lined with low-rise condominiums and landed houses, creating a peaceful residential environment with minimal traffic noise. The nearest significant retail is at Tampines Mall and Changi City Point, both requiring a short drive. For nature, the nearby Changi coastal stretch and Pasir Ris Park offer beach walks and mangrove trails.
Schools & Education
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | international | Within 1 km |
| Chongzheng Primary School | primary | ~1.5 km |
| Meridian Primary School | primary | ~1.7 km |
| Meridian Secondary School | secondary | ~1.7 km |
| Stamford American International School | international | ~1.8 km |
| Springfield Secondary School | secondary | ~1.8 km |
| Angsana Primary School | primary | ~1.8 km |
| Elias Park Primary School | primary | ~1.9 km |
Facilities
Dahlia Park provides a standard condominium facilities set: swimming pool, wading pool, tennis court, gymnasium, BBQ pits, children’s playground, and function room. The compound is well-landscaped with 20 years of mature planting that provides shade and privacy. The low-rise blocks (5 storeys) are spread across the site with generous spacing, creating an airy, garden-village atmosphere.
“We moved from a newer condo and what struck us most is the space — between buildings, in the grounds, in the units. Everything feels less cramped. The pool is clean, tennis court is a bonus, and the mature trees make it feel like a garden estate.”
— Resident review via PropertyGuru
The facilities are 2004-vintage and show moderate age — the gym equipment needs updating and there are no modern lifestyle amenities like sky terraces or co-working spaces. But the development is well-maintained, and the uncrowded nature of a 299-unit estate means facilities are always available. Maintenance fees are reasonable, reflecting the manageable scale and the absence of expensive high-rise infrastructure.
Unit Sizes & Layout
Dahlia Park’s units are sized for families, with layouts that reflect 2004 design sensibilities — more modern than the 1990s estates but still prioritising space over compact efficiency. 3-bedroom units typically range from 1,100 to 1,400 sqft, and the limited 4-bedroom configurations are larger still. At $1,173 PSF, a 1,200 sqft 3-bedroom costs approximately $1,408,000 — competitive for a freehold east-side family apartment.
The low-rise, 5-storey block design means no units are at extreme heights, but the generous spacing between blocks ensures good natural light and ventilation. Most units enjoy views of the internal gardens or surrounding low-rise residential area. The 2004-era finishings are functional and have held up reasonably well, though kitchens and bathrooms may warrant updating for units that haven’t been renovated in the past decade.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 48 | $1,044 | $1,259,678 |
| 4 BR | 10 | $960 | $1,500,700 |
| 5 BR | 1 | $1,068 | $2,150,000 |
Pricing & Market Position
Based on 59 recorded transactions, sale prices range from $870,000 to $2,150,000, averaging $1,315,620 (~$1,172 psf).
Rents range from $2,000 to $5,100 per month across 243 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 37.4% (from $851 to $1,169 psf).
Neighbourhood Comparison
Within the Flora Drive cluster, Azalea Park ($1,177 PSF, 999yr, 1996) is virtually price-matched but 8 years older, requiring more renovation investment. The Gale ($1,332 PSF, freehold, 2013) commands a 14% premium with modern finishings and contemporary layouts. All three share UWCSEA proximity and the Flora Drive character — the choice is purely about age, condition, and willingness to renovate.
Beyond the cluster, Kassia ($2,031 PSF, freehold, 276 units) represents the newest freehold option on Flora Drive at a 73% premium. Hedges Park ($1,150 PSF, 99yr from 2010) offers a slightly lower PSF but with a depreciating lease that Dahlia Park’s freehold status avoids entirely. For freehold value in D17, Dahlia Park and Azalea Park occupy a pricing floor that no competitor can undercut.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| DAHLIA PARK CONDOMINIUM | Freehold | 2004 | 299 | $1,172 |
| 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 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,153 |
| PARC KOMO | Freehold | 2021 | 276 | $1,628 |
ShiokNest Scores
Our proprietary scoring system evaluates DAHLIA PARK CONDOMINIUM across multiple dimensions.
What Residents Say
“Freehold, spacious, and quiet — that’s the three-word summary. We’ve been here 10 years and have no plans to move. The kids are at UWCSEA and they can cycle there. The compound is safe and well-managed.”
— Long-term owner via 99.co
“Renting a 3-bed for the family while on a 3-year posting. The space is great and the area is peaceful. Only downside is you need a car for everything — MRT is too far to walk comfortably, especially with kids.”
— Expat tenant via PropertyGuru
“The community along Flora Drive is lovely. Between Azalea Park, Dahlia Park, and The Gale, there’s a real neighbourhood feel. Many families have been here for years. It’s not flashy but it’s genuinely comfortable.”
— Resident via EdgeProp
The resident profile mirrors Azalea Park: a mix of local families and UWCSEA-linked expats who value space, freehold tenure, and the quiet Flora Drive character. Long-term owners express satisfaction with the lifestyle but universally acknowledge the need for a car. The Flora Drive community feel — three Tripartite estates creating a cohesive neighbourhood — is frequently mentioned as a distinctive positive.
Strengths & Weaknesses
- Freehold tenure — permanent ownership with no lease depreciation risk
- Sub-$1,200 PSF — one of the most affordable freehold condos in the east
- UWCSEA East Campus 0.79 km — walkable for international school families
- 2004 vintage — newer than Azalea Park with less renovation needed
- Spacious low-rise compound with 20 years of mature landscaping
- Tennis court and full facilities for 299-unit estate
- Flora Drive cluster creates established community with 944 freehold units
- Near Changi Airport (10 min) and Changi Business Park
- 24% PSF appreciation over 5 years — freehold value increasingly recognised
- Reasonable maintenance fees for a low-rise, mid-size development
- Tampines East MRT at 1.31 km — impractical 16-minute walk, car needed
- Walkability 43/100 — limited retail and dining within walking distance
- No immediate neighbourhood amenities — Tampines Mall requires short drive
- Facilities dated — gym basic, no modern lifestyle amenities
- Profitability 71/100 — decent but not exceptional capital growth
- Far from CBD — 25–30 minute drive, 40+ minutes by public transport
- Low-rise design limits views — no high-floor panoramas
- ShiokNest 43/100 — reflects accessibility weaknesses
- En-bloc score only 37/100 — freehold removes collective sale urgency
Verdict
Dahlia Park Condominium is a straightforward value proposition: freehold tenure at sub-$1,200 PSF in Singapore’s east. It shares this distinction with neighbouring Azalea Park, and the choice between the two comes down to vintage: Dahlia Park’s 2004 build is newer, slightly more modern, and requires less renovation investment than Azalea Park’s 1996 construction. The freehold status eliminates lease anxiety entirely, which is an increasingly valued attribute as Singapore’s market grapples with the financing implications of aging 99-year leases.
The weaknesses are real: poor MRT access (1.31 km to Tampines East), low walkability (43/100), and a quiet-to-isolated neighbourhood character that requires car ownership for comfortable daily life. The profitability score of 71/100 is respectable, and the 24% PSF appreciation over five years shows the market is recognising the freehold value. The yield of 3.05% is modest, supported partly by UWCSEA expat rental demand.
Dahlia Park works for the same buyer profile as Azalea Park: car-owning families, UWCSEA-linked households, freehold tenure seekers, and long-term holders who want a permanent asset without lease depreciation. The 2004 vintage gives it a slight edge over Azalea Park for buyers who prefer newer finishings, while The Gale offers the modern alternative at a premium. In a market increasingly conscious of lease risk, Dahlia Park’s freehold tenure at value pricing is a quiet but meaningful advantage.