Ferraria Park Condominium
Overview & Key Facts
Ferraria Park Condominium occupies a quiet stretch of Flora Drive in District 17 — a residential pocket wedged between Changi and Tampines that most property watchers overlook in favour of flashier east-side addresses. Developed by Far East Organization (under the Lighthouse subsidiary) and completed in 2017, it offers 472 units across a freehold site — a combination that is genuinely rare in Singapore’s outer regions.
The freehold tenure is the headline. District 17 is predominantly leasehold territory, and finding a freehold development of this scale along the Flora Drive corridor is uncommon. For buyers whose primary concern is holding power and legacy planning rather than short-term capital gains, Ferraria Park sits in a category with very few direct competitors in this part of Singapore.
At an average transaction price of around S$1.23 million and a PSF of approximately S$1,252, Ferraria Park positions itself as an accessible entry into freehold ownership in the east. The development is not trying to be a luxury product — it is a sensible, well-built residential option from one of Singapore’s most established developers, in a neighbourhood that rewards patience over speculation.
Location & Connectivity
Flora Drive is one of those Singapore streets that feels genuinely tucked away. Ferraria Park sits in a low-rise residential enclave bordered by landed housing and mature greenery — the kind of environment where you hear birds rather than traffic. The trade-off for this tranquility is distance from the MRT network: the nearest station is Tampines East MRT on the Downtown Line, approximately 1.11 km away. That is not a comfortable daily walk in Singapore’s climate, and most residents will rely on bus connections or private transport.
For drivers, the location is more practical than it first appears. The PIE and TPE are both accessible within minutes, and Changi Airport is roughly a 10-minute drive. Tampines Hub — one of Singapore’s largest integrated community centres — is a short drive away, as is Changi City Point and the upcoming Changi Region developments. Daily essentials are handled by the Flora Drive neighbourhood shops and the Elias Mall area nearby.
The nature surroundings are a genuine asset. Pasir Ris Park and the Pasir Ris mangrove boardwalk are within cycling distance, and the broader Changi coastal area offers weekend recreational options that most Singaporeans drive to but Ferraria Park residents have on their doorstep. For families who value outdoor access and green space, this location delivers in ways that more central addresses simply cannot.
Schools & Education
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | international | Within 1 km |
| Chongzheng Primary School | primary | ~1.2 km |
| Springfield Secondary School | secondary | ~1.6 km |
| Angsana Primary School | primary | ~1.6 km |
| Meridian Primary School | primary | ~1.7 km |
| Meridian Secondary School | secondary | ~1.7 km |
| Stamford American International School | international | ~1.8 km |
| Elias Park Primary School | primary | ~1.9 km |
Facilities
With 472 units, Ferraria Park is a mid-sized development, and its facilities reflect that scale — functional and well-maintained rather than resort-calibre. The standard amenity set is present: swimming pool, wading pool, gymnasium, tennis court, BBQ pavilions, and a clubhouse. There is no attempt to oversell what is on offer, which is honest but means the facilities will not be the reason anyone chooses this development.
Far East Organization’s build quality is a known quantity in Singapore — generally solid, practical, and without the finishing issues that sometimes plague smaller developers. The common areas are clean and the landscaping is mature, benefiting from nearly a decade since TOP. Maintenance appears consistent, which is a credit to the management committee.
The development’s real “facility” is arguably its surroundings. The low-density Flora Drive environment, proximity to parks and nature, and the quiet residential atmosphere provide an outdoor lifestyle that no amount of condo amenities can replicate. Residents who value a morning jog through actual greenery rather than laps around a rooftop track will appreciate what the location offers.
Unit Sizes & Layout
Ferraria Park offers a mix of unit types typical of mid-2010s development design. Layouts are generally efficient, with decent natural ventilation and reasonable ceiling heights. The units are not the most generous by floor area compared to older developments, but they compare favourably against the increasingly compressed layouts of post-2020 launches.
The development benefits from its low-rise surroundings — many units enjoy unobstructed views over landed housing and greenery, and higher-floor units can catch glimpses of the Changi coastline. This is a meaningful quality-of-life advantage that is difficult to quantify in PSF terms but very real in daily living.
Interior finishings are mid-market — consistent with Far East’s approach across their mass-market portfolio. The materials are durable and practical rather than luxurious. Most resale units will have been personalised by their owners over the past nine years, so condition will vary. Budget for some updating if purchasing an unrenovated unit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 7 | $1,175 | $774,286 |
| 2 BR | 29 | $1,116 | $1,007,513 |
| 3 BR | 63 | $1,146 | $1,272,009 |
| 4 BR | 13 | $1,155 | $1,769,761 |
Pricing & Market Position
Based on 112 recorded transactions, sale prices range from $715,000 to $2,090,000, averaging $1,230,191 (~$1,249 psf).
Rents range from $1,450 to $5,600 per month across 415 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 26.5% (from $983 to $1,243 psf).
Neighbourhood Comparison
In the immediate competitive set, Ferraria Park occupies a distinctive niche. Coastal Cabana commands S$1,789 psf — a 43% premium over Ferraria Park — reflecting its newer build and slightly better connectivity. The Jovell, at S$1,394 psf, is a more recent development but on 99-year leasehold terms, which fundamentally changes the long-term calculus. Kassia stands at S$2,031 psf with freehold tenure, making it the premium freehold benchmark in the area but at a price point that is 62% above Ferraria Park.
The freehold comparison is most instructive. Against Kassia, Ferraria Park offers a mature, proven development with established rental track record at a substantial discount. The trade-off is age (2017 vs new) and presumably fresher finishings. For buyers choosing between a freehold resale at S$1,252 psf and a freehold new launch at S$2,031 psf, the question becomes whether the newer product justifies paying 62% more for essentially the same tenure advantage.
Against leasehold options, the mathematics shift over time. A 99-year lease loses roughly 1% of its tenure value each year in the early decades, accelerating as the lease shortens. Ferraria Park’s freehold status eliminates this erosion entirely — a compounding advantage that becomes increasingly significant over holding periods beyond 10 years.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FERRARIA PARK CONDOMINIUM | Freehold | 2017 | 472 | $1,249 |
| 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 FERRARIA PARK CONDOMINIUM across multiple dimensions.
What Residents Say
“Very peaceful environment. Flora Drive is one of the quietest residential streets in the east. Good for families who want space and nature without paying Bukit Timah prices.”
— Resident review via PropertyGuru
“Freehold is the main draw. Maintenance is reasonable and the estate is well-kept. Only downside is you really need a car here — MRT is too far for daily commuting.”
— Resident review via EdgeProp
“Great for UWCSEA families. Several of our neighbours chose Ferraria specifically because of the school proximity. Quiet, safe, and the kids can cycle around the estate.”
— Resident feedback via online forum
The consistent themes across resident feedback are: appreciation for the freehold status and quiet environment, satisfaction with Far East’s build quality and estate maintenance, and a universal acknowledgement that car ownership is effectively mandatory. The UWCSEA connection surfaces repeatedly — the school’s proximity creates a natural rental pool and a community of internationally-minded families within the development.
Strengths & Weaknesses
- Freehold tenure — rare in District 17 and the broader east region
- Far East Organization build quality — reliable, well-maintained
- UWCSEA East Campus within 590m — strong international school draw
- Affordable freehold entry at ~S$1,252 psf
- Quiet Flora Drive location — genuine residential tranquility
- Steady PSF appreciation over five years ($1,090 to $1,251)
- Decent gross yield at 3.33% for a freehold asset
- Proximity to Changi Airport and east-side amenities
- Mature estate with established community (TOP 2017)
- Nature surroundings — Pasir Ris Park and mangrove access nearby
- MRT not walkable — 1.11 km to Tampines East, car effectively required
- Facilities are functional but not exceptional for the unit count
- Limited retail and dining within immediate walking distance
- Slight PSF softening in most recent period ($1,251 to $1,234)
- Not on a major bus trunk route — public transport options limited
- Mid-market finishings typical of Far East mass-market portfolio
- Low walkability score (43) reflects car-dependent lifestyle
- District 17 lacks the prestige of more established east-side addresses
- En-bloc potential very low (score 20) given freehold and young age
Verdict
Ferraria Park Condominium is a quiet achiever. It does not generate headlines or social media buzz, and it is unlikely to appear on any “best investment” listicle. What it offers is something more durable: freehold tenure in an affordable package, from a reputable developer, in a neighbourhood that genuinely functions as a pleasant place to live. At approximately S$1,252 psf, it represents one of the more accessible freehold entry points in the east of Singapore.
The yield story is respectable. At 3.33% gross, Ferraria Park outperforms many freehold developments in more central locations, and the freehold tenure means there is no lease decay eroding the capital base. For investors with a long-term holding mentality — think 15 to 20 years rather than 5 — the combination of steady rental demand (driven partly by UWCSEA families) and zero lease risk is compelling.
The weakness is clear: MRT access. At 1.11 km from Tampines East MRT, this is a car-dependent location for daily commuting. If your household does not own a vehicle, or if MRT convenience is non-negotiable, Ferraria Park is not the right fit. The PSF trend shows steady growth from S$1,090 to S$1,251 over the last five years, with a slight softening to S$1,234 most recently — suggesting the market is pricing the location constraints fairly.
Compared to nearby competitors, Ferraria Park’s value proposition holds up well. Coastal Cabana at S$1,789 psf and Kassia at S$2,031 psf (also freehold) command significant premiums. The Jovell at S$1,394 psf offers a newer product but on leasehold terms. For buyers who prioritise freehold tenure above all else and are comfortable with the MRT trade-off, Ferraria Park deserves serious consideration.