Hazel Park Condominium

Overview & Key Facts

Hazel Park Condominium is a 696-unit development at 15 Hazel Park Terrace in District 23, completed in 2000 by Hong Leong Holdings. Its most distinctive feature is its tenure: a 999-year lease from 1882, which in practical terms is equivalent to freehold ownership. In a district where most private condominiums are 99-year leasehold, this near-perpetual tenure gives Hazel Park a structural advantage that becomes more valuable with each passing decade.

The development comprises six blocks — three at 19 storeys and three at five storeys — spread across a generous site off Upper Bukit Timah Road. With 696 units offering two- to five-bedroom configurations, it is one of the larger residential developments in the Bukit Panjang/Cashew area. The site’s proximity to the Bukit Timah Nature Reserve and Bukit Batok Nature Park gives it a distinctly green character uncommon for developments of this scale.

At an average PSF of ~$1,694, Hazel Park offers 999-year tenure at a price point that undercuts many 99-year leasehold new launches in less central locations. The 2.2% rental yield is on the lower end, reflecting the capital premium embedded in the near-freehold status rather than weak rental fundamentals. The resident community describes it as a cohesive, family-oriented estate where neighbours know each other and communal life thrives.

Location & Connectivity

Hazel Park sits in the Cashew/Bukit Panjang precinct, a residential area that has quietly improved in connectivity over the past decade. Cashew MRT (Downtown Line) is approximately 350 metres away, and Bukit Panjang LRT is about 640 metres in the other direction. The six-minute walk to Cashew MRT, with a covered walkway for a portion of the route, provides genuine rail connectivity — a significant advantage for a development of this vintage and price point.

The Downtown Line connects directly to Newton, Bugis, and Bayfront, while the Bukit Panjang LRT feeds into the North-South Line at Choa Chu Kang. For drivers, the Ayer Rajah Expressway and Pan Island Expressway are accessible within a reasonable drive, putting the CBD about 20 minutes away and Orchard Road in 15 minutes during off-peak hours.

The neighbourhood is anchored by Hillion Mall and Bukit Panjang Plaza, both within a short drive. For nature enthusiasts, the Bukit Timah Nature Reserve — Singapore’s last remaining primary rainforest — is essentially at the doorstep. Rail Corridor (the former KTM railway line converted into a linear park) passes through the area, adding another recreational amenity. Three primary schools sit within 1 km: Bukit Panjang Primary, CHIJ Our Lady Queen of Peace, and Zhenghua Primary.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

For a development completed in 2000, Hazel Park offers a surprisingly comprehensive facility set. The main pool is complemented by a wading pool, and the sporting amenities include three tennis courts, a squash court, a putting green, and a half basketball court. The clubhouse houses a gymnasium, sauna, and function rooms. Outdoor amenities include BBQ pits, a playground, fitness stations, and a community garden that residents have established over the years.

“Hazel Park is a gem, undervalued or has great gain potential. The facilities are well maintained considering its age, and it even has a community garden. A cohesive community where residents help each other — a great place for families and retirees.”

— Resident review via EdgeProp

The three tennis courts and squash court stand out for a development at this price point — newer condos rarely allocate this much space to racquet sports. The community garden is an organic addition that reflects the resident community’s engagement. The gym is noted as being small relative to 696 units, and some equipment shows its age, but the overall maintenance standard is respectable for a 25-year-old development.

Unit Sizes & Layout

Hazel Park offers a range of configurations from two-bedroom units to five-bedroom apartments, with built-up areas spanning approximately 980 to 2,100+ sqft. The larger units are found primarily in the 19-storey towers, while the five-storey blocks house a mix of smaller and ground-floor configurations. For a development of its era, the unit sizes are generous — three-bedrooms at 1,200–1,500 sqft provide comfortable family living.

One consistent layout criticism is that common bedrooms in certain stacks suffer from irregular shapes and limited natural lighting, a consequence of the building design prioritising the master bedroom and living areas. The five-storey blocks offer a lower-rise, more intimate living experience, though with less dramatic views.

Pricing & Market Position

Across 88 recorded transactions (all-time), sale prices range from $1,280,000 to $3,590,000, averaging $2,038,826.

Over the last 12 months, transactions averaged $1,719 psf.

Rents range from $1,500 to $9,500 per month across 396 rental transactions. Current rental yield sits at approximately 2.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at HAZEL PARK CONDOMINIUM 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 34.8% (from $1,278 to $1,723 psf).

Neighbourhood Comparison

Direct competitors are scarce because few developments in District 23 combine near-freehold tenure with MRT walkability. The Linq at Beauty World (120 units, freehold, TOP 2020) offers newer finishings and Beauty World MRT proximity, but at a higher PSF and much smaller unit count. Hillion Residences (546 units, 99-year from 2013) is directly integrated with Bukit Panjang MRT and Hillion Mall, but the leasehold tenure creates a fundamentally different long-term value profile.

For buyers weighing 999-year tenure against newer 99-year options, the calculation is mathematical: Hazel Park’s tenure never erodes, while leasehold competitors lose roughly 1% of their lease annually. Over a 20-year holding period, this difference compounds into a significant structural advantage, assuming the development is maintained adequately. The renovation budget required to modernise a Hazel Park unit is typically lower than the PSF premium paid for a new-launch 99-year lease unit with equivalent floor area.

ShiokNest Scores

Our proprietary scoring system evaluates HAZEL PARK CONDOMINIUM across multiple dimensions.

What Residents Say

“A quiet complex. The fact there is a covered walkway all the way to the MRT makes it fairly easy to get around. Gets a good cool breeze blowing through.”

— Resident review via EdgeProp

“Fairly suitable for families looking to own a home with above-average space, fairly affordable, almost freehold and still within walking distance to an MRT station.”

— Review via Private Property Singapore

“The gym is small relative to the number of dwelling units. The layout of some units causes common bedrooms to suffer from inadequate lighting.”

— Review via Private Property Singapore

The resident narrative is remarkably consistent: appreciation for the tenure, MRT walkability, community spirit, and natural environment, tempered by practical notes about the gym capacity and certain unit layout limitations. The covered walkway to Cashew MRT is mentioned in nearly every positive review — a practical detail that meaningfully shapes the daily living experience.

Strengths & Weaknesses

Verdict

Hazel Park Condominium is one of the more under-appreciated value propositions in Singapore’s private residential market. A 999-year lease, 350 metres to Cashew MRT with a covered walkway, three tennis courts, and a cohesive community — all at ~$1,694 psf. The arithmetic is compelling when compared to 99-year leasehold new launches in less connected locations that command similar or higher pricing.

The development’s age (completed 2000) is the primary caveat. At 25 years, the common areas and unit interiors require renovation investment. The gym is undersized, and the overall aesthetic belongs to an earlier generation of Singapore condo design. Buyers should budget for a meaningful renovation spend — $60,000–$120,000 for a three-bedroom refresh — and factor that into the total cost of ownership.

En-bloc potential has been discussed given the large site and near-freehold tenure, but the 696-unit count makes achieving 80% consensus extremely difficult. The more realistic thesis is long-term hold: the 999-year tenure means there is no lease decay to erode value, the Downtown Line provides solid connectivity, and the Bukit Panjang/Cashew area continues to mature as a residential precinct. For families who want space, nature access, and effective freehold ownership without paying freehold District 9 prices, Hazel Park deserves serious consideration.