Hedges Park Condominium

Overview & Key Facts

Hedges Park Condominium occupies a generous 30,679 sqm land parcel along Flora Drive in District 17 — a quiet, leafy pocket of Singapore's far east that most buyers overlook because it lacks an MRT station at the doorstep. That oversight, as current residents will attest, is largely their gain. Developed by Tripartite Developers Pte Ltd — a joint venture backed by Hong Leong Group and City Developments Ltd (CDL) — the project delivered 501 units across 10 blocks rising to eight storeys. TOP was granted in 2014, and the development holds a 99-year lease commencing 28 July 2010, leaving approximately 83 years remaining as of 2026.

The concept is explicit in the project name: hedges and park. Three distinctive linear water courtyards run the full length of a terraced residential landscape, framing the development in greenery and creating a deliberate separation from the street. The elevated terrain — rising from Flora Drive toward Upper Changi Road — gives upper-floor units views across the development's own canopy rather than the backs of neighbouring blocks. It is a resort-inflected design executed with some care, and residents have consistently rewarded it with strong satisfaction scores.

Buyer demographics lean strongly local: 78.7% Singaporean, 16.2% Permanent Resident, and 5.0% foreign buyers. Of those, 56.6% transitioned from HDB — a profile consistent with a development that appeals to upgraders seeking more space and a quieter setting without paying central-region prices. The formula has proven durable: average PSF has climbed from around S$1,085 in the first year of tracking to S$1,291 at peak, though the most recent data point at S$1,255 indicates a slight cooling from that peak.

Location & Connectivity

Location is the defining tension at Hedges Park, and it is worth addressing directly. Flora Drive sits in what residents describe as the “quiet Changi Loyang area” — and quiet it genuinely is. The trade-off is that public transport to the MRT requires a bus ride. The nearest rail station is Tampines East on the Cross Island Line (CRL), a future station that remains under construction and sits approximately 1.38 km from the development. Until CRL opens, residents rely on buses to Upper Changi or Tampines, or drive.

For drivers, the picture changes considerably. Three major expressways — the PIE, ECP, and TPE — are all accessible within minutes, making the development one of the more car-friendly addresses in the east. Changi Business Park is a six-minute drive, Changi Airport is roughly four minutes by car, and Tampines Central — the heartland commercial hub of the east — is reachable in around nine minutes. For residents who work at Changi Business Park, the airport, or along the eastern corridor, the car commute is genuinely short.

When the CRL Tampines East station opens — currently targeted for the early 2030s — Hedges Park will gain a walkable rail connection for the first time. The CRL's eventual route links Jurong Lake District, the Singapore Science Park, Pasir Ris, and Changi in one arc, which will materially improve connectivity for residents who do not drive. This is a forward-looking case worth factoring into any medium-term investment assessment.

For everyday needs, residents are within a short drive of White Sands shopping mall and Eastpoint Mall in Pasir Ris, NTUC Downtown East, and the broader Tampines retail cluster including Tampines Mall, Century Square, and Tampines 1. Jewel Changi Airport — Singapore's premium lifestyle-retail destination — is under ten minutes by car. The nearby Loyang Valley and Changi Village hawker centres provide affordable local dining options that are difficult to replicate in more central postcodes.

Schools & Education

Facilities

Hedges Park punches above its weight on facilities for a 501-unit development. The resort-design brief is executed across a clubhouse and a broad outdoor amenity spread: a 50m lap pool, marina pool, beach pool, dip pool, children's pool, and spa pavilion cover the aquatic side comprehensively. The land-based facilities add a reflective pool, meditation pavilion, putting green, tennis court, basketball half-court, children's playground, and a “treasure island” feature with a flying fox — a rarity in Singapore private developments.

The clubhouse anchors the land offer: gymnasium, two function rooms, barbecue facilities, and steam rooms are the headline inclusions. The three linear water courtyards running through the site are the visual and experiential heart of the development — they give Hedges Park a scale and coherence that most 500-unit projects cannot achieve. Residents consistently cite the facilities and greenery as the development’s standout strengths, with several describing it as the best-maintained condo on Flora Drive.

“Its my heaven on earth that I call home — 8 storeys condo with just enough greenery and 3 different theme pools for my kids to enjoy. Super friendly neighbours and top notch management to run the facilities.”

— Resident review via SingaporeExpats

One practical note: the development was delivered partially furnished — air-conditioning, built-in wardrobes, kitchen cabinets, and bedroom and living-area flooring were included at handover. This reduces initial renovation outlay for buyers and tenants compared to a fully bare-shell handover, which is worth considering when calculating total acquisition cost.

Unit Sizes & Layout

Hedges Park offers unit configurations spanning one-bedroom to four-bedroom apartments and penthouses across its 501-unit count. The eight-storey height limit across all ten blocks means that even upper floors are accessible and that no single block dominates the skyline or blocks its neighbours — a design choice that contributes to the open, low-density feel that residents frequently mention.

The elevated terrain is a genuine stack-selection consideration. Units on the higher floors of blocks toward the rear of the site look out over the development’s own landscaping and the surrounding low-rise residential area rather than into neighbouring units. Flora Drive fronting blocks trade some of that view buffer for slightly better bus access. Internal pool-facing stacks are the most sheltered from road noise and enjoy the best of the water courtyard sightlines.

At an average transacted PSF of S$1,290 over the past twelve months — and a recent sample range of S$1,088 to S$1,455 psf — Hedges Park sits at a meaningful discount to its nearest Flora Drive and Loyang competitors. The historical high was S$1,476 psf in October 2024; the current average represents approximately a 12% discount to that peak. For buyers comparing against Kassia at S$2,031 psf or Coastal Cabana at S$1,789 psf, the gap is substantial enough to warrant serious consideration even accounting for the MRT deficit.

Pricing & Market Position

Across 196 recorded transactions (all-time), sale prices range from $550,000 to $2,030,000, averaging $1,026,965.

Over the last 12 months, transactions averaged $1,289 psf.

Rents range from $1,600 to $7,000 per month across 481 rental transactions. Current rental yield sits at approximately 3.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at HEDGES 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 26.9% (from $1,003 to $1,273 psf).

Neighbourhood Comparison

The competitive set on Flora Drive and the immediate Loyang-Changi corridor tells a clear story. Hedges Park at S$1,290 psf average sits at the affordable end of a corridor that now includes Kassia (S$2,031 psf) and Coastal Cabana (S$1,789 psf). The Jovell at S$1,394 psf and Parc Komo at S$1,627 psf complete the mid-range, with The Inflora at S$1,217 psf representing the only cheaper option among established comparables.

The comparison with Kassia is particularly instructive. Kassia — a newer launch with a fresh 99-year lease — commands a 57% PSF premium over Hedges Park. Buyers paying that premium acquire 30+ years of additional effective lease life and a newer product, but they sacrifice the scale of Hedges Park’s land and facilities, and they pay substantially more for what will be smaller units in absolute terms. For buyers who intend to hold for ten-plus years and have no plans to sell within the early lease-decay window, the Hedges Park value argument is defensible.

Against The Inflora at S$1,217 psf, Hedges Park’s premium of roughly 6% reflects the superior facilities, CDL-backed management quality, and the three-courtyard resort concept. For buyers choosing between the two, Hedges Park is the stronger pick on almost every dimension except PSF cost.

The one comparison that requires a more honest reckoning is the Tampines East CRL catchment as a whole. Developments nearer to the future station will benefit more directly from the connectivity uplift. Hedges Park’s 1.38 km distance means it captures some but not all of that upside. Buyers should set realistic expectations: the CRL will help, but Hedges Park will remain a car-friendly rather than MRT-convenient address even after the line opens.

Lease Decay Analysis

The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

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

What Residents Say

“Currently staying here, it’s the best condo in Flora Drive. Top level maintenance. Super friendly security guards. Quiet and serene beauty.”

— Resident review via SingaporeExpats

“Tucked in quiet Changi Loyang area but with easy access to the Changi Business Park and airport, ideal for those who prefer to be away from the hustle and bustle of city living.”

— Resident review via SingaporeExpats

“Awesome condo with full facilities! Brand new and very close to CBP. Great landscape.”

— Resident review via SingaporeExpats

The aggregate picture across review platforms is consistent: residents prize the quiet environment, resort-calibre facilities, and the proximity to Changi Business Park for those who work in the area. The 8.1/10 aggregate on SingaporeExpats — drawn from seven reviews — is skewed toward the higher end because the development self-selects for buyers who actively chose this location. Residents who need MRT access typically know that before purchasing, and those who do not are genuinely content with the trade-off.

The development is particularly popular with expat professionals working at Changi Business Park or in adjacent industries, families with children who benefit from the enclosed, low-traffic grounds, and owner-occupiers who commute by car. Negative reviews are sparse and typically focused on the distance to rail rather than the development itself — a criticism that is accurate but arguably priced in at the current PSF.

Strengths & Weaknesses

Verdict

Hedges Park Condominium occupies a specific niche in the Singapore residential market: it is the right development for buyers who have made a conscious, clear-eyed decision to trade MRT proximity for space, greenery, and quality of living at a price point that the central and mid-region cannot match. At S$1,290 psf average against Kassia’s S$2,031 or Coastal Cabana’s S$1,789, the gap is not marginal — it represents tens of thousands of dollars of additional purchasing power that buyers can put toward unit size, renovation, or yield buffer.

The case rests on a few compounding advantages. CDL and Hong Leong as co-developers bring track records in quality delivery and estate management. The resort-inflected facilities are genuinely well maintained past the ten-year mark. The Changi-corridor location works well for anyone tied to Changi Business Park, the airport, or the eastern industrial and tech clusters — and that employment base has been growing. And the CRL Tampines East station, when it opens in the early 2030s, will add a walkable rail option that does not currently exist.

The honest caveats are equally important. With 83 years remaining on a 99-year lease, the lease clock is not urgent today — but it will matter to the next generation of buyers in fifteen years. MRT-dependent households will find the current bus-to-rail journey an everyday friction. And the en-bloc score of 20/100 reflects the reality that, at 501 units on a 30,679 sqm site, a collective sale at a meaningful premium is structurally challenging. This is, in short, a strong own-stay proposition for the right buyer profile — and a reasonable rental yield play at 3.67% gross — rather than a speculative repositioning bet.