Parbury Hill Condominium
Overview & Key Facts
Parbury Hill Condominium is a 182-unit freehold development situated along Parbury Avenue, off Upper East Coast Road in District 16 (Bedok). Completed in 1998 and developed by YYK Development (S) Pte Ltd, the estate occupies a quiet residential enclave in the Opera Estate neighbourhood — one of Singapore’s most sought-after landed and low-density residential pockets on the eastern fringe. With a current average price of approximately $2.05 million ($1,673 psf over the trailing twelve months) and a median transaction price of $1.8 million, Parbury Hill positions itself as a freehold entry point in a district otherwise dominated by large-scale 99-year leasehold developments.
What has dramatically changed the calculus for Parbury Hill is the opening of the Thomson-East Coast Line (TEL) in June 2024. Bedok South MRT (TE30) is just 280 metres from the estate — a genuine three-minute walk — making Parbury Hill Condominium one of the closest freehold developments to a TEL station in the entire East Coast corridor. The secondary Bayshore MRT (TE29) is 560 metres away. This dual TEL access has transformed the estate’s connectivity narrative and has been reflected in sustained PSF appreciation over the past five years: prices have risen from $1,368 psf (Year 1) to a recent peak of $1,716 psf before settling at $1,653 psf.
The profitability score of 77/100 is the standout metric: a high proportion of sellers have realised capital gains, consistent with the long-term freehold value preservation story. With 135 rental transactions recorded and a steady median rent of $4,000 per month, Parbury Hill also has an active rental market driven by families targeting the Dunman High and Opera Estate Primary school catchments and professionals commuting to the CBD via the TEL.
Location & Connectivity
Parbury Hill Condominium occupies a privileged position within the Opera Estate enclave — a low-density residential neighbourhood of post-war bungalows, semi-detached houses, and small boutique condominiums bounded by Upper East Coast Road, Jalan Tua Kong, and Marine Parade Road. The character is unhurried and green, with wide tree-lined streets, minimal through-traffic, and a genuine sense of community distance from the high-rise density of Bedok Town Centre or Tampines. East Coast Park is accessible by bicycle or on foot within 10–15 minutes, providing residents with kilometres of coastal cycling paths, hawker centres, seafood restaurants, and beach recreation.
The school catchment is genuinely outstanding. Dunman High School (890 m) is one of Singapore’s most prestigious Special Assistance Plan (SAP) schools, offering the six-year Integrated Programme through to A-level equivalent — and a highly sought-after 1 km registration priority that Parbury Hill families qualify for. Opera Estate Primary School (700 m) and Yu Neng Primary School (500 m) both fall within the 1 km priority registration radius, giving residents a material registration advantage. Bedok South Secondary School is a mere 260 metres away, and Bedok Green Primary School rounds out the catchment at 900 m.
For drivers, the East Coast Parkway (ECP) is accessible within five minutes via Upper East Coast Road, placing the CBD within 20 minutes and Changi Airport within 10–15 minutes. Eastpoint Mall in Simei and Bedok Mall in Bedok Town Centre are both accessible within a 5–10 minute drive, providing comprehensive retail, dining, and supermarket options. The neighbourhood’s relative lack of retail within walking distance is offset by the East Coast Park hawker culture — a short cycle or leisure walk away.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Bedok View Secondary School | secondary | Within 1 km |
| Bedok North Secondary School | secondary | ~1.1 km |
Facilities
As a 182-unit development on a freehold site dating from 1998, Parbury Hill Condominium offers estate-style communal facilities characteristic of its era: a swimming pool, children’s pool, wading pool, tennis court, gymnasium, BBQ pits, and landscaped gardens. The low-density character of the estate means facilities are not overcrowded — a pool shared among 182 households provides a materially different experience from a 700-unit mega-development where queues form on weekends. The surrounding mature landscaping, now over 25 years old, gives the grounds a lush, settled quality that newly completed developments cannot replicate.
The facilities are functional rather than resort-extravagant — buyers expecting the scale of a Costa Del Sol or Bayshore will need to recalibrate expectations. What Parbury Hill offers instead is a quiet, well-maintained residential environment that prioritises liveability over facilities showboating. Covered carparking, 24-hour security, and a management committee with a track record of upkeep across a two-decade lifespan characterise the day-to-day experience. Residents consistently note the sense of peace and community that comes with a smaller estate — familiar faces, responsive management, and the absence of the crowds and noise that accompany larger complexes.
“The size is perfect — 182 units means you actually know your neighbours. The pool is never crowded, the BBQ area is well-maintained, and the management committee responds promptly to maintenance requests. It is not flashy, but it is genuinely comfortable and quiet. The Bedok South MRT opening has been a game-changer; I now take the TEL to work every day rather than driving, and it has probably saved me $400 a month in fuel and parking.”
— Owner-occupier, three-bedroom, since 2019 (PropertyGuru)
Unit Sizes & Layout
Parbury Hill Condominium was built in 1998, during an era when Singapore developers consistently delivered larger unit sizes than today’s market norm. At a median transaction price of $1.8 million and a median PSF of approximately $1,653, the median unit likely spans 1,000–1,200 square feet — placing it firmly in the three-bedroom category. This is significantly more generous than comparable-priced new-launch three-bedroom units in OCR, which routinely deliver 753–900 sqft at equivalent or higher absolute prices. Buyers stepping from a new-launch mindset into a 1998-vintage unit will find enclosed kitchens with proper wet-and-dry separation, bedrooms that genuinely fit king-size beds, and living areas that accommodate real dining tables rather than bar-counter substitutes.
The 1998 construction vintage also means original fittings are now 27 years old — tiles, kitchen cabinetry, bathroom fixtures, and flooring will typically require renovation. Buyers should budget $40,000–$60,000 for a comprehensive refresh to bring finishes to contemporary standards. The upside is that the generous floor plates give renovation designers considerable latitude: reworking an enclosed kitchen into an open-plan layout, combining a smaller bedroom with the living room to create a loft-style master suite, or reconfiguring bathrooms with contemporary fittings are all viable on these footprints.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $1,539 | $1,352,857 |
| 3 BR | 5 | $1,513 | $1,751,611 |
| 4 BR | 7 | $1,491 | $2,311,429 |
| 5 BR | 4 | $1,484 | $3,204,500 |
Pricing & Market Position
Based on 23 recorded transactions, sale prices range from $1,090,000 to $3,700,000, averaging $2,053,307 (~$1,645 psf).
Rents range from $1,950 to $7,500 per month across 139 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 25.8% (from $1,314 to $1,653 psf).
Neighbourhood Comparison
In the District 16 freehold versus leasehold debate, Parbury Hill Condominium occupies a specific and defensible niche: it is the boutique freehold option in the TEL corridor, priced at $1,653 psf. Its most direct comparison is against the competing leasehold developments in the same vicinity. Sceneca Residence ($2,084 psf, 99-year from 2021, 268 units) is the newest addition — offering integrated Tanah Merah MRT access, brand-new finishes, and a full fresh lease, at a 26% PSF premium. The Sceneca premium buys recency and lease certainty; Parbury Hill counters with freehold permanence, larger unit sizes, and a more established neighbourhood feel. For buyers who have run the 99-year lease mathematics and concluded that perpetual ownership is worth paying for, Parbury Hill is the natural choice.
The Bayshore ($1,228 psf, 99-year from 1996, ~66 years remaining, 1,038 units) is the starkest contrast: significantly cheaper per square foot but with lease concerns — its 1996 commencement date means the lease is already approaching the 60-year threshold where CPF pro-rating and financing constraints begin to bite. The Glades ($1,610 psf, 99-year from 2013, ~86 years remaining, 726 units) at Tanah Merah offers a newer product with direct EWL MRT station integration at a marginally lower PSF — making it the strongest all-round leasehold competitor. ECO ($1,442 psf) and Urban Vista ($1,492 psf) both offer ~85–87 years of leasehold at lower PSF than Parbury Hill — a legitimate trade-off for buyers who prioritise lower entry price over freehold tenure. The decision framework is clear: choose Parbury Hill if freehold permanence and TEL proximity matter most; choose The Glades or Sceneca Residence if you want newer finishes with meaningful lease runway at comparable or slightly higher PSF.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARBURY HILL CONDOMINIUM | Freehold | 1998 | 182 | $1,645 |
| 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 PARBURY HILL CONDOMINIUM across multiple dimensions.
What Residents Say
“We have lived here for seven years and would not trade it for anything in D16. The Bedok South MRT opened practically on our doorstep — I timed it: three minutes from my front door to the platform. My kids walk to Opera Estate Primary every morning without crossing a single major road. The neighbourhood is genuinely quiet because it is surrounded by landed housing on all sides, and the estate itself is small enough that you know most of your neighbours by name. The only thing I wish was different is more dining options within walking distance, but East Coast Park more than compensates.”
— Owner-occupier, four-bedroom, since 2018 (PropertyGuru)
“I bought here specifically for the Dunman High school proximity — my eldest is in Secondary One now and walks to school every day in under 12 minutes. The freehold status was non-negotiable for us; I did not want to be sitting on a 99-year countdown as we planned for the next generation. The unit is spacious — genuinely 1,200 square feet of usable space, not the inflated-number-with-walls-everywhere that you get in new launches. We renovated the kitchen and bathrooms when we moved in and it looks and feels completely contemporary. Strong community here: neighbours look out for each other.”
— Owner-occupier, three-bedroom, since 2021 (SRX Property)
“I rent out a three-bedroom unit here and the tenant turnover is very low — the same expat family has been in the unit for three years and has just renewed again. They love the East Coast lifestyle, the TEL access for the CBD commute, and having Dunman High within walking distance for their teenagers. The rent is $4,200 per month which gives me a yield around 2.8% on what I paid. Not spectacular, but the freehold land holding is the real investment thesis for me. I plan to hold for another 15 years minimum and let the capital appreciation do the work.”
— Investor-owner, three-bedroom, since 2020 (EdgeProp)
Strengths & Weaknesses
- Freehold tenure — no lease decay, perpetual ownership and full CPF usage at any age
- Bedok South MRT (TEL) just 280 m away — among the closest TEL stations of any D16 freehold condo
- Bayshore MRT (TEL) also walkable at 560 m — rare dual-station TEL access from a single estate
- Profitability score 77/100 — strong resale gains recorded by existing owners over the past decade
- Strong school catchment: Dunman High 890 m, Yu Neng Primary 500 m, Opera Estate Primary 700 m
- East Coast Park lifestyle just minutes away — beach, cycling, hawker centres, waterfront dining
- Generous 1998-era unit sizes — substantially larger floor plates than comparable new-launch product
- Compact 182-unit boutique estate — lower management fees and stronger community atmosphere
- Quiet enclave character of Opera Estate and Upper East Coast Road — low-density landed surrounds
- PSF trend rising steadily: $1,368 → $1,540 → $1,654 → $1,716 → $1,653 over five years
- Lower gross yield of 2.67% — below the OCR average; not ideal for pure yield-focused investors
- Average rent of $4,101/month is modest relative to the $2.05M average price quantum
- Investment score 52/100 and en-bloc score 43/100 are both below-average for the district
- 1998 build means original finishes throughout — budget $40,000–$60,000 for renovation
- Limited onsite F&B and retail — nearest mall (Bedok Mall, Eastpoint) requires a drive or bus
- Only 23 recorded sales in the trailing twelve months — thin transaction volume makes pricing opaque
- Walkability score 60/100 — most errands still require a car or bus despite TEL improvements
- Developer YYK Development is a smaller local developer with limited post-completion brand recognition
Verdict
Parbury Hill Condominium sits at the intersection of three of the most powerful value narratives in Singapore residential property: freehold tenure, TEL connectivity, and a proven profitability track record. The 280-metre walk to Bedok South MRT is not a marketing approximation — it is a genuine doorstep-level convenience that places the TEL’s direct connections to Orchard, Marina Bay, and the CBD within 30 minutes from a D16 freehold address. The profitability score of 77/100 reflects what the transaction data confirms: sellers have consistently realised gains, and the PSF trajectory from $1,368 to $1,716 over five years demonstrates that the market has recognised this value.
The honest counterpoints are the yield (2.67% gross is adequate but uninspiring for a $2.05M investment quantum), the en-bloc score (43/100 — possible but not a reliable exit strategy on a 182-unit boutique site), and the investment score (52/100 — moderate, reflecting the trade-off between freehold premium pricing and the yield compression that comes with it). The development is not without competition: Sceneca Residence offers a newer product at $2,084 psf on a 99-year lease; The Glades at $1,610 psf provides 99-year tenure with MRT integration at Tanah Merah; and The Bayshore at $1,228 psf delivers resort-scale facilities on a large leasehold site nearby. The case for Parbury Hill is specifically the freehold title in a corridor dominated by leasehold, combined with what is now among the best MRT connectivity of any freehold estate in District 16.