Parc Central Residences
Parc Central Residences is a 700-unit Executive Condominium (EC) at Tampines Avenue 10 in District 18 (Tampines), launched in 2020 by the Hoi Hup Realty – Sunway Developments joint venture and completed in 2021 on a 99-year leasehold tenure dated from 2019. As an EC, it operates under the HDB Executive Condominium framework — a hybrid public-private tenure that hits its 5-year Minimum Occupation Period (MOP) in 2026 and full privatisation at the 10-year mark in 2031. First-timer EC buyers can model the CPF Housing Grant impact and entry budget via our Affordability Calculator before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Parc Central Residences sits in the Tampines North growth corridor — an OCR sub-zone where ECs and 99-year private condos jostle against a deep HDB resale base. The site is roughly 1.2km to Tampines MRT (EWL + DTL interchange) and walking distance to the future Tampines North MRT (Cross Island Line, opening progressively from 2030) per LTA Cross Island Line plans. The retail and lifestyle anchor is the Tampines Regional Centre cluster — Tampines Mall, Century Square and Tampines 1 — alongside Our Tampines Hub. With TOP in 2021 and the lease dated 2019, the project has approximately 93 years remaining, clearing the CPF 60-year remaining-lease threshold with substantial headroom. The EC framework restricts resale to Singapore Citizens and Permanent Residents during years 6 to 10, opens to foreigners only at full privatisation in 2031, and operates under URA Master Plan zoning for Tampines North. Our price heatmap shows the Tampines EC belt has tracked the OCR private-condo median at a 15-25% discount, which is the structural EC advantage.
Overview & Key Facts
Parc Central Residences is a 700-unit executive condominium at Tampines Street 86, jointly developed by Hoi Hup Realty and Sunway Developments. Comprising eleven 16-storey blocks arranged around a naturalistic lake-pool centrepiece, the development launched in 2021 as the first EC in Singapore’s East region since 2013 — a supply gap that ensured strong demand from the outset. The design draws inspiration from New York’s Central Park, blending lush landscaping with metropolitan convenience in one of Tampines’ most established residential pockets.
At a last transacted PSF of approximately $1,560 and a gross yield of 4.53% with median rent of $4,700, Parc Central Residences ranks among the most income-efficient ECs on the market. The profitability score of 85/100 reflects the development’s strong appreciation from launch pricing around $1,172 psf to current levels — a trajectory that has rewarded early buyers with meaningful gains as the project approaches its MOP window.
The trade-off is MRT access. Tampines West MRT (Downtown Line) sits approximately 1.5 km away — a 16–18 minute walk that is manageable but not convenient, particularly in Singapore’s tropical climate. This is the classic EC compromise: resort-scale facilities and spacious family layouts at a fraction of private condo pricing, in exchange for a peripheral location that requires a bus ride or drive for most commuting needs.
Location & Connectivity
Parc Central Residences occupies a sizeable plot on Tampines Street 86 in District 18, within a mature HDB heartland that ensures abundant hawker centres, neighbourhood shops, and community amenities are always close at hand. The nearest MRT is Tampines West (Downtown Line), approximately 1.5 km to the southwest — a 16–18 minute walk or a short bus ride. Tampines MRT interchange (East-West + Downtown lines) is 1.65 km away, offering dual-line connectivity to the CBD and Changi.
The development’s ace card is the future Tampines North MRT on the Cross Island Line (CRL), which will bring a station significantly closer to the development when it opens in the early 2030s. This will be a game-changer for connectivity, linking residents directly to employment hubs across the island without the current reliance on buses to reach the existing MRT network.
For families, school access is a standout strength. Gongshang Primary is just 280 m away and St. Hilda’s Primary sits at 320 m — both well within the 1 km priority enrolment radius. Tampines Mall, Tampines 1, and Century Square form a major retail cluster accessible by bus within minutes, and Changi General Hospital is roughly a 9-minute drive. The proximity to Our Tampines Hub — Singapore’s largest community hub with a swimming complex, library, hawker centre, and event spaces — adds a unique amenity that few EC developments can match.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Gongshang Primary School | primary | Within 1 km |
| St. Hilda's Primary School | primary | Within 1 km |
| Tampines Primary School | primary | Within 1 km |
| Tampines North Secondary School | secondary | Within 1 km |
| Tampines Secondary School | secondary | ~1.2 km |
| Institute of Technical Education (College East) | tertiary | ~1.3 km |
| Temasek Polytechnic | tertiary | ~1.3 km |
| Junyuan Primary School | primary | ~1.5 km |
Facilities
With 88 distinct facilities spread across five themed zones, Parc Central Residences is one of the most generously appointed ECs ever built in Singapore. The crown jewel is the 51 m naturalistic Lake Pool in the Lake Zone, surrounded by a therapeutic jacuzzi, a water-curtain massage trellis, and a two-storey clubhouse (The Parc House) with an undulating roofline that overlooks the water. The Cove zone houses the 50 m quarry-inspired Quarry Pool, while The Playfield delivers a futsal-capable play court, basketball half-court, trampoline trail, and CrossFit stations. The Lawn zone offers a community garden, IPPT fitness stations, and a teppanyaki pavilion for outdoor cooking, and The Parc House includes a full gymnasium, function rooms, and a social lounge.
“Honestly, I’ve been to private condos at $2,500 PSF that don’t have half the facilities we have here. The Lake Pool is stunning — it genuinely feels like a resort. The kids love the trampoline trail and the treehouse. The only downside is that with 700 units, the BBQ pavilions and function rooms get booked out fast on weekends. You need to plan ahead.”
— Owner-occupier, four-bedroom unit, since TOP
The sheer volume of facilities is both a strength and a maintenance challenge. The MCST will need to manage 88 amenity points across a large site, and residents should expect maintenance fees to reflect this operational scope. Early feedback suggests that the common areas have been well-maintained, though the pool areas can feel crowded during weekend peak hours given the 700-unit population.
Unit Sizes & Layout
True to the EC mandate of serving families, Parc Central Residences offers no studio or two-bedroom units. The mix comprises three-bedroom (872–1,044 sq ft), four-bedroom (1,141–1,270 sq ft), and five-bedroom (1,378–1,507 sq ft) layouts, with the larger configurations featuring proper dry-and-wet kitchens, utility yards, and household shelters that double as storage or study rooms. The layouts are practical and family-oriented, with efficient corridor usage and well-proportioned bedrooms that accommodate queen-sized beds without cramming.
Finishes are solid for the EC segment: engineered timber flooring in bedrooms, porcelain tiles in common areas, and functional kitchen appliances. Given that the development is still relatively new, units on the resale market are likely in good condition. The lack of compact units means Parc Central Residences does not cater to singles or investor-oriented buy-to-let strategies targeting one- or two-bedroom rental demand.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 103 | $1,193 | $1,087,300 |
| 3 BR | 173 | $1,184 | $1,357,451 |
| 4 BR | 24 | $1,173 | $1,694,167 |
Pricing & Market Position
Based on 300 recorded transactions, sale prices range from $971,000 to $2,350,000, averaging $1,291,636.
Rents range from $4,500 to $4,700 per month across 3 rental transactions. Current rental yield sits at approximately 4.3%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 33.2% (from $1,171 to $1,560 psf).
Neighbourhood Comparison
Within the Tampines corridor, Parc Central Residences (~$1,560 psf) occupies the value tier against Treasure at Tampines ($1,583 psf), Aurelle of Tampines ($1,768 psf), and the significantly pricier Parktown Residence ($2,369 psf). Treasure at Tampines is the closest competitor by geography and price, but as a 2,203-unit mega-development, its facilities-to-resident ratio is far less generous than Parc Central’s 88 amenities across 700 units. Aurelle of Tampines, an older EC, trades at a premium due to its slightly more central Tampines location and established privatised status.
Parktown Residence, a new launch at Tampines North, offers proximity to the future CRL station and newer specifications at a 52% premium. For buyers comparing on a facilities-per-dollar basis, Parc Central Residences delivers arguably the best package in the eastern EC segment. The trade-off is clear: MRT access is weaker than Treasure at Tampines (which is closer to Simei MRT) and significantly weaker than Parktown’s future CRL adjacency.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC CENTRAL RESIDENCES | 99 yrs lease commencing from 2019 | 2021 | 700 | — |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
Lease Decay Analysis
The 99-year lease runs from 2019, meaning approximately 7 years have already been consumed. Roughly 92 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~92 years | Full bank financing available |
| 2049 | ~69 years | CPF usage still unrestricted for most buyers |
| 2058 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2078 | ~39 years | Significant financing restrictions for next buyer |
| 2118 | Expiry | Lease reverts to state |
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 ~82 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARC CENTRAL RESIDENCES across multiple dimensions.
What Residents Say
“We bought at launch and honestly cannot believe the value. 88 facilities, a 51-metre lake pool, trampoline trails for the kids — our friends who visit from their $2M private condos are genuinely envious. Gongshang Primary is a three-minute walk, and there’s a hawker centre around the corner. The only weakness is the MRT — you need a bus to Tampines West, which adds 10 minutes to every commute.”
— Owner-occupier, four-bedroom unit, since TOP
“I rent out my five-bedder here and the yield is excellent — $4,700 a month with very low vacancy. Families with school-aged children are the ideal tenants and there’s no shortage of demand given the school cluster nearby. The MOP timeline is the main consideration — once this privatises, I expect resale prices to get a further boost.”
— Investor-owner, five-bedroom unit, purchased at launch
“The facilities are genuinely resort-level, but 700 units sharing them means you do feel the crowds on weekends. The BBQ pavilions need to be booked weeks in advance, and the Lake Pool gets packed by 10am on Saturdays. During weekdays, though, it’s bliss. We also wish there were a few more dining options within walking distance — the area is quite HDB-centric, which is fine for hawker food but limited for anything else.”
— Owner-occupier, three-bedroom unit, 1.5 years
- EC pricing advantage with grant-eligible entry. As an EC, first-timer buyers can layer the CPF Housing Grant on top of the structural 15-25% discount versus comparable Tampines private condos — the most efficient pathway from HDB to private tenure. Model the combined entry cost via our HDB Grant Calculator.
- Premium 99-year lease runway. Lease dated 2019 means approximately 93 years remaining in 2026 — one of the longest runways in the Tampines EC cluster, comfortably above CPF financing thresholds well into the 2050s.
- Tampines Regional Centre catchment. Direct access to Tampines Mall, Century Square, Tampines 1 and Our Tampines Hub — a sub-regional retail and civic anchor per the SingStat retail catchment data.
- Dual-MRT corridor with CRL upside. Tampines MRT (EWL + DTL interchange) sits roughly 1.2km away, and the future Tampines North CRL station progressively opens from 2030, layering a third line into the catchment.
- Established developer track record. Hoi Hup Realty and Sunway Developments are a proven EC JV partnership with multiple delivered Singapore projects — a known quantity for resale buyers in years 6 to 10.
- Family-school halo. Within 1-2km of Poi Ching School, Angsana Primary, Junyuan Primary and St Hilda’s Primary — the Primary One registration catchment is broad enough to sustain owner-occupier demand. Buyers can stress-test rental absorption versus owner-occupation via our ROI Calculator.
- EC resale restrictions until 2031. Resale between MOP (2026) and full privatisation (2031) is restricted to Singapore Citizens and Permanent Residents only — foreigners cannot buy until year 11. This structurally narrows the resale buyer pool for the first five years post-MOP. Use our Compare tool against fully privatised Tampines condos to size the liquidity gap.
- Tampines EC and private-condo supply pipeline. Tampines North has seen sustained EC and private launches per URA pipeline data — Tenet, Aurelle of Tampines and the broader Treasure at Tampines cluster all compete for the same upgrader pool. New supply at higher absolute PSF can cap resale upside in the medium term.
- OCR yield ceiling. OCR rental yields typically trail RCR and CCR benchmarks; the 700-unit project competes for tenants against a deep HDB rental base in Tampines. Investors should pressure-test gross yield via our ROI Calculator before committing.
- MOP arithmetic for early sellers. Selling at or near MOP (2026) means surrendering the privatisation premium that accrues at year 11 (2031). Owners exiting in years 5-10 typically realise a smaller capital gain than those who hold through full privatisation.
- Refinancing and TDSR sensitivity. EC owners refinancing post-MOP should stress-test using our TDSR Calculator and Refinancing Calculator against a +2% rate shock per current MAS interest-rate guidance.
- Tampines MRT walking distance. At roughly 1.2km from Tampines MRT, the project is a feeder-bus or 15-minute walk away — not the ‘doorstep MRT’ convenience that some upgraders prioritise. The CRL Tampines North station post-2030 partially closes this gap.
Parc Central Residences suits first-timer Singapore Citizen couples and families upgrading from HDB into the EC framework with a 7-10 year horizon — ideally holding through full privatisation in 2031 to capture the privatisation premium. The combined CPF Housing Grant plus structural EC discount makes the entry math efficient — model the gap with our Mortgage Calculator and Stamp Duty Calculator. Investors are structurally excluded during the MOP window and face a restricted resale pool in years 6-10, so the project is poorly suited to yield-led strategies. Upgraders weighing a Tampines EC versus a comparable Tampines private condo should run the full comparison — entry discount, financing terms, resale liquidity window — before deciding. Decoupling couples already holding a private property should note that EC eligibility rules restrict ownership pathways; pressure-test the structure via our Decoupling Calculator and verify with a MAS-licensed advisor.
Parc Central Residences is a structurally strong EC pick for first-timer Singapore Citizen families upgrading from HDB: premium 93-year lease runway, Tampines Regional Centre catchment, Hoi Hup – Sunway delivery track record and the CPF Housing Grant + EC discount layered together. The trade-off is the EC resale clock — restricted to SC and PR buyers until 2031, with the privatisation premium concentrated at year 11. For owner-occupier upgraders holding through 2031 and beyond, the value-per-dollar is compelling. For investors and short-horizon flippers, the EC structure is a poor fit. Run the numbers via our Cash Flow Calculator and Total Cost Calculator, and benchmark against Tenet, Aurelle of Tampines and Treasure at Tampines on the Compare tool before committing.