Parc Mackenzie
Overview & Key Facts
Parc Mackenzie is a rare freehold boutique condominium tucked along Mackenzie Road at the southern fringe of Little India, in District 9’s Core Central Region. Completed in 2009 by Yanlord Development Pte Ltd — the Singapore-listed arm of China’s Yanlord Land Group, a developer associated with premium finishings and quality construction — the project rises as a single residential block with just 42 apartments. At that scale, it sits firmly in the boutique tier: small enough that residents know each other, large enough to sustain a pool, gym, and 24-hour concierge, and priced to reflect its permanent land title in the CCR.
The land area is approximately 1,657 sqm with a gross floor area of roughly 3,474 sqm — a compact footprint that explains both the intimate community feel and the limited on-site amenity count. What Parc Mackenzie trades in facilities scale it more than compensates for in location: Little India MRT sits approximately 160 metres from the lobby, a genuinely walkable distance that connects residents to both the North East Line (NE7) and the Downtown Line interchange in under four minutes.
EdgeProp transaction records show the development trading at an average of around S$1,971 psf over recent months, with a median unit price near S$1,782,000. Freehold tenure and the enduring appeal of CCR addresses with genuine MRT walkability underpin durable demand from both owner-occupiers and investors — particularly from international buyers, expat tenants, and city-living professionals for whom Orchard Road and the CBD are a short commute rather than an aspiration.
Location & Connectivity
Mackenzie Road sits in a quiet residential pocket that feels detached from the sensory intensity of Serangoon Road and Tekka Lane just two blocks east. The street is predominantly low-rise, flanked by a handful of boutique condominiums (Mackenzie 138, Mackenzie 88, Mackenzie Regency) and a scattering of shophouses — an enclave that retains a neighbourhood texture unusual this close to the city core. Residents often describe it as “behind the Istana,” which captures both the literal proximity to the Presidential grounds and the sense of calm that proximity delivers: restricted development, tree cover, and minimal through-traffic.
For transit users, the arithmetic is exceptional. Little India MRT (NE7 / DT12) is roughly 160 metres from the lobby — a two-minute, sheltered walk. From there, residents reach Dhoby Ghaut in two stops, Orchard in three, and Raffles Place in four, with no transfers needed on the Downtown Line. Rochor MRT (DT13) is a further 610 metres away, and both Jalan Besar MRT (DT22) and Dhoby Ghaut Interchange are under 900 metres — giving residents four distinct MRT options within a short walk, an exceptional connectivity density even by CCR standards.
Daily errands are almost entirely walkable. Tekka Market and Food Centre — one of Singapore’s most celebrated wet markets and hawker centres — is 300 metres away. Tekka Mall (formerly The Verge) offers a FairPrice supermarket and food court. City Square Mall with a FairPrice Finest and cinema is roughly 600 metres by foot along Serangoon Road. Stacked Homes consistently ranks Little India among Singapore’s best-value CCR living corridors precisely because this density of daily-use infrastructure is available within a 700-metre radius at rents and prices well below River Valley or Tanjong Pagar.
Drivers enjoy quick access to the Central Expressway (CTE) and Pan-Island Expressway (PIE) via Newton and Kampong Java Road, with Orchard Road reachable in around seven minutes. The future Cross Island Line (CRL) interchange at Jurong Lake District will enhance long-term network connectivity, though this is a 2030s horizon consideration. A note for buyers: despite the Istana buffer, Serangoon Road can generate weekend and festival noise during Deepavali and Thaipusam — units facing south or west are generally quieter.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| LASALLE College of the Arts | tertiary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.0 km |
| Singapore Management University | tertiary | ~1.1 km |
| School of the Arts | jc | ~1.2 km |
| Farrer Park Primary School | primary | ~1.2 km |
Facilities
Parc Mackenzie’s facilities are appropriately scaled for a 42-unit boutique development: a swimming pool, a well-maintained gym, a BBQ pit, a function room, covered car parking, and round-the-clock security. There is no tennis court, no lap pool, no sky garden — this is not a resort-lifestyle development, and buyers should frame it accordingly. The maintenance levy reflects the compact footprint, which tends to mean lower monthly fees versus comparably-priced CCR mega-developments with three pools and a gymnasium suite.
Resident feedback across SingaporeExpats.com reviews consistently rates building management positively — the small community size makes upkeep more tractable, and Yanlord’s construction quality has aged well relative to the 2009 vintage. Security is personal and attentive in a way that larger developments rarely achieve.
“A well-maintained, friendly condo building with not too many units. Good mix of expats and locals, families and professionals. Strongly recommended.”
— Resident review via SingaporeExpats.com, 2014
The honest trade-off: residents who want a pool deck with sun loungers, a tennis court for weekend exercise, or a co-working pavilion will find Parc Mackenzie’s amenity set undersized. The counterargument is that the neighbourhood itself functions as an extended amenity layer — Tekka Market for hawker meals, Prinsep Street for evening F&B, and the Fort Canning Park corridor for weekend walks — all within a kilometre. For CCR owner-occupiers and expat tenants who live in the city and use the city, this is a perfectly adequate trade.
Unit Sizes & Layout
Parc Mackenzie’s 42 units span a mix of 2-bedroom and 3-bedroom configurations, with unit sizes that reflect mid-2000s CCR norms: 2-bedroom units are typically in the 850–950 sqft range, meaningfully larger than today’s new-launch equivalents at similar price points. PropertyGuru listings confirm floor areas of around 904 sqft for 2-bedroom units — a figure that compares favourably against 2020s CCR new launches where 2-bedroom units regularly compress to 650–750 sqft. For buyers migrating from HDB or from older resale stock, the usable floorplate is genuinely comfortable.
Yanlord’s finishing specification at the time of development — marble flooring, quality fixtures, and high-ceilinged living areas — was above segment average for 2009 boutique condos. However, units that have not been renovated since TOP will feel dated in bathrooms and kitchens by 2026 standards; allow S$40–70k for a mid-range refresh in an unrenovated unit. The single-block footprint means no intra-development stack differentiation on view, though higher floors enjoy better sightlines over the low-rise Mackenzie Road streetscape and toward the Istana greenery to the south.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,553 | $1,389,400 |
| 3 BR | 5 | $1,574 | $2,028,000 |
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $1,180,000 to $2,250,000, averaging $1,708,700 (~$1,971 psf).
Rents range from $2,600 to $5,200 per month across 68 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 27.6% (from $1,433 to $1,828 psf).
Neighbourhood Comparison
Within District 9, Parc Mackenzie occupies a distinct valuation niche. The clearest freehold comparator, The Avenir, trades at approximately S$3,190 psf — a 62% premium over Parc Mackenzie — justified by its larger unit sizes, resort-scale facilities, and the more established Robertson Quay address. The Continuum in nearby D15 is freehold at roughly S$2,790 psf, again reflecting better facilities and a larger development scale. Against these, Parc Mackenzie’s S$1,971 psf looks like a genuine freehold discount for buyers who don’t need those extras.
On the 99-year leasehold side, Irwell Hill Residences (S$2,726 psf, 99-year) and Kopar at Newton (S$2,512 psf, 99-year) illustrate how sharply new-launch CCR leasehold benchmarks have moved: a buyer choosing Parc Mackenzie gets freehold tenure at a PSF below new-generation 99-year peers. The trade-off is age (2009 vs 2022–2024 completion), smaller facilities, and lower absolute liquidity given the 42-unit pool. For investors, the honest comparison is: older freehold boutique at S$1,971 psf with 2.83% yield, versus newer leasehold at S$2,500–S$3,200 psf with similar or slightly lower yields. The holding-period calculus strongly favours freehold for horizons beyond 15 years.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC MACKENZIE | Freehold | 2009 | 42 | $1,971 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,726 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,134 |
| RIVER MODERN | 99 years leasehold | — | — | $3,234 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates PARC MACKENZIE across multiple dimensions.
What Residents Say
“Superb location near MRT, good amenities and major shopping areas at affordable price. The design is beautiful with exquisite exterior and well-furnished interiors.”
— Resident review via SingaporeExpats.com, 2013
“Very central location. Walk to MRT. A very quiet area for a person to stay in — the Istana grounds nearby keep the street calm and tree-lined.”
— Resident review via SingaporeExpats.com, 2013
“It’s a small development so you get to know your neighbours. Management is responsive, the pool is well maintained, and the building has held up well over the years. Little India on the doorstep isn’t for everyone, but if you enjoy food culture and walkability, it’s fantastic.”
— Resident review via EdgeProp
The pattern across review platforms is consistent: residents value the walkability to MRT and hawker options, the tight-knit boutique community, and Yanlord’s construction quality. Reported friction points centre on the Little India weekend ambience — festival crowds, noise during Deepavali — and the modestly equipped facilities relative to newer CCR peers. Neither is a surprise for buyers who have visited before committing.
Strengths & Weaknesses
- Freehold tenure in District 9 CCR — permanent land title, no lease decay
- Little India MRT (NE7/DT12) approximately 160m away — under 4-minute walk
- Four MRT stations within 900m (Little India, Rochor, Jalan Besar, Dhoby Ghaut)
- Boutique 42-unit community — attentive management, strong resident cohesion
- PSF at ~$1,971 is well below freehold CCR peers (The Avenir $3,190 psf)
- Genuine freehold discount vs new-launch CCR leasehold (River Green $3,134 psf)
- Tekka Market & Food Centre within 300m — exceptional daily hawker access
- Yanlord construction quality — building well-maintained 16+ years after TOP
- Low-rise, quiet Mackenzie Road streetscape; Istana grounds nearby
- 2-bedroom units ~850–950 sqft — larger than new-launch CCR equivalents
- Compact land plot (1,657 sqm / 42 units) — credible future en-bloc candidate
- Small facilities footprint — pool and gym only; no tennis court or resort amenities
- Gross yield ~2.83% — modest return reflecting freehold CCR premium in price
- Limited liquidity — only 10 recorded sales; thin resale volume for exit flexibility
- Little India weekend festival noise (Deepavali, Thaipusam) affects lower/east-facing units
- Interior specifications dated in un-renovated units — budget $40–70k for refresh
- City Square Mall and major retail require a short walk; no immediate large mall below
- Low unit count limits price discovery — valuation outliers possible in thin market
- CCR IRAS ABSD ratesABSD exposure for foreigners and second-property buyers is significant
Verdict
Parc Mackenzie is a niche proposition that rewards buyers with a clear brief. For freehold CCR purchasers who want permanent tenure, genuine MRT walkability (160m to Little India), and the security of a boutique community at a significant PSF discount to Orchard Road or Robertson Quay, this is a compelling and often overlooked option. At approximately S$1,971 psf, it sits well below nearby freehold competitors like The Avenir (S$3,190 psf) and considerably below the new-generation 99-year leasehold launches in the district (River Green at S$3,134 psf, River Modern at S$3,234 psf). The freehold premium here is genuinely significant — buyers acquire permanence at a price per sqft that is less than two-thirds of the new-launch CCR benchmark.
The case weakens for buyers prioritising facilities, prestige address branding, or strong capital appreciation from a low base. Parc Mackenzie’s PSF growth has been steady but unspectacular — from around S$1,433 psf to S$1,971 psf over the observed data window, reflecting the quiet, durable demand of its niche rather than speculative upside. The 2.83% gross yield is modest by Singapore standards, reflecting the freehold premium baked into purchase prices; investors seeking 3.5%+ yields will find better returns in non-CCR assets.
The ideal holding horizon is long. Freehold land in District 9, 160 metres from an MRT interchange, occupying a land plot small enough to be compelling as a future en-bloc candidate (42 units on 1,657 sqm) — this is a capital preservation and multigenerational wealth story, not a yield play or short-term flip. Buyers who understand this dynamic and are comfortable with the Little India cultural context (noise, festivals, foot traffic on weekends) will find Parc Mackenzie one of the better-value freehold addresses in the CCR.