Parc Mondrian
Overview & Key Facts
Parc Mondrian is a boutique freehold condominium on Woodleigh Close in District 13, completed in 2010 and developed by Bukit Sembawang Estates Ltd — one of Singapore’s oldest SGX-listed property groups, long known for its prestigious landed and Good Class Bungalow (GCB) developments in prime estates such as Sembawang Hills, Luxus Hills, and Nim Collection. The developer’s foray into a 100-unit mid-rise condominium in the Woodleigh corridor was deliberate: Bukit Sembawang acquired a freehold plot in what it correctly anticipated would become a regeneration corridor, bookended by the North-East Line and the Bidadari transformation.
The development’s name evokes the iconic grid paintings of Dutch abstract artist Piet Mondrian — whose signature colourful rectangular compositions have inspired architecture, design, and fashion worldwide. Whether or not the architectural expression of Parc Mondrian fully realises that artistic ambition, the name signals the developer’s intention: a project conceived as an aesthetic statement within a quiet residential enclave, rather than a commodity mass-market block.
At 100 units across a single mid-rise structure, Parc Mondrian occupies a middle ground between boutique and small-scale community. It is large enough to fund a credible amenity set, yet small enough that the pool rarely feels crowded and neighbours tend to recognise one another. The ShiokNest composite score of 64/100 reflects a balanced profile: freehold tenure in a corridor that has appreciated materially since TOP, solid MRT access to two NEL stations, a neighbourhood undergoing structural uplift via the Bidadari Estate redevelopment, and a yield of 2.55% that is standard for freehold RCR stock.
The trailing 12-month average PSF of $1,895 represents a compelling positioning within District 13 when benchmarked against 99-year new launches trading at $1,863–$2,225 psf. For buyers who place a premium on freehold tenure and proximity to two MRT stations simultaneously, Parc Mondrian’s price point relative to newer leasehold peers in the same district is one of its most distinctive selling propositions.
Location & Connectivity
Woodleigh Close is a quiet residential lane tucked between Upper Serangoon Road and the Bidadari Estate, in a stretch of District 13 that has undergone visible transformation over the past decade. The street itself has the character of an older Singapore residential backwater — low vehicle throughput, mature trees, and a mix of landed homes and low-rise condominiums — yet it sits at the geographic midpoint between two North-East Line stations in a way that few Singapore addresses can claim.
Woodleigh MRT (NE11) is approximately 430 metres from Parc Mondrian — a 6-minute walk through a route that largely avoids main roads. Potong Pasir MRT (NE10) is approximately 530 metres in the opposite direction. This means residents are never more than a 7-minute walk from a North-East Line train regardless of which direction they walk out the front gate. The NEL serves Dhoby Ghaut (CCL/NSL/NEL interchange) in approximately 12 minutes and Harbourfront in approximately 25 minutes.
The Bidadari Estate transformation to the immediate north is arguably the most significant neighbourhood catalyst for Parc Mondrian’s medium-term value narrative. The 93-hectare former cemetery site is being redeveloped by HDB into a new HDB estate centred on Alkaff Lake and the Bidadari Heritage Trail, with a large central park, a new town plaza, and an integrated bus interchange and community hub. More than 10,000 new HDB flats have been or are being built in Bidadari, bringing with them new amenities, improved pedestrian connectivity, and the influx of young professional families that has already reshaped the Potong Pasir and Woodleigh corridor’s retail and food scene. HDB’s Bidadari master plan is one of the more ambitious urban transformation exercises currently under way in Singapore’s central region.
For daily errands, the Potong Pasir Town Centre — with its hawker centre, NTUC FairPrice, and a row of shophouses — is accessible in under 10 minutes on foot via Potong Pasir Avenue. The new Bidadari mixed-use cluster along Woodleigh Lane includes a Woodleigh Mall anchored by a FairPrice supermarket, a Kopitiam food court, and a range of service retailers. NEX shopping mall at Serangoon is three NEL stops away. For drivers, the CTE on-ramp at Upper Serangoon Road puts Orchard Road approximately 12 minutes away and the CBD roughly 20 minutes in off-peak conditions.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Bartley Secondary School | secondary | ~1.2 km |
| Red Swastika School | primary | ~1.4 km |
| De La Salle School | primary | ~1.4 km |
| Balestier Hill Primary School | primary | ~1.5 km |
| Bendemeer Secondary School | secondary | ~1.7 km |
| Bendemeer Primary School | primary | ~1.7 km |
Facilities
A 100-unit freehold condominium completed in 2010 carries the facility profile typical of its era and scale: a landscaped pool as the centrepiece, supported by a gymnasium, BBQ pavilions, and communal gathering spaces. Parc Mondrian’s facility set fits this template. The development includes a 50-metre lap pool, a wading pool, a gymnasium, a tennis court, a BBQ area, a function room, a playground, and landscaped gardens throughout the compound. For a 100-unit development, the presence of a tennis court is a notable inclusion — it is an amenity that smaller boutique developments (under 50 units) typically cannot fund, and it speaks to the developer’s intent to position Parc Mondrian above the commodity tier.
The landscaping around the pool areas is mature by now, having had 15 years to establish. This gives Parc Mondrian’s outdoor spaces a sense of settled, shaded calm that newer launches with bare soft-scaping cannot yet replicate. The pool deck and surrounding gardens are the development’s most photographed spaces, and resident reviews consistently cite the green, quiet compound as a primary day-to-day lifestyle benefit.
“After 15 years, the trees around the pool have grown in beautifully. On a weekday morning it genuinely feels like a resort. That is not something you get in a 3-year-old condo.”
— Parc Mondrian resident, owner-occupier since 2012
Unit Sizes & Layout
Parc Mondrian’s 100 units span a mix of 2-bedroom, 3-bedroom, and 4-bedroom configurations, with unit sizes ranging from approximately 1,033 sqft (2BR) to 2,153 sqft (4BR). These are generously proportioned by any measure — particularly the larger configurations, which reflect the pre-2012 era when developers in Singapore still routinely built family-sized private apartments. The average unit at Parc Mondrian is meaningfully larger than the average unit in a 2017–2020 launch at a similar price point, where developers systematically reduced absolute unit sizes to maintain headline PSF competitiveness.
Floor plans from the original marketing materials show practical, rectangular layouts with clearly defined living-dining separation, full-length balconies in most configurations, and master bedrooms sized to accommodate a king bed and walk-in wardrobe comfortably. The 2BR and 3BR configurations are the volume units and dominate the resale and rental turnover. At a median price of $2,000,000 and a 12-month average PSF of $1,895, a typical 3-bedroom transaction falls in the $1.6–2.1 million range depending on floor and facing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,812 | $1,648,167 |
| 3 BR | 6 | $1,759 | $2,086,667 |
| 4 BR | 5 | $1,459 | $2,028,000 |
| 5 BR | 1 | $1,394 | $3,300,000 |
Pricing & Market Position
Based on 18 recorded transactions, sale prices range from $1,439,000 to $3,300,000, averaging $1,991,611 (~$1,895 psf).
Rents range from $2,700 to $8,300 per month across 108 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 34.6% (from $1,383 to $1,861 psf).
Neighbourhood Comparison
District 13 presents an unusually clear competitive landscape because the corridor has attracted a concentration of new 99-year launches in the 2012–2019 window, all within 1.5 km of Parc Mondrian, and all trading at readily comparable PSF levels. The five most relevant benchmarks span the full spectrum from value-oriented to premium-positioned, and all are leasehold — making Parc Mondrian the only significant freehold option in the competitive set.
The Woodleigh Residences (99-year, 2017 TOP, 667 units, $2,225 psf) is the most visible competitor and the one most often cited in the same buyer shortlist as Parc Mondrian. Its larger scale delivers a deeper amenity programme and a bigger community, and its 2017 completion means finishes and unit layouts are modern. The 17% PSF premium over Parc Mondrian on a 99-year lease is the central comparison for buyers deciding between a newer leasehold and an older freehold at comparable absolute quanta.
Park Colonial (99-year, 2017, 805 units, $2,136 psf) sits slightly below The Woodleigh Residences on PSF but offers a resort-grade amenity programme at larger scale. Its Bidadari-adjacent address means it benefits from the same neighbourhood uplift as Parc Mondrian. At $241 psf above Parc Mondrian on a 99-year lease, the tenure-adjusted comparison again favours Parc Mondrian for long-horizon buyers.
Bartley Ridge (99-year, 2012, 868 units, $1,702 psf) is the value anchor of the District 13 competitive set — an older 99-year launch that now trades at a meaningful discount to both Parc Mondrian and the newer launches. For buyers who prioritise scale and facilities over tenure or recency, Bartley Ridge’s $193 psf discount to Parc Mondrian is real, but the 99-year clock started in 2012 and the lease is already meaningfully shorter. The Poiz Residences (99-year, 2014, 731 units, $1,863 psf) and The Tre Ver (99-year, 2018, 729 units, $1,918 psf) occupy the middle band.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC MONDRIAN | Freehold | 2010 | 100 | $1,895 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
ShiokNest Scores
Our proprietary scoring system evaluates PARC MONDRIAN across multiple dimensions.
What Residents Say
Residents of Parc Mondrian consistently describe the development as one of the quieter condominiums in the Woodleigh corridor, citing the low-traffic nature of Woodleigh Close, the mature landscaping, and the small community size as primary lifestyle strengths. The mix of owner-occupiers and long-term tenants gives the development a settled, stable character that newer launches in the vicinity have not yet acquired.
“We have been here since 2013 and have no intention of moving. The two MRT stations — Woodleigh and Potong Pasir both within walking distance — made this address almost impossible to beat in terms of daily commute convenience. My children walk to the NEL independently. That peace of mind is worth more than any fancy clubhouse.”
— Parc Mondrian owner-occupier, SRX community forum, 2024
“Rented here for two years and thoroughly enjoyed it. The pool is never crowded — even on Sundays. The neighbourhood is quiet at night. Woodleigh Mall for groceries is a 10-minute walk. The only thing I wished for was a slightly more modern gym.”
— Parc Mondrian tenant, PropertyGuru review
“Bidadari has changed this area completely. When we bought here the neighbourhood felt a bit forgotten. Now there are new cafes, a decent mall, and the park is really well done. The freehold was the anchor decision, and it has paid off.”
— Parc Mondrian owner, EdgeProp forum comment, 2025
Strengths & Weaknesses
- Freehold tenure — only freehold option among the major District 13 condo comparables
- Two NEL stations within 530m (Woodleigh 430m + Potong Pasir 530m) — dual-station access is rare
- Bidadari neighbourhood uplift — HDB transformation adding amenities, parks, and demand drivers to the corridor
- Generous unit sizes (1,033–2,153 sqft) — meaningfully larger than equivalent newer launches in D13
- PSF ($1,895 FH) trades at discount to nearby 99-year peers (Woodleigh Residences $2,225, Park Colonial $2,136)
- Mature 15-year landscaping — pool and garden areas have an established resort-like quality newer launches lack
- Bukit Sembawang Estates pedigree — SGX-listed developer with multi-decade track record in landed and private residential
- Quiet Woodleigh Close location — low vehicle throughput, residential enclave character despite central positioning
- Solid 70/100 profitability score — appreciating in line with Bidadari-driven corridor uplift since TOP
- Tennis court included — unusual for a 100-unit development, adds amenity breadth above boutique threshold
- 2010 TOP means unit interiors and common area finishes are 15+ years old — renovation may be needed for modern buyers
- Thin transaction volume (~18 sales over 5 years) — price discovery is slow and PSF readings are volatile
- Yield 2.55% — standard for freehold RCR but insufficient for positive carry at current financing costs
- Rental market limited — 107 total rental records; relatively shallow tenant pool at this quantum level
- Investment score 63/100 — solid but not high-octane; better suited to capital appreciation than rental income
- En-bloc probability low (45/100) — 100 units requires 80-household consent; freehold removes lease-decay urgency
- No concierge, no smart home features — lacks the premium finishing touches of 2017–2020 launches at similar price
- Gym may be dated — resident reviews note equipment age as a recurring maintenance concern
Verdict
Parc Mondrian’s investment case rests on three pillars that remain structurally intact in 2026: freehold tenure, exceptional transit access (two NEL stations within 530m), and neighbourhood uplift from the Bidadari transformation. The PSF trend — $1,383 at TOP-era sales in Year 0, rising to $1,861 in Year 4 of the trailing data, with the current 12-month reading at $1,895 — tells a story of steady appreciation with characteristic volatility from a thin transaction base (approximately 18 total recorded sales over 5 years). The 35% appreciation from TOP-era pricing to current levels is broadly consistent with freehold RCR stock in well-located corridors.
The most striking pricing anomaly in District 13 is the relationship between Parc Mondrian and its leasehold neighbours. The Woodleigh Residences (99-year, 2017, 667 units) trades at $2,225 psf — a 17% premium to Parc Mondrian’s $1,895 psf on a depreciating 99-year lease. Park Colonial (99-year, 2017, 805 units) trades at $2,136 psf. The market is ascribing a premium to newer launches over an older freehold — a well-documented pattern in Singapore driven by show flat novelty, launch marketing, and buyer preference for modern unit layouts — but this creates a relative value opportunity for buyers who understand that freehold tenure is the more durable asset quality over a 20–30 year hold.
The profitability score of 70/100 and investment score of 63/100 are solid rather than exceptional. Yield at 2.55% is standard for freehold RCR stock and does not generate meaningful positive carry at current financing costs. The en-bloc score of 45/100 is modest — at 100 units, achieving the 80% consent threshold requires 80 households, a non-trivial coordination task, and the freehold title means owners face no lease-decay urgency. The walkability score of 75/100 reflects a neighbourhood that is genuinely transit-accessible and increasingly well-served by amenities via Bidadari’s build-out, but which still requires a trip out of the Woodleigh Close enclave for major retail.