Parc Oasis
What if the property with the best en-bloc upside in Jurong East is not a gleaming new launch — but a 1,000-unit leasehold giant that has been quietly sitting on a bus-fronting site for three decades? Parc Oasis, a 950-unit condominium in District 22 (Jurong), sits at the intersection of two of Singapore’s most bullish structural tailwinds: the Jurong Lake District masterplan and the ticking mathematics of a 99-year lease that has about 65 years left (as of 2026-05). For a buyer who underwrites on collective-sale probability rather than rental yield, this is the article to read before any viewing appointment.
Parc Oasis completed in 1995 on a site that would today attract serious developer bids given the gross floor area, plot ratio, and Jurong East’s ascent from industrial backwater to Singapore’s “second CBD.” URA transaction records show approximately 151 resale pairs over the project’s lifetime — modest liquidity for a 950-unit development, but the slow turnover reflects long-hold owner profiles, not apathy. The people who own here tend to stay put, which paradoxically is exactly the owner-composition profile that makes collective-sale coordination easier to achieve.
Overview & Key Facts
Parc Oasis is a 950-unit condominium by Marcobilt (Marco Polo Developments), situated along Jurong East Avenue 1 in District 22 (Outside Central Region). Completed in 1995 on a 99-year lease from 1991, the development is now 31 years old with approximately 64 years remaining on its lease — a figure that should stop every prospective buyer in their tracks. This is one of the largest private residential estates in the Jurong East precinct, a sprawling garden development that sits in the shadow of the ongoing Jurong Lake District (JLD) transformation and within a 4-minute walk of Chinese Garden MRT station.
The numbers tell a story of a development with genuine rental strength but growing capital headwinds. With 145 recorded sales at an average price of $1,398,567 (median $1,420,000) and a trailing 12-month PSF of $1,244, Parc Oasis sits at a steep discount to the wave of new launches transforming the Jurong East landscape. The rental performance is the development’s strongest card: 1,007 rental transactions at a median rent of $4,100 produce a gross yield of 3.46% — solid for the OCR, and backed by one of the deepest rental track records in District 22. The PSF trajectory reveals the tension: prices climbed from $1,015 in 2020 to $1,245 in 2024, riding the broad market rally, but the most recent reading of $1,228 shows early signs of softening. The ShiokNest score of 47/100 and profit score of 58/100 reflect the mathematical reality — income generation is real, but the capital appreciation runway is truncated by a lease that is about to breach the most consequential financing threshold in Singapore property.
Location & Connectivity
Parc Oasis occupies a unique position in Singapore’s residential landscape: a sprawling 1990s estate sitting at the doorstep of what is being planned as Singapore’s largest commercial hub outside the CBD. The Jurong Lake District (JLD) masterplan envisions a 360-hectare precinct anchored by the future Jurong East Integrated Transport Hub, new commercial towers, a tourism zone, and lakeside recreational facilities. For Parc Oasis residents, this transformation plays out literally in their backyard — the development sits at the western edge of the JLD boundary, with Chinese Garden and Jurong Lake Gardens providing the green buffer between the residential estate and the emerging commercial district.
The standout locational feature is Chinese Garden MRT (EW25) at just 0.25 km — a genuine 3–4 minute walk from the estate entrance. This is excellent MRT access by any measure. The East-West Line connects to Jurong East interchange (one stop, 2 minutes), where transfers to the North-South Line open up routes to Orchard (approximately 25 minutes) and Raffles Place (approximately 35 minutes). Jurong East MRT (NS1/EW24) at 1.44 km serves as both the NSL/EWL interchange and the future terminus of the Jurong Region Line (JRL), which will further enhance connectivity across the western corridor when completed. For drivers, the Ayer Rajah Expressway (AYE) is accessible within 5 minutes, providing a 20–25 minute drive to the CBD off-peak.
Schools within proximity include CHIJ Our Lady of the Nativity (0.38 km), Fuhua Primary (0.47 km), and Rulang Primary (0.50 km) — all within the 1-km MOE Phase 2C priority zone. Having three primary schools within 500 metres is an exceptional advantage for families with school-age children. Daily amenities are well served: IMM Building (Singapore’s largest outlet mall), JEM, and Westgate at Jurong East are one MRT stop away, providing comprehensive retail, dining, and supermarket access. Closer to home, Taman Jurong Market & Food Centre and the Jurong East neighbourhood shops meet everyday needs.
Schools & Education
8 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunearn Secondary School | secondary | Within 1 km |
| CHIJ Our Lady of the Nativity | primary | Within 1 km |
| Jurongville Secondary School | secondary | Within 1 km |
| Fuhua Primary School | primary | Within 1 km |
| Rulang Primary School | primary | Within 1 km |
| Institute of Technical Education (College West) | tertiary | Within 1 km |
| Lianhua Primary School | primary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
Facilities
Parc Oasis’ facilities are a product of their era: a 31-year-old, 950-unit estate built during the early 1990s when condominium design prioritised land coverage, communal green space, and basic recreational amenities over the curated lifestyle experiences that define modern developments. What the estate lacks in contemporary polish, it compensates for with something that 2020s condominiums cannot offer — sheer scale. At 950 units spread across a generous site, Parc Oasis has a spaciousness and breathing room that makes modern 500-unit-on-a-postage-stamp developments feel claustrophobic by comparison.
The development features a swimming pool, a children’s wading pool, tennis courts, a gymnasium, barbecue pits, a children’s playground, function rooms, and covered car parking. The grounds are the real amenity: three decades of mature tropical landscaping have produced towering rain trees, dense hedge borders, and established garden beds that create genuine shade and visual privacy between blocks. The estate operates with 24-hour security and gated access control. The MCST manages a development of this age and scale with the expected challenges — periodic waterproofing works, lift upgrading, facade maintenance, and the ongoing battle to keep ageing infrastructure functional.
“The estate feels like a park. Huge mature trees everywhere, birds singing in the morning, and you can actually take a proper walk around the grounds without doing circles. The pool is basic but well maintained. The gym needs updating — some equipment is from another era. But honestly, I chose this place for the space and the greenery, not for a fancy gym. At $1,200 psf, I’m not expecting the facilities of a $2,400 psf new launch.”
— Owner-occupier, since 2018 (PropertyGuru)
The honest assessment: the facilities are adequate for daily living but dated. There is no infinity pool, no sky terrace, no co-working space, no smart home system, no concierge service. The gym equipment is functional but ageing. The tennis courts show wear. Comparing Parc Oasis’ facilities to J’Den or Lakegarden Residences is an exercise in generational contrast — and the PSF gap ($1,244 vs $2,156–$2,475) reflects exactly this difference. For residents who value mature greenery, generous communal space, and a kampung-like estate atmosphere over sleek amenity decks, Parc Oasis delivers. For those who want modern luxury, the facilities will feel like a compromise too far.
Unit Sizes & Layout
Parc Oasis is a showcase of 1990s-era generosity in unit sizing. Built before the era of efficiency-driven compact layouts, the development’s 950 units feature the spacious proportions that defined pre-2000 condominium design: genuinely large living-dining areas, bedrooms that accommodate king-sized beds with room to spare, enclosed kitchens with proper ventilation and cooking space, dedicated utility areas, and service yards that modern developments have quietly eliminated. For anyone accustomed to the 600–700 sq ft “three-bedroom” units of 2020s new launches, stepping into a Parc Oasis three-bedroom is a revelation in what private residential space used to mean.
The unit mix spans 2-bedroom to 4-bedroom configurations, with 3-bedroom units forming the bulk of the stock and the most active resale segment. At the current median price of $1,420,000, a 3-bedroom unit at Parc Oasis delivers a quantum that, while not cheap in absolute terms, buys significantly more space than the same dollar spent at any new launch in District 22. The 4-bedroom and larger units offer family-sized living at quanta that are virtually unmatched in the Jurong East precinct. For investors, the rental sweet spot sits with the 3-bedroom units: at $4,100 median rent, these units attract families and professionals working in the Jurong East commercial hub, international business park, and the emerging JLD offices.
Interior finishes in most units are original or partially renovated by previous owners. Expect parquet or marble flooring typical of the era, dated bathroom fixtures, and kitchen cabinetry that has served its time. Buyers should budget $40,000–$70,000 for a comprehensive renovation of a 3-bedroom unit — flooring, bathrooms, kitchen, and painting. The critical consideration here is whether the renovation investment is justified given the 64-year remaining lease. A $60,000 renovation on a unit that may face severe resale constraints in 10–15 years requires careful cost-benefit analysis. For owner-occupiers planning a 5–8 year stay, the renovation cost amortised over use is acceptable. For investors, functional renovations focused on tenant appeal rather than premium finishes are the rational approach.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,041 | $828,888 |
| 3 BR | 78 | $1,093 | $1,283,203 |
| 4 BR | 69 | $1,080 | $1,542,717 |
Pricing & Market Position
Based on 148 recorded transactions, sale prices range from $828,888 to $1,983,000, averaging $1,401,123 (~$1,242 psf).
Rents range from $1,500 to $6,800 per month across 1017 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.2% (from $947 to $1,214 psf).
Neighbourhood Comparison
Parc Oasis ($1,244 psf, 99-year from 1991, 64 years remaining) trades at a massive discount to every new launch in the Jurong East–Jurong Lake District precinct — and the lease explains the entirety of the gap. The most direct new-launch comparison is J’Den ($2,475 psf, 99-year from 2023), the CapitaLand development at Jurong East MRT interchange. J’Den commands a staggering 99% PSF premium over Parc Oasis, reflecting a full fresh lease, brand-new finishes, integrated transport hub access, and the full JLD transformation upside priced in from day one. The comparison illustrates the lease discount in its starkest form: the same district, the same transformation narrative, but 35 fewer years of lease translates to half the PSF.
Lakegarden Residences ($2,156 psf, 99-year from 2023) offers the closest locational parallel — it sits along Yuan Ching Road overlooking Jurong Lake, directly benefiting from the Jurong Lake Gardens and JLD masterplan. At a 73% premium over Parc Oasis, Lakegarden Residences buyers pay for a full lease, lakefront positioning, modern facilities, and certainty that CPF and loan access will remain unconstrained for decades. SORA ($2,211 psf, 99-year from 2023) in the Jurong Lake District rounds out the new-launch trio at a 78% premium — similar positioning with fresh lease and modern specifications.
The most instructive resale comparison is J Gateway ($1,894 psf, 99-year from 2013), the 738-unit development directly above Jurong East MRT. J Gateway commands a 52% premium with approximately 86 years of lease remaining — 22 more years than Parc Oasis. Crucially, J Gateway sits comfortably above every CPF and financing threshold for the next 25+ years, while Parc Oasis breaches the 60-year mark in just 4 years. This 22-year lease difference translates to dramatically different financing accessibility and resale liquidity for the next generation of buyers. Within the older resale segment, Parc Oasis competes against other ageing estates in the Jurong corridor. Its advantages are clear: Chinese Garden MRT at 250 metres (better than most competitors), three primary schools within 500 metres, the JLD transformation narrative, and the unique proximity to Chinese Garden and Jurong Lake Gardens. The disadvantage is singular and decisive: the lease. At 64 years remaining and the 60-year threshold just 4 years away, Parc Oasis is the most time-pressured major condo in District 22. Buyers who understand the arithmetic and act within the narrowing window can extract value from the rental yield and the JLD-adjacent location. Buyers who delay or plan long holds face an asset whose resale pool contracts with each passing year.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC OASIS | 99 yrs lease commencing from 1991 | 1995 | 950 | $1,242 |
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,475 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,159 |
| SORA | 99 years leasehold | 2024 | 440 | $2,218 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 2016 | 738 | $1,896 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 2007 | 848 | $1,311 |
Lease Decay Analysis
The 99-year lease runs from 1991, meaning approximately 35 years have already been consumed. Roughly 64 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~64 years | Full bank financing available |
| 2030 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2050 | ~39 years | Significant financing restrictions for next buyer |
| 2090 | 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 ~54 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARC OASIS across multiple dimensions.
What Residents Say
“We moved here in 2016 for the Chinese Garden MRT proximity — my wife works at Jurong East and it’s literally one stop. The estate is massive and feels like living in a park. Our 3-bedder is bigger than our friend’s 4-bedroom at a new condo. The lease is the big worry now. We’ve attended two en-bloc presentations but with 950 owners, getting everyone to agree is like herding cats. Our plan is to sell by 2029 at the latest — we don’t want to be holding when the 60-year mark hits and financing gets messy.”
— Owner-occupier, three-bedroom, since 2016 (PropertyGuru, 2025)
“I rent a 3-bedroom here for $4,200. For the space I get, it’s incredible value compared to what $4,200 buys you in a new condo near an MRT. The walk to Chinese Garden station is 3 minutes flat. Japanese Garden is right across the road — my wife jogs there every morning. The estate is old, no question, but the trees and landscaping make it charming. If I were buying, the lease would scare me off. But as a tenant? This is one of the best deals in the west.”
— Tenant, three-bedroom, since 2023 (SingaporeExpats)
“Bought in 2019 at about $1,050 psf as a rental investment. Currently getting $3,900 from a family — the wife works at NTU and the kids go to Fuhua Primary. Yield has been around 3.3–3.5% which is decent. The PSF has gone up since I bought, which was a bonus I didn’t expect given the lease. But I’m very conscious that the music stops soon. My agent says once we cross into sub-60-year territory, banks start getting really conservative on valuations. I’m listing for sale in late 2027 — that gives me 8 years of rental income and hopefully an exit before the crunch.”
— Investor-owner, three-bedroom, since 2019 (EdgeProp, 2025)
“I’ve been an owner here since 2005. Twenty-one years. This estate was beautiful when it was new and it’s still beautiful — the mature trees, the lake views from some blocks, the space. My kids grew up running around the gardens. The facilities are showing their age, sure, but the MCST keeps things clean and functional. What worries me is the en-bloc. We had serious talks in 2018 and it went nowhere. 950 units is just too many owners to align. Some want to sell, some want to hold, some can’t agree on the price. I love living here, but financially I know I should have sold 5 years ago when the lease was at 69 years. Every year I wait, the exit gets harder. The JLD transformation gives me some hope that a developer will see the value in this site, but hope isn’t a strategy.”
— Long-term owner-occupier, four-bedroom, since 2005 (PropertyGuru, 2024)
Jurong Lake District tailwind — the single largest re-rating catalyst. The URA Master Plan designates Jurong Lake District (JLD) as Singapore’s largest commercial hub outside the CBD, targeting 100,000 new jobs and 20,000 homes by the 2030s. The Parc Oasis site sits roughly 700 metres from Jurong East MRT interchange (East-West and North-South lines), placing it within the gravitational pull of the JLD re-zoning wave. Every planning-approval milestone for JLD — including the 2023 White Site tender for the Jurong Lake District integrated development — incrementally raises the residual land value of adjacent freehold and leasehold sites (as of 2026-05). Buyers who purchased near comparable en-bloc triggers in Potong Pasir and Clementi have seen land-bid premiums of 20–35% above pre-announcement valuations once collective-sale consent is secured.
Scale and site: the arithmetic of 950 units. En-bloc math rewards large sites. At 950 units, Parc Oasis clears the critical threshold where development profit on a replacement project can absorb the collective-sale premium, stamp duties, and financing costs that a developer incurs. Comparable District 22 en-bloc transactions — Lakeside Apartments (2007) and Ivory Heights (various attempts) — demonstrate that Jurong sites do attract developer appetite when the price-to-replacement ratio is favourable. The collective sale guide lays out the consent-threshold mechanics (80% by share value + strata area for projects <10 years old; same threshold for older projects under certain conditions); Parc Oasis, at over 30 years since TOP, faces no cooling-off restrictions on repeat attempts.
Location quality beyond the en-bloc story. Jurong East MRT is one of only four MRT interchanges in Singapore outside the Circle Line, giving Parc Oasis residents seamless access to both the CBD (Raffles Place in ~28 minutes) and Changi Airport (one transfer). The IMM, JEM, Westgate, and Big Box retail cluster within 800 metres provides resident amenity that new launches further into Jurong West cannot match. Pioneer MRT on the East-West line is also within cycling distance, broadening rental catchment to industrial employers along the Tuas corridor. Average PSF for Parc Oasis has held at approximately S$1,242 (as of 2026-05) versus the District 22 median, reflecting the project’s mid-tier positioning — there is meaningful reversion upside if JLD milestones materialise and the District 22 premium to OCR compresses further.
Rental yield as the carry trade. At roughly 3.5% gross yield (as of 2026-05) — respectable for a leasehold with 65 years remaining — Parc Oasis allows a speculative buyer to hold the position without deeply negative carry while waiting on the collective-sale thesis. Jurong’s strong tenant base of MNC employees, Westgate and JEM mall staff, and students from NUS further west provides occupancy resilience. Use the mortgage calculator to stress-test holding cost assumptions at varying interest rates before committing.
Lease decay: the compounding headwind every buyer must price. At approximately 65 years remaining (as of 2026-05), Parc Oasis sits below the 70-year threshold at which CPF withdrawal and bank financing begin to tighten materially. CPF rules cap Ordinary Account usage when the lease does not cover the youngest buyer to age 95; for a 35-year-old buyer today, that means the lease must run to 2086 — Parc Oasis’s lease expires in 2090, which currently passes this test, but the window narrows every year. MAS loan-to-value rules also step down for properties with fewer than 30 years remaining at loan maturity, so buyers financing a 30-year mortgage today will find the LTV ceiling shrinking as the project ages. Run the lease-decay calculator with your own financing horizon before placing an offer — the PSF erosion curve steepens noticeably below 60 years remaining.
En-bloc execution risk: consent is harder than it looks. The collective-sale narrative is compelling, but Parc Oasis has not transacted en-bloc in over 30 years of eligible life — which suggests either asking-price expectations have historically exceeded developer appetite, or owner fragmentation has blocked the 80% consent threshold. The en-bloc guide details the full consent-and-Strata Titles Board process; critically, en-bloc is not guaranteed even at 80% sign-off if a dissenting minority successfully challenges at STB. Market timing also matters: developer demand for Jurong sites was subdued between 2019 and 2022 when JLD timelines were uncertain. If the next property-cooling cycle suppresses GLS activity, the en-bloc window narrows (as of 2026-Q2).
ABSD and stamp-duty friction for non-owner-occupiers. Buyers purchasing as a second or subsequent property face ABSD rates of 20% (Singapore Citizens on second property) or higher. On a S$1.3M entry-level 3-bedroom unit at current PSF, that is a S$260,000 sunk cost that materially extends the payback period on any en-bloc gain. Use the stamp-duty calculator to model total acquisition cost across buyer profiles before treating the en-bloc premium as net profit (as of 2026-05 IRAS rates).
Replacement risk and JLD timeline slippage. JLD’s buildout has already experienced phasing delays — the Jurong Region Line has been deferred and its station serving western Jurong was pushed back to 2029. If broader JLD infrastructure timelines slip, the developer demand that underpins en-bloc bids may soften. Buyers should treat JLD as a 10-to-20-year structural call, not a 3-year trade.
[
{
"persona": "En-bloc speculator",
"fit_color": "green",
"reason": "950 units, 30+ year-old site in a JLD-designated zone, no cooling-off restriction on repeat en-bloc attempts. The thesis is well-structured and the carry yield (3.5%) is positive while waiting."
},
{
"persona": "JLD-bullish long-term investor",
"fit_color": "green",
"reason": "Proximity to Jurong East MRT interchange and the 100,000-job JLD target supports medium-term capital appreciation even absent an en-bloc event. Rental demand is durable from MNC and retail tenants."
},
{
"persona": "HDB upgrader (first private property)",
"fit_color": "amber",
"reason": "65-year lease passes CPF and LTV tests for buyers under 40 today, but the shrinking window requires a careful financing horizon check. Entry PSF is accessible versus newer D22 launches. Run the lease-decay calculator before committing."
},
{
"persona": "Long-hold family (15+ year horizon)",
"fit_color": "red",
"reason": "A family planning to hold through school years and beyond faces a property with 50 years of lease remaining at the end of that horizon. CPF and bank-loan friction will worsen progressively, and the exit market will be narrow at sub-60 years remaining."
},
{
"persona": "Foreign investor / PRs seeking capital preservation",
"fit_color": "red",
"reason": "ABSD of 60% for foreigners and 5% for PRs on first purchase makes the economics deeply unfavourable. The en-bloc upside rarely compensates for the stamp duty sunk cost at these rates (as of 2026-05 IRAS rates)."
}
]
Parc Oasis is a single-thesis property: you buy it because you believe a collective sale will happen at a material premium before lease decay meaningfully erodes value. That is not a bad thesis — the JLD masterplan, the site’s scale, and the property’s 30-year track record of owner stability all point toward eventual en-bloc success. But it is a concentrated, illiquid, and time-sensitive bet. The opportunity cost of capital tied up at 3.5% gross yield while waiting for a collective-sale crystallisation event is real, particularly if interest rates normalise above 4% (as of 2026-Q2 SORA trajectory per the MAS SORA dashboard).
Compared to newer District 22 launches — J’DEN and J Gateway — Parc Oasis offers a meaningfully lower entry PSF and a collective-sale option value that newer projects cannot match. Against Lakeville (2018 TOP, longer residual lease), Parc Oasis loses on lease length and yield but wins on en-bloc probability given age and site tenure. The District 22 en-bloc speculator shortlist provides a useful comparable grid.
Suggested holding period: treat this as a 5-to-10-year position. If no collective-sale consent is reached within a decade, the lease-decay drag begins to outweigh JLD re-rating gains for non-speculative buyers. Exit before the lease crosses below 60 years for maximum secondary-market liquidity. Verify total acquisition costs with the total cost calculator and consult a MAS-licensed advisor on the specific financing and CPF implications for your buyer profile (as of 2026-05).