Parc Stevens
Overview & Key Facts
Parc Stevens sits along Stevens Drive in District 10 — a quiet, leafy spur off Stevens Road that puts residents inside one of Singapore’s most coveted prime postcodes. Completed in 2000 by a joint venture between Ayala International Properties, Hong Kong Land Properties, and Kuo Properties, the development is a freehold boutique of just 48 units spread across a low-rise envelope — the antithesis of the mega-condos that dominate today’s launches.
Its appeal is built on three structural advantages that have only sharpened with time: freehold tenure, an address inside the District 10 elite-school belt, and a four-minute walk to Stevens MRT, which became a Downtown Line/Thomson-East Coast Line interchange in 2022. Buyers here are typically owner-occupier families locked in on the school catchment, multi-generational households trading down from a Good Class Bungalow, or expat tenants on premium housing budgets who want Orchard within ten minutes.
This is not a yield play. With average transacted prices of S$5.7 million and an average PSF of S$2,482 over the trailing 12 months, gross yields sit around 1.69% — well below what a comparable RCR or OCR asset would deliver. What buyers are paying for is freehold land in D10, a rare-trade boutique with only 8 sales in the past year, and a private-club density that 600-unit launches a kilometre away simply cannot replicate.
Location & Connectivity
Parc Stevens’ locational thesis rests on one infrastructure event: the 2022 opening of Stevens MRT as a Downtown Line/Thomson-East Coast Line interchange. Pre-2022, the address was a leafy but car-dependent enclave. Today, the station is a genuine 410m walk — roughly 5 minutes — and it connects residents directly to the CBD via the DTL (Bayfront, Downtown, Promenade) and to Orchard, Marina Bay, and Woodlands via the TEL. Stacked Homes’ Stevens Road analysis identifies this dual-line interchange status as the single largest catalyst behind the area’s post-pandemic re-rating.
For drivers, the picture is just as strong. Orchard Road is a 5-minute drive via Stevens or Scotts Road; the CBD is reachable in about 12 minutes via the CTE; Botanic Gardens and Holland Village are both under 10 minutes. Expressway access via the PIE and CTE is direct and uncongested compared to peer addresses in Bukit Timah. PropertyGuru’s connectivity analysis notes that the Stevens corridor avoids the bottleneck congestion that plagues addresses further north along Bukit Timah Road during morning peak.
Daily amenities lean on the Newton/Orchard/Tanglin triangle rather than a captive neighbourhood node. Newton Food Centre is a 6-minute drive and one of the most enduring hawker institutions in central Singapore. Tanglin Mall, Forum, and the Far East Plaza/Scotts Square cluster are 4–7 minutes by car. For supermarket runs, Cold Storage at Cluny Court (within Botanic Gardens) and the FairPrice Finest at United Square are the default options. The trade-off is honest: Parc Stevens has no walkable hawker centre or wet market in the heartland sense — residents are paying a premium to live among embassies and bungalows, and that comes with the absence of HDB-style retail at the doorstep.
One asset that does not appear on most listing pages: the Singapore Botanic Gardens UNESCO heritage site is a 12-minute walk or 4-minute drive away — effectively a 74-hectare back garden for residents who run, cycle, or take small children out for the morning.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Methodist Girls' School (Primary) | primary | ~1.1 km |
| Methodist Girls' School | secondary | ~1.1 km |
Facilities
Parc Stevens is unapologetically a boutique — with only 48 units across a low-rise footprint, the facilities deck is deliberately modest rather than resort-scale. The development offers a swimming pool, jacuzzi, gymnasium, BBQ pavilion, function room, and 24-hour security with a well-staffed concierge. There is no tennis court, no badminton dome, no spa pavilion or onsen — and that is by design. Residents at this price point are typically members of Tanglin Club, the British Club, or one of the Orchard-area sports clubs, and have explicitly traded amenity breadth for low density and freehold land tenure.
“You don’t buy a 48-unit freehold for the gym. You buy it because you can swim in the pool at 7am and there’s nobody else there. That’s the value — the quietness, not the facilities list.”
— Long-term owner via EdgeProp resident comments
The facilities that exist are well maintained, with maintenance fees in the typical S$650–S$900 monthly range depending on unit size — meaningfully higher per-unit than mega-condos because the fixed costs of security, landscaping, and pool upkeep are spread across just 48 households. PropertyGuru reviews consistently flag the small-community feel as a positive: residents know their neighbours, the lift lobbies are not crowded, and pool/gym booking pressure is essentially nil. Buyers expecting a Treasure-at-Tampines amenity sheet will be disappointed; buyers prioritising peace, privacy, and freehold land are typically very satisfied.
Unit Sizes & Layout
Floor plates at Parc Stevens are generously proportioned by 2026 standards. The mix is dominated by 3- and 4-bedroom configurations in the 1,800–2,400 sqft range, with a small number of larger penthouses pushing past 3,000 sqft. By comparison, contemporary 3-bedroom launches in the same district routinely come in at 950–1,200 sqft. For families relocating from a landed property or trading down from a GCB, the floor area is one of the few things in private condo land that does not feel like a step backward. Stacked Homes’ review of older Stevens-area boutiques notes that the practical liveability of these 1990s/early-2000s freeholds is what keeps owners holding rather than selling.
Stack orientation matters more here than the small unit count suggests. Units facing the internal courtyard and pool enjoy maximum quiet and good morning light. Units facing Stevens Drive itself receive some low-volume road noise but compensate with unobstructed low-rise views over the surrounding GCB and Class 1 bungalow plots — views that are protected by URA’s landed zoning and unlikely to disappear. Higher-floor units enjoy partial views toward Bukit Timah Hill on clear days. Layouts are practical rather than fashionable: rectangular living/dining configurations, dedicated yards, helper’s quarters, and full-sized kitchens that older HDB-upgrader buyers will recognise instantly.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $2,440 | $4,201,500 |
| 5 BR | 6 | $2,214 | $6,221,667 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $4,128,000 to $7,850,000, averaging $5,716,625 (~$2,482 psf).
Rents range from $5,000 to $21,300 per month across 46 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 28% (from $1,991 to $2,548 psf).
Neighbourhood Comparison
Within District 10, Parc Stevens competes against three distinct profiles. Skye at Holland (S$2,945 psf, 99-year from 2024) and Fourth Avenue Residences (S$2,465 psf, 99-year from 2018) offer fresher leases and modern finishings, but at a freehold-equivalent premium of 18–25% once you account for lease decay over a 20-year horizon. Leedon Green (S$2,784 psf, freehold) and Hyll on Holland (S$2,648 psf, freehold) are the closest tenure-equivalent comparables — newer, larger, with substantially better amenity decks — but priced 7–12% higher per square foot and located further from the Stevens MRT interchange. D’Leedon (S$1,855 psf, 99-year from 2010, 1,703 units) is a different proposition entirely: meaningfully cheaper psf, full mega-condo amenity, but with 1,700+ neighbours and a leasehold clock now ticking.
The clean way to think about it: if you want freehold + Stevens MRT + ACS/SCGS/Nanyang catchment in a low-density envelope, the realistic universe is Parc Stevens, a handful of nearby Stevens Road boutiques (Cuscaden, Sloane, etc.), and the older Bukit Timah Road landed-equivalents. Within that narrow universe, Parc Stevens’ combination of a 410m MRT walk, the post-2022 interchange catalyst, and the boutique-but-not-tiny 48-unit count makes it one of the more practically liveable freehold options — with the obvious caveat that you are buying a 26-year-old building and will almost certainly need to renovate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC STEVENS | Freehold | 2000 | 48 | $2,482 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates PARC STEVENS across multiple dimensions.
What Residents Say
“Quiet, leafy, and you can walk to Stevens MRT in five minutes. The neighbours are mostly long-stay families and a handful of expats — no Airbnb churn, no constant turnover. Worth every cent for the peace.”
— Owner-occupier review via EdgeProp, 2024
“Bought for the school catchment — both kids got into ACS Primary on the 1km priority. The unit is large by today’s standards but the kitchen and bathrooms are 2000-vintage. Renovation cost us S$140k. Would still do it again.”
— Resident review via PropertyGuru, 2023
“Facilities are basic — pool, gym, BBQ. If you want a tennis court and onsen, this isn’t it. But the pool is empty most mornings, the security knows you, and the lift never has a queue. Trade-off was clear when we bought.”
— Resident review via 99.co
The pattern across review platforms is consistent: residents value the quietness, freehold tenure, school catchment, and post-2022 MRT interchange far more than they care about the dated finishings or modest amenity sheet. The most common point of friction is maintenance fees relative to facilities — a structural feature of any 48-unit development that buyers should price in upfront. Singapore Expats community sentiment is broadly positive, with the development frequently mentioned as a “known-good” option for expat families on Tanglin Club / Orchard-area corporate housing budgets.
Strengths & Weaknesses
- Freehold tenure in District 10 — no lease decay, multi-generational hold-friendly
- Stevens MRT interchange (Downtown Line + Thomson-East Coast Line) only 410m away
- Inside 1km priority catchment for ACS Primary, Nanyang, SCGS, and MGS
- Low-density boutique — only 48 units, near-zero pool/gym/lift queueing
- Generously sized units (1,800–2,400 sqft for 3–4 bedroom layouts)
- Quiet cul-de-sac off Stevens Road — no through-traffic noise
- 12-minute walk to Singapore Botanic Gardens UNESCO heritage site
- 5-minute drive to Orchard Road, 12 minutes to CBD via CTE
- Meaningful PSF discount (~16%) vs nearby Skye at Holland and Leedon Green
- ISS International School (Preston & Paterson) within 800m for expat families
- Low gross yield (~1.69%) — not suitable as a cash-flow investment
- Dated 2000-vintage interior finishings — budget S$80k–S$200k for renovation
- Boutique amenity sheet — no tennis court, badminton dome, spa, or onsen
- High per-unit maintenance fees (S$650–S$900/mo) due to small resident base
- Limited liquidity — only 8 transactions in trailing 12 months across 48 units
- Entry price ~S$5–6M places it firmly in luxury bracket with full IRAS ABSD ratesABSD exposure
- No walkable hawker centre or wet market — heartland-style retail not in catchment
- Smaller unit register means narrow buyer pool when exiting
Verdict
Parc Stevens is a textbook case of a freehold D10 boutique whose value lives in three things you cannot buy elsewhere: freehold land tenure in a city where 99-year leases are now the default, scarcity (8 transactions in the trailing 12 months out of 48 units — trades only happen when an owner genuinely wants out), and an address inside the elite-school belt with Stevens MRT now a Downtown/Thomson Line interchange. At ~S$2,480 psf, you are paying a meaningful discount to fresh launches like Skye at Holland (S$2,945 psf) or Leedon Green (S$2,784 psf), with the obvious trade-off being the 26-year-old finishings.
The honest counterargument is that this is decisively not a yield asset. A 1.69% gross yield will not impress any cash-flow investor; the ABSD bill on the entry price will sting; and small-unit-count developments are inherently less liquid than mega-condos when you do want to exit. If you are running a 5-year flip, this is the wrong building. If you are running a 15–20 year buy-and-hold with multi-generational succession in mind, the freehold land tenure resets the math entirely — there is no lease decay penalty waiting at year 60, and the Stevens MRT interchange is still in early-cycle re-rating.
The buyers who do best here are owner-occupiers with a P1 ballot pinned to ACS Primary, SCGS, Nanyang, or MGS — the address ranks them inside the 1km priority bracket for all four. Second-best are landlords willing to accept a 1.5–2% gross yield in exchange for a near-zero vacancy expat tenant pool from the Tanglin/Orchard corporate housing market. The buyers who should look elsewhere are anyone optimising for cash-on-cash return, anyone needing facility breadth for an active family of teenagers, and anyone uncomfortable with the boutique illiquidity that comes with a 48-unit register.