Parc Vista
Overview & Key Facts
Parc Vista is a 638-unit condominium on Corporation Road in District 22, developed as a joint venture between Far East Organization and CapitaLand (then Pidemco Land). Completed in 2000, it sits in the heart of the Jurong Lake District — a neighbourhood that has evolved dramatically since the development first broke ground and continues to transform under the government’s long-term masterplan.
The development holds a 99-year lease commencing in 1995, which means approximately 68 years remain as of 2026. This is a critical consideration that shapes every aspect of the investment thesis. In roughly eight years, the lease will cross below the 60-year mark — a threshold that significantly restricts CPF usage and bank loan tenures for future buyers. We discuss this in detail below.
That said, the Far East–CapitaLand pedigree shows in the build quality and generous site planning. At an average transacted price of S$1,154 psf, Parc Vista is among the most affordable private condominiums in the Jurong Lake area — a pricing point that reflects the lease position but also creates genuine value for own-stay buyers with the right time horizon.
Location & Connectivity
Parc Vista’s standout locational asset is Lakeside MRT, just 280 metres from the development. That translates to roughly a 3–4 minute walk — genuine door-to-platform MRT access that many newer, more expensive condominiums in the area cannot match. Lakeside sits on the East-West Line, providing direct connectivity to Jurong East interchange (one stop), Raffles Place, and Changi Airport without transfers.
For drivers, the Ayer Rajah Expressway (AYE) is accessible within minutes, connecting to the CBD in approximately 20 minutes during off-peak. The Pan Island Expressway (PIE) is also nearby via Jurong Town Hall Road. Jurong East MRT interchange — one stop away — connects to the North-South Line.
Everyday amenities are well covered. Jurong Point (one of the largest suburban malls in Singapore), JEM, Westgate, and IMM are all accessible within one or two MRT stops at Jurong East and Boon Lay. The upcoming Jurong Lake District transformation — designated by URA as Singapore’s largest mixed-use business district outside the CBD — promises to reshape the entire area with new commercial, leisure, and residential developments over the next decade.
Jurong Lake Gardens, a 90-hectare national gardens project, is within walking distance and provides extensive green space, playgrounds, and waterfront trails. For families, this is a genuine daily-use recreational asset comparable to the best park connectors elsewhere in Singapore.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| West Grove Primary School | primary | Within 1 km |
| Palm View Primary School | primary | Within 1 km |
| Shuqun Primary School | primary | Within 1 km |
| Boon Lay Garden Primary School | primary | Within 1 km |
| Assumption English School | secondary | Within 1 km |
| Lakeside Primary School | primary | Within 1 km |
| Corporation Primary School | primary | Within 1 km |
| Jurong West Secondary School | secondary | ~1.0 km |
Facilities
For a development completed in 2000, Parc Vista’s facilities are functional but unremarkable by contemporary standards. The development provides a swimming pool, children’s pool, tennis court, gymnasium, BBQ pits, playground, and a clubhouse. The landscaping is mature, with well-established trees and greenery that give the grounds a settled, leafy character that newer developments take years to achieve.
The site layout benefits from the era’s more generous plot ratios. Common areas are spacious, and the distance between blocks provides adequate privacy and natural ventilation. The pool area is reasonably sized for 638 units and does not feel as overcrowded as pools in newer mega-developments.
However, residents should set expectations appropriately. This is not a resort-style development with themed zones or Instagram-worthy infinity edges. The facilities serve their purpose well for daily use — families will find the pool and playground adequate, and the tennis court is a useful addition — but buyers accustomed to the amenity arms race of post-2015 condominiums will find the offering modest.
Maintenance has generally been kept to a reasonable standard given the development’s age. The Far East–CapitaLand build quality means the structural bones are solid, though some common areas show their 26 years of wear.
Unit Sizes & Layout
Parc Vista’s unit layouts reflect the more generous spatial standards of late-1990s development. Units are notably larger than their modern equivalents — a hallmark of the era before developers began maximising unit counts per floor plate. Rooms have proper proportions, with bedrooms that comfortably fit queen beds with side tables and living areas that don’t require furniture compromises.
The layout efficiency is generally good, with minimal wasted corridor space. Kitchens are enclosed by default — a practical advantage for Asian cooking that many newer developments have abandoned in favour of open-plan configurations. Bathrooms are adequately sized, though fittings will likely have been replaced at least once since TOP in most units.
Higher-floor units enjoy views toward Jurong Lake and the surrounding greenery, which is a genuine amenity given the proximity to Jurong Lake Gardens. Lower-floor units facing Corporation Road may experience some traffic noise during peak hours.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 106 | $1,044 | $1,210,103 |
| 4 BR | 5 | $1,096 | $1,726,000 |
| 5 BR | 2 | $852 | $1,900,000 |
Pricing & Market Position
Based on 113 recorded transactions, sale prices range from $840,000 to $2,300,000, averaging $1,245,141 (~$1,153 psf).
Rents range from $2,000 to $6,000 per month across 803 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.6% (from $862 to $1,109 psf).
Neighbourhood Comparison
The competitive landscape around Parc Vista illustrates the stark pricing gap between ageing leasehold and new launches. J’Den at S$2,475 psf offers a fresh 99-year lease and modern finishes but at more than double Parc Vista’s PSF. Lakegarden Residences at S$2,156 psf sits closer in geography and price tier to Parc Vista but with a full lease runway. J Gateway, at S$1,894 psf with a 2017 TOP, offers a useful mid-point comparison — newer, better facilities, and more lease remaining, but at a 64% premium.
The fundamental question for any buyer comparing these options is time horizon. If you are buying for 5–8 years of own-stay and prioritise cash-flow affordability today, Parc Vista’s entry price is compelling — your monthly outlay (mortgage plus maintenance) will be substantially lower than any competitor. If you are thinking 15+ years, the lease trajectory increasingly favours the newer options despite their higher entry cost.
For investors focused on rental yield, Parc Vista’s 3.54% gross yield compares favourably to the sub-3% yields typical of new launches in the area. The MRT proximity ensures rental demand remains robust. However, capital appreciation potential is constrained by the lease, making this primarily an income play rather than a growth play.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC VISTA | 99 yrs lease commencing from 1995 | 2000 | 638 | $1,153 |
| 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 1995, meaning approximately 31 years have already been consumed. Roughly 68 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~68 years | Full bank financing available |
| 2034 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2054 | ~39 years | Significant financing restrictions for next buyer |
| 2094 | 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 ~58 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARC VISTA across multiple dimensions.
What Residents Say
“Great location next to Lakeside MRT and Chinese Garden. The condo is well-maintained for its age. Very convenient for families with kids going to West Grove Primary.”
— Resident review via PropertyGuru
“Affordable and spacious units. Pool area is decent. Main concern is the remaining lease — will it affect resale value going forward?”
— Resident review via EdgeProp
“Quiet neighbourhood, mature trees everywhere. Kids love the playground and the lake gardens nearby. Facilities are basic but sufficient for daily needs.”
— Resident review via 99.co
The recurring themes across resident feedback centre on three positives — MRT convenience, spacious units, and the proximity to Jurong Lake Gardens — balanced against concerns about the ageing lease and dated common-area facilities. Families with children at West Grove Primary consistently cite the school proximity as a decisive factor in their purchase decision. Long-term residents note that the Jurong area has improved markedly since they moved in, with better retail options and public transport connectivity.
Strengths & Weaknesses
- Lakeside MRT just 280m — genuine walkable MRT access
- West Grove Primary at 40m — possibly the closest school proximity of any Singapore condo
- Highly affordable at ~$1,154 psf — roughly half the price of nearby new launches
- Far East + CapitaLand JV build quality — solid structural bones
- Spacious late-1990s layouts with proper room proportions
- Jurong Lake Gardens within walking distance — 90-hectare national park
- Strong rental demand: 791 rentals, 3.54% gross yield
- Jurong Lake District masterplan transformation nearby
- Mature landscaping with established trees and greenery
- Enclosed kitchens by default — practical for Asian cooking
- 68 years remaining on 99-year lease — crosses below 60yr by ~2034
- CPF and loan restrictions will tighten as lease shortens
- Year-5 PSF trend dipping ($1,161→$1,137) — possible lease decay signal
- Facilities are basic by post-2015 standards — no resort-style amenities
- Units require renovation budget — original fixtures are 26 years old
- En-bloc score of 41 — 638 units makes consensus challenging
- Limited capital appreciation runway due to lease position
- Some Corporation Road traffic noise on lower floors
- Common areas showing age despite reasonable maintenance
Verdict
Parc Vista’s value proposition comes down to a simple equation: exceptional MRT access and school proximity at one of the lowest PSF prices in District 22, offset by a lease that is approaching a critical inflection point. At S$1,154 psf average, you are paying roughly half what nearby new launches command — J’Den at S$2,475 psf and Lakegarden Residences at S$2,156 psf make Parc Vista look like a different market entirely.
For own-stay buyers with a 10–15 year horizon, the numbers can work. The 3.54% gross yield suggests the rental market recognises the locational strengths, and the Lakeside MRT proximity ensures consistent tenant demand. West Grove Primary at just 40 metres — likely the closest school proximity of any condominium in Singapore — is a powerful draw for families in the P1 registration balloting.
But the lease clock cannot be ignored. The year-5 PSF dip (from S$1,161 to S$1,137) may be an early signal of lease decay affecting price momentum. When the lease crosses below 60 years around 2034, the pool of eligible buyers narrows significantly — younger purchasers needing full CPF and maximum loan tenure will effectively be excluded. The en-bloc score of 41 suggests moderate collective sale potential, but 638 units with a mixed-tenure ownership base makes consensus challenging.
The honest assessment: Parc Vista is an excellent place to live for the right buyer at the right price, but it is not a capital appreciation play. Buy it because you want affordable, spacious, MRT-convenient family housing near Jurong Lake — not because you expect to sell at a premium in 2035.