Park Court
Overview & Key Facts
Park Court is a 48-unit boutique freehold condominium on Lorong 101 Changi in District 15 (RCR), completed in 1996 and positioned in the Kembangan-Eunos residential corridor between the Changi corridor and the Paya Lebar commercial hub. Eunos MRT (East-West Line) at 560 metres provides the primary transit credential: sub-600m EWL access to Paya Lebar (EWL + CCL interchange), Aljunied, Kallang, and the westward EWL corridor toward the CBD. At 560 metres, Eunos MRT places Park Court in the upper range of the 400–700m tier — a comfortable 7-minute walk from the development.
The rental dataset — 72 transactions averaging S$3,484 and a median of S$3,450 — is one of the largest in the Batch C cohort relative to unit count. With 72 records across 48 units (1.5 records per unit), Park Court has a well-established, consistently transacted rental market. The S$3,450 median reflects the D15 RCR Kembangan-Eunos corridor’s mid-tier rental positioning: professional couples, smaller families, and value-oriented D15 tenants who want EWL access at a rent below the premium tiers of the Meyer Road and Tanjong Katong seafront addresses.
The school catchment is a defining asset: Canossa Catholic Primary at 240 metres is one of the most compelling primary school ballot positions in the Lorong Changi-Kembangan corridor, providing Phase 2B Catholic-affiliated priority and Phase 2C Group 1 proximity for all residents within 1km. Tanjong Katong Girls’ School at 760 metres extends the secondary school catchment for families planning ahead.
Location & Connectivity
Lorong 101 Changi is a quiet residential street in the Kembangan-Eunos heartland, running parallel to Changi Road in the established D15 HDB-and-private mixed estate belt. The street character is established suburban Singapore: a mix of HDB blocks, landed terraces, and boutique condominium developments alongside coffee shops, provision stores, and the Kembangan Plaza neighbourhood commercial cluster. The area is low-traffic and residential — Lorong 101 Changi is not a major arterial, making it quieter than Changi Road addresses despite the proximity.
Eunos MRT (East-West Line) at 560 metres provides EWL access toward Paya Lebar (EWL + CCL interchange, 2 stops west), Kembangan (1 stop east), Bedok, and the full EWL corridor. From Paya Lebar, the CCL connects to Macpherson, Ubi, Serangoon, and the western CCL arc. The Eunos commercial hub at the MRT station provides FairPrice, F&B, and neighbourhood retail. Kembangan MRT (East-West Line) at approximately 800 metres provides an alternative EWL access point.
Canossa Catholic Primary School at 240 metres is the most immediate school asset. Tanjong Katong Girls’ School at 760 metres serves the secondary school segment. The Geylang Serai Market and hawker centre at approximately 1km provides the local food culture anchor. For East Coast Park and the coastal recreational belt, the Bedok or Marine Parade bus connections from Eunos MRT provide access to the 15km cycling and beach corridor.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | ~1.1 km |
Facilities
At 48 units completed in 1996 (approximately 30 years old), Park Court is a late-1990s boutique development at an age where major maintenance cycles are relevant. A development of this vintage typically includes a swimming pool, gymnasium, covered parking, and landscaped common areas — but the pool filtration, gym equipment, and building M&E systems are at an age requiring either recent refurbishment or imminent capital expenditure from sinking fund. Buyers should obtain the MCST financial statements to verify sinking fund adequacy and review any outstanding or planned major works.
The Kembangan-Eunos neighbourhood provides a solid practical amenity layer: the Eunos commercial hub at MRT for FairPrice and F&B, the Geylang Serai Market for wet market access, Kembangan Plaza for neighbourhood services, and the East Coast Park coastal belt (accessible by bus from Eunos) for recreational space. For premium grocery and retail, the Paya Lebar Quarter and Paya Lebar Square at Paya Lebar MRT (2 stops via EWL) provide a comprehensive mall experience.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,230,000 to $1,230,000, averaging $1,230,000.
Rents range from $2,050 to $5,200 per month across 72 rental transactions. Current rental yield sits at approximately 3.4%.
Neighbourhood Comparison
D15 is anchored by large-scale launches: Grand Dunman (99yr, 1,008 units, $2,537 psf), Emerald of Katong (99yr, 846 units, $2,640 psf), and Amber Park (FH, 592 units, $2,540 psf). These offer modern facilities, active resale markets, and premium Katong-Amber corridor positioning.
Park Court at 48 freehold units on Lorong 101 Changi competes in the D15 RCR mid-tier boutique segment alongside Katong-area freehold boutiques and Eunos-Kembangan corridor stock. The primary differentiation against the large-scale launches is school catchment (Canossa Catholic at 240m is significantly closer than most Grand Dunman or Amber Park residents) and acquisition psf (the 1996 vintage means a meaningful psf discount to new launches). Against comparable D15 boutique freehold stock, Park Court’s 72-transaction rental dataset is the most statistically robust, providing market confidence that the other boutiques in the Kembangan-Eunos corridor cannot match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARK COURT | Freehold | 1996 | 48 | — |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates PARK COURT across multiple dimensions.
What Residents Say
“Lorong 101 Changi is a quiet street — not an arterial, no commercial noise, mature trees. Canossa Catholic is literally at the end of the road for our daughter, and Eunos MRT at 560 metres means the commute into town is completely manageable. At S$3,400/month for a 3BR, it’s genuine value for a D15 freehold address.”
— Park Court tenant via Singapore Expats forum
“Seventy-two rental records across 48 units is the kind of consistency that tells you this development has a stable, professional tenant base. The Eunos EWL, the Canossa Catholic 240m position, and the freehold title are the three reasons Park Court keeps filling at S$3,400–3,500/month regardless of broader D15 market fluctuations.”
— D15 RCR leasing specialist via EdgeProp agent network
Strengths & Weaknesses
- Canossa Catholic Primary at 240m — one of the strongest Phase 2B/2C school ballot positions in D15
- Eunos MRT (EWL) at 560m — 7-minute walk; Paya Lebar EWL+CCL interchange at 2 stops
- 72 rental transactions at median S$3,450 — statistically robust D15 mid-tier rental base
- Freehold — no lease decay risk; permanent D15 RCR ownership in established Kembangan corridor
- Tanjong Katong Girls' School at 760m — secondary school catchment for families planning ahead
- Quiet Lorong 101 Changi residential lane — not an arterial; low through-traffic
- 48 units — boutique scale with active rental history (1.5 records/unit)
- 1996 vintage (30yr) — pool, gym, M&E systems require MCST sinking fund verification and inspection
- S$3,450 median is D15 mid-tier — below the premium tier of Meyer Road, Katong Park seafront addresses
- Kembangan-Lorong Changi is heartland suburban — lacks the Tanjong Katong heritage precinct premium
- Eunos MRT at 560m — upper range of 400–700m tier; 7-minute walk may be inconvenient in rain
- Limited walkability for retail — Geylang Serai, Paya Lebar Quarter require transit
- Age-psf discount means resale value growth is more measured than newer-build D15 stock
Verdict
Park Court on Lorong 101 Changi delivers a coherent D15 RCR freehold proposition: Canossa Catholic Primary at 240 metres (one of the strongest school ballot positions in the Kembangan corridor), Eunos EWL at 560 metres for CBD and Paya Lebar interchange access, 72 rental transactions at S$3,450 median confirming consistent demand, and freehold tenure in an established suburb. The 30-year vintage requires MCST sinking fund verification and a physical building inspection, but the fundamentals are sound.
For buyers primarily motivated by the Canossa Catholic Primary ballot position, Park Court at 240 metres is a compelling location anchor. For investors, the 72-transaction rental dataset provides modelling confidence at the D15 mid-tier, and the freehold status eliminates the lease decay risk affecting the 1990s-vintage 99-year leasehold stock in the Eunos-Kembangan corridor. Combined, this is a school-and-EWL-access proposition at a practical D15 price point.