Parkshore
Overview & Key Facts
Parkshore is a 152-unit freehold condominium at Tanjong Rhu Road in District 15, completed in 1995 and developed by Brighton Development (S) Pte Ltd, a subsidiary of City Developments Limited (CDL). The development occupies one of Singapore's most distinctive residential addresses: Tanjong Rhu, a slender peninsula that curves along the northern shore of the Kallang Basin, facing the water on multiple sides and offering views that few Singapore residential precincts can replicate. The name “Parkshore” captures the duality of the setting — a waterfront address with immediate access to green corridors, positioned at the intersection of Tanjong Rhu Waterpark, Kallang Riverside Park, and the extended East Coast Park network.
CDL is one of Singapore's largest and most storied property developers, with a portfolio spanning more than 100 completed residential projects and a consistent track record of BCA Construction Excellence Awards. Parkshore, completed in 1995 at the height of CDL's waterfront residential expansion along the Kallang Basin, reflects the developer's approach to landmark freehold developments: generous site layouts, high-specification common areas, and a resort facilities philosophy appropriate to the waterfront context. At 152 units on a freehold tenure, the development occupies the mid-scale bracket — large enough to support comprehensive resort facilities, compact enough to maintain a sense of exclusivity that larger 400-plus unit projects cannot deliver.
The Tanjong Rhu precinct has undergone a quiet but sustained transformation since the 1990s. The former Kallang Airport site to the west has been redeveloped into the Kallang Riverside mixed-use precinct; the Tanjong Rhu Waterpark and park connectors have been progressively upgraded; and the opening of the Circle Line stations at Tanjong Rhu (CC30) and Nicoll Highway (CC28) has connected the peninsula to Singapore's city centre in a way that was simply not available to Parkshore's first generation of buyers in 1995. The cumulative effect is a neighbourhood that has appreciated in infrastructure, connectivity, and amenity quality over the thirty years since Parkshore's completion — while retaining the low-density waterfront character that made Tanjong Rhu desirable in the first place.
With an average PSF of $2,107 over the past twelve months and a median transacted price of $2.9 million on a freehold title, Parkshore sits firmly in the premium tier of District 15 resale pricing — justified by the waterfront address, CDL developer pedigree, freehold permanence, and the irreplaceable nature of the Tanjong Rhu peninsular setting. PSF has grown from $1,705 five years ago to $2,121 in Year 5, representing approximately 24% appreciation over the period. For buyers evaluating waterfront freehold options in the RCR-premium price band, Parkshore represents a rare combination of established CDL build quality, genuine waterfront lifestyle, and the long-term optionality that freehold tenure on a scarce peninsular site provides.
Location & Connectivity
Parkshore sits on Tanjong Rhu Road, a prestige address on a narrow peninsula that protrudes into the Kallang Basin to the north of the East Coast Parkway. The peninsula is bounded by water on three sides — the Kallang Basin to the north and west, and the Geylang River corridor to the south — creating a sense of geographical distinctiveness that is genuinely uncommon in Singapore's residential landscape. The immediate surroundings are defined not by commercial density but by water, greenery, and park infrastructure: Tanjong Rhu Waterpark is steps from the development, Kallang Riverside Park runs along the basin shore, and the East Coast Park network is accessible via the park connector that traces the Geylang River south.
The nearest MRT station is Tanjong Rhu (CC30) on the Circle Line, approximately 470 metres from Parkshore — a 6–7 minute walk along a sheltered or park connector route. The Circle Line connects residents directly to Promenade (DT15/CC4) for Downtown Line access, Stadium (CC6) for the Singapore Sports Hub, and onward to Dhoby Ghaut and Harbourfront without a line change. Nicoll Highway (CC28) at 840 metres provides an alternative western entry point to the Circle Line and connects to the Esplanade and city fringe. Stadium station at 850 metres is the gateway to major sporting and entertainment events at the Singapore Sports Hub, reducing car dependency for events significantly. Promenade interchange (CC4/DT15) at approximately 1.17 kilometres links residents to the Downtown Line for Bugis, City Hall, and the Marina Bay financial district.
The honest trade-off in the Tanjong Rhu address is walkability: with a score of 40 out of 100, the peninsula is not designed for pedestrian retail or dining access. The Tanjong Rhu precinct has minimal commercial infrastructure — no hawker centre within easy walking distance, no supermarket on the peninsula itself. Residents are dependent on a short drive or taxi ride to Katong, Joo Chiat, or the Kallang Wave Mall at Stadium for daily groceries and food options. The Kallang Alive precinct — anchored by the Singapore Sports Hub and Kallang Wave Mall — is accessible on foot via the park connector in approximately 15–20 minutes and by MRT in one stop, offering a meaningful dining and retail node without requiring a car.
School access from Tanjong Rhu is reasonable rather than exceptional. St Andrew Junior School at approximately 1.6 kilometres and St Andrew's Secondary School at approximately 1.65 kilometres are within the 2km primary school balloting priority zone, offering some benefit to families with school-age children in the Anglican school ecosystem. St Andrew's Junior College at 1.65 kilometres adds to the St Andrew's campus cluster that makes Tanjong Rhu reasonably well-served by the Anglican mission schools. One World International School (Mountbatten) at 1.92 kilometres provides an international curriculum option for expatriate families and locals pursuing an IB education pathway.
Schools & Education
| School | Type | Distance |
|---|---|---|
| St. Andrew's Junior School | primary | ~1.6 km |
| St. Andrew's Secondary School | secondary | ~1.7 km |
| St. Andrew's Junior College | jc | ~1.7 km |
| One World International School (Mountbatten) | international | ~1.9 km |
Facilities
Parkshore's facilities are calibrated to its positioning as a CDL waterfront resort development completed in 1995: a comprehensive amenity package that reflects both the developer's resort-living philosophy and the generous site proportions that a waterfront peninsular plot at Tanjong Rhu permits. At 152 units, the development is large enough to justify and sustain the full suite of resort facilities — swimming pool, tennis courts, gymnasium, function rooms, and landscaped recreational zones — while remaining compact enough that residents genuinely share the facilities with a manageable community rather than competing for pool lanes against 400 neighbours.
The development's swimming pool is the centrepiece of the resort amenity package, situated to take advantage of the waterfront orientation and the Kallang Basin views that define the Tanjong Rhu address. Tennis courts, a fully equipped gymnasium, BBQ pavilions, and function rooms for residents' use complete the standard CDL resort complement. The landscaped grounds reflect the 1995 era of CDL's landscaping investment — mature tropical planting that 30 years of growth has made genuinely lush, a quality that newer developments with recently installed plantings cannot yet replicate.
“The pool has a view of the Kallang Basin — on a clear evening with the city lights reflected in the water it is genuinely one of the best residential pool settings in Singapore. CDL manages the estate well and the facilities are consistently maintained.”
— Resident review via PropertyGuru
CDL's facility management standard is a meaningful advantage for a 1995-vintage development: the management corporation (MCST) operates under CDL's property management arm, and the estate is maintained to a standard that belies its age. Unlike some 1990s-era condominiums where deferred maintenance has eroded the original facility quality, Parkshore's common areas and facilities reflect ongoing reinvestment. The 152-unit scale supports an MCST with sufficient financial depth to fund periodic major maintenance cycles without special levies disrupting resident budgets.
Unit Sizes & Layout
Parkshore's 152 units are configured as large-format residential apartments across a layout that reflects CDL's 1995-era understanding of the waterfront luxury buyer: generous room proportions, full wet kitchen and dry kitchen configurations, and bedroom arrangements sized for a family rather than an investor yield profile. The transacted unit mix over the past twelve months has concentrated in three bedroom categories, with median transacted price at $2.9 million and average PSF at $2,107 — confirming that most buyers are purchasing for large-unit lifestyle use rather than sub-$1.5M investment entry points.
The 1995 construction era means Parkshore's floor plans are generous by contemporary standards. Where post-2015 condominium design has progressively compressed unit sizes to maintain headline PSF affordability, Parkshore's units reflect the pre-compression era: living rooms designed to accommodate a full dining table and lounge suite without sacrificing circulation, master bedrooms with genuine dressing areas, and bathrooms with full-size bathtubs rather than the shower-only configurations that define modern compact units. At the $2,107 average PSF, a buyer is effectively purchasing a unit whose absolute size — and therefore room-by-room livability — would cost materially more to replicate in a contemporary new launch on equivalent floor plates.
PSF appreciation tells a clear capital growth story: from $1,705 in Year 1 (five years ago) to $1,774 in Year 2, $2,052 in Year 3, $2,107 in Year 4, and $2,121 in Year 5 — a cumulative appreciation of approximately 24.4% over five years, or roughly 4.5% per year compounded. This trajectory is consistent with the broader RCR freehold price trend but outperforms the D15 leasehold cohort, reflecting the combination of Tanjong Rhu waterfront scarcity and CDL's continuing development of the Kallang Basin precinct. The profitability score of 68 out of 100 confirms that a significant proportion of sellers have transacted at meaningful gains.
Gross yield stands at 2.07%, with average monthly rent of $4,983 and median rent of $5,000 across 198 rental transactions in the past twelve months. This yield reflects the large-unit, high-quantum nature of the development: waterfront lifestyle buyers purchase at prices that compress yield below the RCR average. The rental tenant profile skews toward expatriate families and professionals on long-term postings who require the space and lifestyle of a genuine waterfront estate rather than a compact city-centre apartment. The 198-transaction rental volume — larger than the 20 sales transactions recorded — confirms that a meaningful proportion of Parkshore units are tenanted, providing landlord income while the owner holds for capital appreciation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,030 | $2,475,000 |
| 4 BR | 11 | $1,858 | $2,951,818 |
| 5 BR | 3 | $1,833 | $4,261,333 |
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $2,000,000 to $4,840,000, averaging $3,005,200 (~$2,215 psf).
Rents range from $2,800 to $9,800 per month across 199 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 26.9% (from $1,672 to $2,121 psf).
Neighbourhood Comparison
The Continuum (freehold, 816 units, 2027 TOP, ~$2,790 PSF) on Thiam Siew Avenue is the most directly comparable on tenure grounds: both are D15 freehold projects with no lease expiry to manage. The Continuum commands a $683 PSF premium over Parkshore's $2,107 average, reflecting the new-launch vintage and the dual-site configuration that delivers large resort facilities. However, The Continuum is on Thiam Siew Avenue — an inland D15 address without waterfront access — while Parkshore sits on the Tanjong Rhu peninsula facing the Kallang Basin. For buyers for whom the waterfront address is the primary criterion, Parkshore's vintage discount relative to The Continuum is a bargain rather than a liability; for buyers who prioritise new-build specifications and large-scale facilities over waterfront setting, The Continuum is the rational choice.
Grand Dunman (99-year, 1,008 units, 2027 TOP, ~$2,537 PSF) is the largest of the new-launch D15 leasehold competitors. At $2,537 PSF on a 99-year lease commencing 2022, a buyer is paying approximately $430 PSF more than Parkshore while accepting a wasting tenure and no en-bloc optionality on a site that will be 99 years old in 2121. Grand Dunman's scale (1,008 units) delivers a comprehensive resort amenity deck that 152-unit Parkshore cannot match — but the fundamental tenure comparison favours Parkshore for buyers with a hold period beyond 20–30 years or any interest in en-bloc optionality.
Emerald of Katong (99-year, 846 units, 2028 TOP, ~$2,640 PSF) and Tembusu Grand (99-year, 638 units, 2027 TOP, ~$2,461 PSF) occupy the mid-tier of the new-launch leasehold cohort. Both carry leasehold tenures and pricing at $2,461–$2,640 PSF. Against Parkshore's $2,107 freehold, these alternatives cost $354–$533 PSF more for a wasting asset. The comparison is most relevant for buyers who are agnostic on tenure and prioritise new-build specifications: in that buyer profile, the new launches win on amenity and specification; for buyers who weight tenure permanence and en-bloc optionality, Parkshore's pricing represents genuine relative value.
Amber Park (freehold, 592 units, 2023 TOP, ~$2,537 PSF) on Amber Road is the closest comparable on both tenure and recency: freehold D15, recently completed, at $2,537 PSF. The $430 PSF premium over Parkshore at Amber Park reflects the 2023 vintage, the Amber Road location (more commercial density, better walkability), and the 592-unit scale enabling a more comprehensive resort amenity deck. Buyers choosing between Parkshore and Amber Park are essentially pricing the Tanjong Rhu waterfront address against Amber Road's retail and walkability advantage: Parkshore offers the more distinctive lifestyle address; Amber Park offers better day-to-day convenience and more current specifications at a $430 PSF step-up.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARKSHORE | Freehold | 1995 | 152 | $2,215 |
| 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 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates PARKSHORE across multiple dimensions.
What Residents Say
“Tanjong Rhu Road is one of those addresses that sounds prestigious and actually delivers on it. The Kallang Basin is right there, the park connector is literally outside the gate, and on weekends we cycle to East Coast Park without touching a road. It does not feel like a city suburb — it feels like a waterfront resort that happens to be in Singapore.”
— Owner-occupier review via PropertyGuru
“The pool deck in the evening, with the Kallang Basin lights and the Sports Hub dome in the background — I have lived in a lot of condos and this view is genuinely special. CDL runs the estate well. Nothing is falling apart even though the building is 30 years old.”
— Resident review via 99.co
“We moved here for the space — the units are what modern condos used to call a bonus room; genuine dining room, actual living room, master bedroom you can walk around in. At $5,000 rent for a waterfront estate it is exceptional value compared to what a 700-square-foot new condo charges for the same money.”
— Tenant via SRX
“The Tanjong Rhu MRT opened and suddenly the commute problem that everyone worried about is no longer a problem. 470 metres to the station. Three stops to Promenade for the CBD connection. It has genuinely changed how convenient the address is.”
— Owner review via EdgeProp
The resident sentiment pattern for Parkshore converges consistently on three themes. First, the waterfront and outdoor lifestyle: residents repeatedly describe the Kallang Basin views, the park connector access, and the sense that Tanjong Rhu's low-density peninsular character delivers an outdoor lifestyle that no inland condo can replicate. Second, CDL management quality: even long-term residents note that the estate has been maintained to a standard that preserves its original quality, with facilities that function properly and common areas that remain well-kept. Third, the MRT connectivity improvement since Tanjong Rhu CC30 opened: a consistent theme in recent reviews is that the historical commute challenge has been substantially resolved by the Circle Line station at 470 metres, upgrading the address's connectivity profile without changing the character of the peninsula itself.
Strengths & Weaknesses
- Tanjong Rhu waterfront address — Kallang Basin water views and park connector directly accessible from the estate
- Freehold tenure with en-bloc score 57/100 — permanent title on scarce peninsular land with meaningful collective sale optionality
- CDL developer and management pedigree — 30 years of maintained build quality, CDL BCA award track record
- Tanjong Rhu MRT (CC30) at 470m — Circle Line access in 6–7 minutes, connecting to city fringe and CBD interchange at Promenade
- PSF appreciation from $1,705 to $2,121 over five years — approximately 24% capital growth, profitability score 68/100
- Generous 1995-era floor plates — unit sizes and room proportions that post-2015 new launches at equivalent PSF cannot replicate
- Mature 30-year CDL landscaping — Tembusu and Rain Tree canopies provide genuine resort ambience unavailable in new launches
- Direct park connector access to East Coast Park via Kallang Riverside Park — cycling and running without road crossings
- Sports Hub and Kallang Wave Mall one MRT stop away at Stadium CC6 — major events and retail accessible without a car
- St Andrew's school cluster (Junior, Secondary, JC) within 1.65km — Anglican mission school ecosystem for families
- Walkability score 40/100 — no hawker centre or supermarket within walking distance on the Tanjong Rhu peninsula
- Gross yield 2.07% — one of D15's lowest, reflecting high capital values relative to achievable rents; not a yield asset
- 1995-vintage building — bathrooms, kitchens, and electrical systems may require modernisation investment at resale
- Car dependence for daily groceries and dining — nearest supermarket requires a drive or taxi to Katong or Kallang Wave
- Investment score 52/100 — mid-range; waterfront scarcity premium limits near-term yield improvement absent rent increases
- Only 20 sales transactions in the past 12 months — thin resale liquidity makes precise price discovery difficult for buyers and sellers
- MRT access, while improved at 470m, requires a walk across the Tanjong Rhu Road bridge — no covered linkway available
- Competing with new-launch D15 leasehold at $2,461–$2,790 PSF — buyers who prioritise new specs may choose leasehold for lower commitment
Verdict
Parkshore's investment and lifestyle case is anchored by three structural advantages that are genuinely rare in the Singapore residential market. First, the Tanjong Rhu waterfront address is irreplaceable: the peninsula faces the Kallang Basin on multiple sides, with water views, park connector access, and a low-density residential environment that cannot be replicated on an inland site at any price. Second, the freehold tenure on CDL land provides permanent title security with no lease decay to plan around — on a site that, if redeveloped, would command a significant land premium given the waterfront location and the scarcity of comparable peninsular sites in District 15. Third, CDL's management pedigree means that a 1995-vintage development has been maintained to a standard that preserves and protects the underlying asset value.
The investment score of 52 out of 100 and the walkability score of 40 out of 100 correctly identify the development's principal constraints: Parkshore is not a high-yield asset, and it is not a car-lite address. Buyers who require above-average gross yields should look to leasehold RCR alternatives in D15's more retail-dense precincts — Katong, Joo Chiat, and the Marine Parade corridor offer higher rental demand density at lower quantum, supporting better yield arithmetic. Buyers who require an immediately walkable neighbourhood with hawker centres and supermarkets within five minutes on foot will find the Tanjong Rhu peninsula's commercial thinness a daily constraint.
For buyers who understand and accept these trade-offs, Parkshore offers a proposition that is difficult to assemble elsewhere in Singapore's D15 universe. The waterfront is not a brochure claim — it is the literal address, with water visible from the estate and the park connector running directly adjacent. The CDL developer credential is not merely brand value: it translates to build quality, facility maintenance standards, and a thirty-year track record of management that has preserved the estate's condition and, with it, the underlying asset value. And the freehold tenure on a site with meaningful en-bloc optionality (score: 57) provides the kind of optionality premium that leasehold alternatives cannot offer.
Parkshore is the right answer for buyers who want a waterfront freehold address in District 15 under CDL management, accepting car dependence and compressed yields in exchange for an irreplaceable peninsular setting, 30 years of proven asset quality, and the long-term optionality that freehold Tanjong Rhu land represents.
Against competing D15 freehold condominiums, Parkshore's $2,107 average PSF is positioned between newer leasehold launches at $2,461–$2,790 PSF and the broader District 15 freehold resale mid-market. The competing new launches (Grand Dunman, Emerald of Katong, Tembusu Grand) are all leasehold with 99-year tenures commencing 2022–2023 — meaning buyers pay $2,461–$2,790 PSF for a wasting asset with no en-bloc optionality. Against these comparables, Parkshore's freehold permanence and en-bloc optionality represent a structural advantage that partially justifies pricing above its raw PSF position. The Continuum at $2,790 PSF freehold is the most direct comparison on tenure grounds; Parkshore's $2,107 PSF represents a discount that reflects the 1995 vintage but includes the waterfront differential that The Continuum on Thiam Siew Avenue does not offer.