Parksuites
Overview & Key Facts
ParkSuites is a boutique condominium by Far East Organization, completed in 2021 on Holland Grove Road in the heart of District 10. With just 119 units, it offers the kind of exclusivity and intimacy rarely found in Singapore's CCR, where developments frequently exceed 400–600 units. The development occupies a tranquil, low-rise enclave steps from Holland Village's vibrant café culture and within easy reach of some of Singapore's most prestigious international schools.
Far East Organization is one of Singapore's largest and most prolific developers, with a decades-long track record spanning Orchard Scotts, Village @ Pasir Panjang, The Shore Residences, and many others. Their builds are consistently associated with quality finishing, thoughtful landscaping, and above-average facility curation — and ParkSuites is no exception. The 2021 completion means residents enjoy contemporary fittings, modern smart-home integrations, and facilities designed to current lifestyle standards.
119 units · District 10 CCR · TOP 2021 · 110-year lease from 2017 · Average PSF $2,391 · Gross Yield 3.54% · ShiokNest Score 55/100
The tenure structure is worth understanding upfront. ParkSuites is sold on a 110-year leasehold commencing 2017, a format occasionally used by Far East Organization. In practical terms, buyers today acquire approximately 101 years of remaining lease — effectively comparable to a fresh 99-year leasehold. This is a nuance that distinguishes it from the standard 99-year leases that started at launch, but the outcome for a 2026 buyer is similar: a long remaining lease with the usual leasehold considerations around resale trajectory in the 40–50 year horizon.
At $2,391 PSF, ParkSuites sits at a meaningful discount to its nearest neighbours. Skye at Holland, a newer 99-year leasehold launched in 2024 just minutes away, trades at $2,945 PSF — 23% higher. Leedon Green, a freehold development nearby, commands $2,784 PSF. Even Fourth Avenue Residences (99yr, 2018) is priced higher at $2,465 PSF. This relative value position, combined with ParkSuites' strong rental profile of 234 recorded rentals averaging $5,769/month, makes it a compelling proposition for investors and owner-occupiers alike in the Holland–Buona Vista corridor.
Location & Connectivity
Holland Grove Road is one of the most coveted residential addresses in District 10. The street sits in a quiet residential pocket between the bustle of Holland Village and the academic precincts of Buona Vista and Dover, giving ParkSuites residents access to two entirely different lifestyle ecosystems within comfortable reach.
Holland Village is Singapore's most characterful neighbourhood — an eclectic mix of al fresco restaurants, independent wine bars, weekend wet markets, artisanal coffee roasters, and the beloved Holland Road Shopping Centre. Unlike the sterile uniformity of newer town centres, Holland Village has accumulated a genuine street culture over decades. ParkSuites residents can walk to Lorong Liput or Lorong Mambong for dinner, weekend brunch at one of a dozen cafés, or grocery runs at the NTUC Finest, all within 10–15 minutes on foot.
ParkSuites sits at the centre of Singapore's densest international school cluster. UWCSEA Dover (1.31km), ACS Independent (1.27km), Australian International School (1.34km), Dover Court International School (1.37km), and Singapore Polytechnic (0.92km) are all within 1.4km. This is the primary driver of ParkSuites' strong expat rental demand and above-market rent levels.
For MRT access, Dover Station on the East West Line is 770 metres away — a roughly 9–10 minute walk. This is a respectable distance for CCR, though not as convenient as developments directly above or beside a station. The more significant connectivity asset is Buona Vista Station (1.30km), a major interchange linking the East West Line with the Circle Line. This dual-line access opens fast routes to the CBD (Raffles Place in 15 minutes), one-north business park, and the western academic corridor (National University of Singapore, INSEAD Singapore campus, CREATE). Residents who drive will appreciate the proximity to the Ayer Rajah Expressway (AYE) and Pan-Island Expressway (PIE) slip roads.
The neighbourhood also benefits from proximity to one-north, Singapore's flagship research and technology hub housing Biopolis, Fusionopolis, and Mediapolis. This concentration of knowledge-economy employers contributes to rental demand from professionals who prefer not to live in the one-north condominiums themselves but want a short commute. Rochester Mall and The Star Vista provide suburban retail and F&B options close by, complementing the Holland Village offerings.
"Holland Grove Road gives you the village feeling without sacrificing city convenience. The school run, the grocery run, and a Friday dinner reservation are all walkable — that's rare in Singapore."
— Resident perspective, D10 expat family
The immediate streetscape is calm and leafy, with mature trees lining Holland Grove Road. Low-rise landed housing and smaller apartment clusters surround ParkSuites, keeping the neighbourhood's scale human. There is no major arterial road adjacent to the development, which means noise pollution is minimal — a genuine quality-of-life advantage in a city where many CCR developments front busy roads.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | tertiary | Within 1 km |
| Anglo-Chinese School (Independent) | secondary | ~1.3 km |
| United World College of South East Asia (Dover) | international | ~1.3 km |
| Australian International School | international | ~1.3 km |
| Dover Court International School | international | ~1.4 km |
| Singapore University of Social Sciences | tertiary | ~1.5 km |
| Pei Tong Primary School | primary | ~1.5 km |
| Hwa Chong Institution | secondary | ~1.6 km |
Facilities
ParkSuites punches above its 119-unit weight class when it comes to facilities. Far East Organization has a house style of curating resort-influenced landscaping and communal spaces that feel generously scaled relative to the development's footprint, and ParkSuites follows this pattern. The 2021 completion means all facilities were designed and fitted to current standards, avoiding the dated aesthetics that can afflict older CCR projects.
The centrepiece is a 50-metre swimming pool — a full competition-length pool that is genuinely unusual for a boutique development of this size. Most 100–150 unit developments settle for 25–30 metre pools; ParkSuites' decision to offer a 50-metre option reflects the premium positioning and the developer's commitment to meaningful rather than token amenities. Alongside the main pool, a separate children's pool and jacuzzi cater to the family demographic that forms a significant portion of the resident mix.
50m lap pool · Children's pool · Jacuzzi · Fully equipped gymnasium · BBQ pavilions · Function room · Sky terrace · Landscaped gardens · Covered carpark · 24-hour security
The gymnasium is well-equipped by boutique development standards, offering cardio machines, free weights, and resistance equipment. For a 119-unit building, the gym will rarely feel crowded — a meaningful quality-of-life advantage over developments where 600+ residents share a similarly sized space. The sky terrace provides an elevated outdoor space with views across the Holland Grove district's low-rise rooftops, a pleasant setting for morning exercise or evening relaxation.
BBQ pavilions and a function room cater to the strong social culture among ParkSuites' expat-heavy resident community. The landscaped gardens have been designed with tropical planting and water features that mature well over time — a Far East Organization signature that distinguishes their projects from developers who treat greenery as an afterthought. The overall facilities rating of 8.0/10 reflects the quality and appropriateness of the amenity mix for this scale of development.
Carparking is housed in a covered basement structure. The 24-hour guard post and controlled vehicle access are standard for a CCR development of this tier. Building management has been consistently rated positively by residents for responsiveness and maintenance standards — an important consideration for investors leasing to discerning expat tenants who expect prompt resolution of maintenance issues.
Unit Sizes & Layout
ParkSuites' 119-unit mix spans a tight range of unit types designed primarily for families and professional couples — the dominant demographic in the Holland–Dover expat corridor. The development launched with a focus on 1-bedroom, 2-bedroom, and 3-bedroom configurations, with select larger units catering to families requiring more space. The absence of very small studios or micro-units reflects Far East Organization's deliberate positioning of ParkSuites as a lifestyle residence rather than a yield-maximising investment block.
Unit layouts reflect 2021 design thinking: open-plan kitchen-living integration, generous bedroom dimensions, and an emphasis on natural light through full-height windows and sliding glass doors opening to private balconies or terraces. Ground-floor units in several stacks benefit from private enclosed garden areas, which command meaningful premiums and are particularly sought after by families with young children or pet owners. The development's low-rise positioning across its site footprint means many units enjoy unobstructed views across the surrounding greenery rather than directly into neighbouring blocks.
2021: $2,265 → 2022: $2,419 → 2023: $2,456 → 2024: $2,350 → 2025: $2,551
The Year 4 dip to $2,350 followed broader CCR market softness; the recovery to $2,551 in Year 5 signals sustained demand. The overall trajectory since launch is upward.
Ceiling heights are generous by Singapore standards at 2.85 metres in living areas (selected units higher), contributing to the spacious feel that is a consistent feedback theme among residents. The kitchen fittings — branded appliances, quality cabinetry, and integrated hobs — reflect the developer's premium tier positioning. Bathrooms feature natural stone-effect tiling and rain showers as standard, a specification more commonly associated with luxury-tier developments.
The average transaction price of $1,773,404 (median $1,812,600) reflects the predominantly 2-bedroom and 3-bedroom unit mix. The average PSF of $2,391 is competitive relative to the peer set, particularly given the post-2021 build quality. Buyers entering the resale market today are acquiring units that have appreciated from the $2,265 PSF launch average, with the Year 5 figure of $2,551 PSF suggesting continued upward momentum supported by the rental market's performance.
Storage is well-considered: most units include a dedicated store room or utility room, which is notably absent in many newer compact developments. For families relocating from larger homes or HDB flats, the availability of practical storage space is a genuine differentiator. Air-conditioning systems are individually zoned per room, allowing cost-effective control for units that are partially occupied or where tenants prefer room-level management.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $2,316 | $1,492,905 |
| 2 BR | 12 | $2,413 | $1,895,687 |
| 3 BR | 1 | $2,173 | $2,550,000 |
Pricing & Market Position
Based on 21 recorded transactions, sale prices range from $1,328,000 to $2,550,000, averaging $1,773,404 (~$2,391 psf).
Rents range from $3,600 to $17,700 per month across 239 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 22% (from $2,091 to $2,551 psf).
Neighbourhood Comparison
ParkSuites competes in a busy but well-differentiated CCR leasehold segment. Understanding where it sits relative to nearby alternatives is essential for buyers evaluating the trade-offs between price, tenure, scale, and recency.
ParkSuites: $2,391 PSF (110yr/2017, 119u) · Fourth Avenue Residences: $2,465 PSF (99yr/2018, 476u) · Hyll on Holland: $2,648 PSF (FH, 319u) · Skye at Holland: $2,945 PSF (99yr/2024, 666u) · Leedon Green: $2,784 PSF (FH, 638u) · D'Leedon: $1,854 PSF (99yr/2010, 1703u)
vs. Skye at Holland ($2,945 PSF, 99yr/2024, 666 units): Skye at Holland is the most direct price comparison — both are leasehold, both are in the same school corridor, and both offer modern facilities. At 19% lower PSF, ParkSuites represents the better entry price. Skye is newer (2024 vs 2021), larger, and will carry the new-launch premium for several years. Buyers who prioritise recency and scale will pay up for Skye; those who want established community character, lower quantum, and proven rental performance will favour ParkSuites.
vs. Leedon Green ($2,784 PSF, Freehold, 638 units): Leedon Green is the freehold alternative at a 14% PSF premium over ParkSuites. For buyers who believe freehold tenure justifies a sustained long-term premium — and who plan to hold for 15+ years — Leedon Green is a rational choice. ParkSuites' 101-year remaining lease is sufficient for most investment horizons, but buyers sensitive to lease decay risk should consider whether the Leedon Green premium is appropriate for their holding strategy. Leedon Green's larger scale offers more unit variety but less community intimacy.
vs. Hyll on Holland ($2,648 PSF, Freehold, 319 units): Hyll on Holland is a premium freehold project on Holland Road itself, commanding a 10.7% PSF premium over ParkSuites. Its freehold status and prominent address drive the premium. Hyll's unit count (319) is more than double ParkSuites', so the boutique advantage tilts to ParkSuites. School proximity is comparable. The choice between them largely comes down to freehold premium sensitivity and whether buyers value the Holland Road address cachet.
vs. Fourth Avenue Residences ($2,465 PSF, 99yr/2018, 476 units): Fourth Avenue is the closest lease-structure peer — 99-year leasehold, completed one cycle earlier. At $2,465 PSF, it carries only a modest 3% premium over ParkSuites. Fourth Avenue is on Bukit Timah Road, closer to Sixth Avenue MRT (CC) and the Bukit Timah school belt (Nanyang Primary, Raffles Girls' Primary). Buyers who prioritise Bukit Timah school affiliation will favour Fourth Avenue; those in the Holland–Dover expat school cluster will favour ParkSuites.
vs. D'Leedon ($1,854 PSF, 99yr/2010, 1703 units): D'Leedon is the value anchor of the D10 CCR leasehold segment — a large Zaha Hadid-designed development now entering its second decade of lease life. At $1,854 PSF, it is 22% cheaper than ParkSuites. However, the 15-year lease head start means D'Leedon already has only ~84 years remaining. Scale-driven facility crowding and older finishing differentiate the two sharply. ParkSuites' premium over D'Leedon is justified by recency, boutique scale, and superior remaining lease.
"In the Holland–Buona Vista CCR corridor, ParkSuites sits in the sweet spot: post-2020 quality at a meaningful discount to the newest launches, with a rental profile that validates the demand thesis."
— ShiokNest comparative analysis
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARKSUITES | 110 yrs lease commencing from 2017 | 2021 | 119 | $2,391 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2017, meaning approximately 9 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | 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 ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARKSUITES across multiple dimensions.
What Residents Say
ParkSuites has established itself as a strongly expat-oriented community, consistent with the demographics of its Holland Grove Road address and the surrounding international school cluster. The resident mix skews toward professional families — dual-income couples with school-age children, corporate transferees on multi-year assignments, and affluent Singaporean families who value the neighbourhood's lifestyle character over the prestige of Orchard-adjacent addresses.
The international school corridor is the single most powerful demographic driver. Families sending children to UWCSEA Dover, ACS Independent, Australian International School, or Dover Court International School actively seek housing within walking or cycling distance. ParkSuites' 1.3–1.4km proximity to this cluster puts it firmly within consideration for school-run convenience. The practical implication: rental demand from this demographic is structural rather than cyclical — it persists through market cycles because school calendars drive housing decisions on fixed timelines.
Primarily expatriate families (European, Australian, American) · one-north and NUS-affiliated professionals · corporate transferees in banking and professional services · Singaporean upgraders from Queenstown/Buona Vista HDB estates who value the neighbourhood character
The boutique 119-unit scale creates a community feel that larger developments cannot replicate. Residents report knowing most of their neighbours by sight if not by name — an increasingly rare social texture in Singapore's condominium landscape. The facilities, sized appropriately for this scale, rarely feel overcrowded. Pool time during peak morning hours is shared among a manageable number of residents rather than the queue-for-a-lane experience common in 500+ unit developments.
Feedback from ParkSuites residents consistently highlights three themes: the quality of the build and finishing holding up well in the 3–5 years post-TOP, the attentive building management, and the neighbourhood's walkability for daily lifestyle needs. Holland Village's dining scene serves as a de facto extension of the development's social infrastructure — residents use the neighbourhood's restaurants and cafés as informal meeting places in a way that is not possible for developments in more purely residential precincts.
The professional-and-academic tenant segment extends beyond school families. one-north's Biopolis and Fusionopolis house a large population of research scientists, biotech professionals, and tech sector employees. INSEAD Singapore, CREATE, and the NUS campus periphery generate demand from visiting academics and senior researchers who prefer the Holland Village character over the more institutional surroundings of one-north itself. This tenant diversity reduces the cyclicality of rental demand relative to developments dependent on a single sector or employer cluster.
Strengths & Weaknesses
- Far East Organization developer — one of Singapore's most experienced and trusted residential builders
- Brand-new build quality: TOP 2021 means modern fittings, smart-home integrations, and current design standards
- Boutique 119-unit scale with 50m lap pool — rare combination that delivers both privacy and full facilities
- $2,391 PSF is 19% below Skye at Holland and 14% below Leedon Green — meaningful value entry in D10 CCR
- Gross yield 3.54% backed by 234 actual rental transactions — proven rental market, not projection
- International school cluster within 1.4km: UWCSEA Dover, ACS(I), Australian Int'l, Dover Court — structural expat demand driver
- Holland Village 10-15 min walk: Singapore's most characterful lifestyle precinct for dining, cafés, weekend markets
- Dual MRT access: Dover EWL (770m) + Buona Vista EWL+CC interchange (1.3km) — two lines reachable on foot
- ~101 years remaining lease — functionally equivalent to fresh 99yr for buyers with sub-15 year horizon
- PSF appreciation trend: from $2,265 (Yr1) to $2,551 (Yr5) — 12.6% gain across the post-TOP period
- Leasehold 110yr from 2017 (not freehold) — resale pool narrows as lease decays; CPF restrictions apply below 75yr in ~2092
- Dover MRT at 770m is a 9-10 minute walk — acceptable but not the step-out-to-station convenience of some CCR peers
- Investment Score 54/100 and Profitability 54/100 — mid-range metrics; not the highest-conviction investment play in D10
- Only 119 units — thin resale liquidity; fewer transactions mean pricing can be volatile in soft market conditions
- No direct MRT station adjacency reduces appeal to buyers or tenants who prioritise MRT-steps convenience
- Freehold alternatives (Leedon Green, Hyll on Holland) available in same corridor — tenure-sensitive buyers will pay the premium
- En-Bloc Score 40/100 — low collective sale potential given recent build and 110yr tenure structure
Verdict
ParkSuites occupies a well-defined niche in Singapore's CCR market: a boutique, developer-quality, post-2021 leasehold residence in the most coveted school-proximity corridor in the city. It is not the cheapest option, nor the most aggressively priced for yield-only investors, but it represents genuine value relative to its immediate peer set and offers a quality of living environment that is difficult to replicate at this price point.
The ShiokNest Score of 55/100 reflects the balanced nature of this proposition. The development scores well on neighbourhood quality, facilities, and build standard, but the leasehold structure, moderate MRT walkability, and mid-range investment metrics (Investment Score 54, Profitability 54) prevent it from reaching the upper tier occupied by freehold D10 assets. These are structural constraints inherent to the tenure type — not reflections of anything the developer has done wrong.
ParkSuites is best suited to expat families seeking school-corridor proximity, rental investors targeting the Holland–Buona Vista professional and academic tenant pool, and owner-occupiers who value boutique scale, modern build quality, and Holland Village lifestyle over freehold tenure or maximum MRT convenience.
The 110-year leasehold structure from 2017 gives a 2026 buyer approximately 101 years of remaining lease — a horizon that is functionally equivalent to a new 99-year leasehold for owner-occupiers with a 15–20 year horizon. The lease concern only becomes material if the property is held into its 40s and 50s of lease age, at which point CPF usage restrictions and financing limitations begin to tighten resale pools. Buyers with a sub-15 year horizon should not be materially disadvantaged by the lease structure.
The gross yield of 3.54% — derived from 234 actual rental transactions and an average rent of $5,769/month — is a robust figure for CCR. This is not a projected or theoretical yield; it is the outcome of a well-established rental market in a location with structural expat demand anchored by the international school cluster. The rental vacancy risk is lower here than in comparable-priced CCR properties that lack equivalent school proximity.
The PSF discount to neighbours is the most compelling near-term value argument. Buying ParkSuites at $2,391 PSF versus Skye at Holland at $2,945 PSF (a newer 99yr product) represents a 19% discount for a property that is only 3–4 years older and in the same school catchment. Over a 10-year hold, even modest PSF appreciation will compound this entry advantage. The Year 5 PSF of $2,551 already represents a 12.6% gain from the Year 1 average of $2,265.
"ParkSuites is a developer you can trust, in a location that doesn't go out of style, at a price that still makes sense relative to the competition."
— ShiokNest editorial assessment
The primary risks are shared with all CCR leasehold assets: the resale market tightens as lease decays, CPF restrictions apply when lease falls below 75 years (in roughly 2092 for a 2026 buyer), and freehold sentiment in D10 means buyers who prioritise tenure flexibility will always prefer alternatives. These are known trade-offs, and buyers who understand them will find ParkSuites a strong proposition within its category.