Parktown Residence
Located in District 18 (Tampines, Pasir Ris), Parktown Residence is a 99-year leasehold condominium in the Outside Central Region (OCR). Completed in 2025, the development comprises 1193 units, on a lease that commenced in 2023. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
Parktown Residence is Tampines’ first integrated development — a 1,193-unit mixed-use project along Tampines Avenue 11 jointly developed by UOL Group, CapitaLand Development, and Singapore Land (SingLand). At its launch weekend in February 2025, it sold 1,041 of 1,193 units (87%) at an average price of $2,360 psf — a staggering result that made it the first mega project in Singapore to sell over 1,000 units on opening weekend.
The “integrated” label carries genuine substance here. Parktown Residence will sit atop the upcoming Tampines North MRT station (Cross Island Line, opening ~2030) and will incorporate an air-conditioned bus interchange, a hawker centre, a community club, and a retail mall — all directly connected to the residential towers. In Singapore, only about 9 developments meet this full definition of “integrated,” making Parktown a rare product.
The developer pedigree is top-tier: UOL Group and CapitaLand are among Singapore’s most established developers, with proven track records on large-scale projects. The 545,511 sq ft site will accommodate both the residential and commercial components, though the estimated TOP date of June 2030 means buyers are committing to a five-year wait.
Location & Connectivity
Parktown Residence occupies a unique position in Tampines North — a relatively new precinct that is still actively developing. The development will be directly connected to Tampines North MRT station on the Cross Island Line (CRL), expected to open around 2030, coinciding with the development’s TOP.
In the interim, connectivity is limited. The nearest operational MRT is Pasir Ris (EW1), approximately 1.47 km away — too far for comfortable daily walking. The integrated bus interchange will be the primary public transport option until the CRL opens. For drivers, TPE and PIE are accessible within minutes.
Tampines North is not yet the established amenity hub that Tampines Central is. The three major malls and Our Tampines Hub are more than a 20-minute walk away. However, Parktown’s own retail component, hawker centre, and community club are designed to be self-sufficient, and the Tampines North precinct master plan envisions a fully developed neighbourhood by the mid-2030s.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Gongshang Primary School | primary | ~1.2 km |
| Junyuan Primary School | primary | ~1.2 km |
| Tampines North Secondary School | secondary | ~1.3 km |
| White Sands Primary School | primary | ~1.3 km |
| East Spring Secondary School | secondary | ~1.4 km |
| East Spring Primary School | primary | ~1.4 km |
| Tampines Primary School | primary | ~1.5 km |
| Pasir Ris Secondary School | secondary | ~1.5 km |
Facilities
Parktown Residence will offer a comprehensive suite of facilities across its expansive site, including swimming pools, a gym, tennis courts, function rooms, playgrounds, and landscaped gardens. The developer trio’s track record suggests high-quality execution, though specific details will only be fully assessable after TOP in 2030.
What truly differentiates Parktown from conventional condos is the integrated public infrastructure. Residents will have direct access to an air-conditioned bus interchange (no waiting in the rain), a hawker centre (affordable daily meals without leaving the compound), and a community club (classes, events, gym — at subsidised CC rates). This combination of private and public amenities is something no standalone condo can replicate.
Unit Sizes & Layout
The unit mix is deliberately weighted toward smaller configurations: 2-bedroom units make up 49.1% of available inventory, reflecting strong targeting of young couples, small families, and investors. One-bedroom + study units start from approximately $1.1 million (463 sq ft), while 5-bedroom units reach $3.5 million (1,679 sq ft).
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 12 | $2,393 | $1,107,583 |
| 1 BR | 452 | $2,399 | $1,499,666 |
| 2 BR | 330 | $2,369 | $1,957,512 |
| 3 BR | 316 | $2,327 | $2,660,690 |
| 4 BR | 55 | $2,310 | $3,487,253 |
Pricing & Market Position
Across 1,165 recorded transactions (all-time), sale prices range from $1,070,000 to $4,048,000, averaging $2,034,074.
Over the last 12 months, transactions averaged $2,325 psf.
Price Appreciation
From 2025 to 2026, the average PSF has declined by 2.1% (from $2,369 to $2,318 psf).
Price Index Check
The ShiokNest Price Index for District 18 reads 132.9 as of June 2026 — down 3.5% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
The primary comparison in D18 is Treasure at Tampines ($1,786 psf) — available now with 128 facilities and a proven resale track record. Treasure is 33% cheaper, immediately liveable, and Singapore’s most profitable condo by transaction count. But it lacks integrated status and has an older lease (91 vs 96 years).
Parktown’s real advantage is structural: direct MRT connectivity (from 2030), integrated public infrastructure, a fresh 99-year lease, and tier-1 developer quality. Historically, integrated developments trade at 10–20% premiums over comparable non-integrated projects and show better price resilience during downturns. For long-horizon buyers (10+ years), Parktown’s premium is likely justified by its rarity value.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,325 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,593 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
| PASIR RIS 8 | 99 yrs lease commencing from 2021 | 2021 | 487 | $1,684 |
Lease Decay Analysis
The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | 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 ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARKTOWN RESIDENCE across multiple dimensions.
What Residents Say
“We bought on launch day. The combination of MRT, bus interchange, hawker centre, and community club all integrated is something you just can’t find elsewhere. Yes, it’s a five-year wait, but we’re looking at this as our 10–15 year home.”
— Buyer quoted on EdgeProp, Feb 2025
“The $2,360 psf felt high compared to Treasure next door, but integrated developments hold value. Look at North Park Residences and Woodleigh Residences — they’ve consistently outperformed their neighbours. We’re betting on the same pattern.”
— Buyer quoted on PropertyGuru, Feb 2025
“My concern is the 5-year wait and what happens to interest rates by 2030. But the UOL-CapitaLand pedigree gave us confidence. And honestly, where else can you get an integrated development in D18 for $2,300+ psf?”
— Buyer quoted on 99.co, Mar 2025
Strengths & Weaknesses
- Tampines' first integrated development — MRT, bus interchange, hawker centre, community club
- Direct connection to upcoming Tampines North MRT (Cross Island Line, ~2030)
- Tier-1 developer pedigree: UOL Group, CapitaLand, Singapore Land
- 87% sold on launch weekend — strong market validation
- Fresh 99-year lease (96 years remaining) — no lease decay concerns for decades
- Integrated developments historically outperform non-integrated neighbours by 10-20%
- Hawker centre and community club provide daily convenience no standalone condo can match
- Air-conditioned bus interchange — practical daily commuting advantage
- Tampines North master plan envisions a fully developed precinct by mid-2030s
- TOP not until June 2030 — five-year wait with interest rate and policy uncertainty
- Tampines North is still developing — limited current amenities in immediate vicinity
- Nearest operational MRT (Pasir Ris) is 1.47 km away until CRL opens in 2030
- 33% premium over nearby Treasure at Tampines ($2,369 vs $1,786 psf)
- No rental track record — rental yield is entirely speculative at this point
- 2-bedroom heavy mix (49.1%) may create resale competition in that segment
- Tampines Central malls and amenities are 20+ minutes walk away
- Investment score of 41/100 reflects high entry price relative to current rental fundamentals
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, long-term hold (10+ yr), short-term flippers (<5 yr) and cpf-only buyers. Suits households with a car who value parking access alongside MRT proximity.
first-time hdb upgraders should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT is ~1467m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
Parktown Residence is a bet on Tampines North’s future — and it’s a bet backed by three of Singapore’s most credible developers and the full weight of the government’s integrated development programme. The 87% launch weekend take-up rate signals overwhelming market confidence.
The premium is real: at $2,369 psf, buyers are paying 33% more than Treasure at Tampines for units that won’t be available for five years, in a neighbourhood that is still developing. There is no rental track record and no lived-in resident feedback yet. The buyer profile (94.6% Singaporean) suggests most purchasers are owner-occupiers with a long-term horizon.
For buyers who can wait until 2030 and believe in the Tampines North master plan, Parktown Residence offers a rare chance to buy into an integrated development at OCR pricing. For those who need to move in within 2–3 years, Treasure at Tampines offers immediate value with proven performance.
HDB Alternatives Nearby
Weighing PARKTOWN RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
Sources & References
Frequently Asked Questions
When will Parktown Residence be completed?
What makes Parktown Residence an integrated development?
What is the average PSF price at Parktown Residence?
How does Parktown compare to Treasure at Tampines?
Who are the developers?
What is the nearest MRT station currently?
Latest recorded data point: Jul 2026 · 1,165 records analysed · Source: URA private-sale caveats