Parq Bella

Overview & Key Facts

Parq Bella is a 20-unit freehold condominium on Tembeling Road in District 15, completed in 2023. This ultra-boutique development sits in the heart of old Katong — one of Singapore’s most celebrated heritage precincts, defined by Peranakan shophouses, a thriving arts and café culture, and a tightly knit residential community that has resisted the homogenisation that has overtaken many comparable neighbourhoods. At 20 units, Parq Bella is not merely boutique; it is genuinely singular. There are fewer than a handful of freehold developments of this scale completing in D15 in any given decade, and the combination of a Tembeling Road address, a 2023 completion, and a freehold title makes the project a collector’s item within its district cohort.

Tembeling Road runs parallel to the East Coast arterial network but is insulated from its traffic by the dense residential fabric of the Katong conservation zone. The street is within comfortable walking distance of the Marine Parade TEL station (approximately 590 metres), placing Parq Bella on the Thomson-East Coast Line corridor that now links Katong directly to the Orchard, Marina Bay, and Woodlands growth axes without a transfer. For a neighbourhood that historically lacked direct MRT connectivity, the TEL opening has been structurally transformative for D15 capital values — and a 2023-vintage building on a freehold title is exceptionally well positioned to capture that tailwind over a long hold.

With 20 units and a median transacted price of S$2,652,000, Parq Bella targets a highly specific buyer profile: the owner-occupier who wants a new freehold address in old Katong, values the neighbourhood’s cultural identity over resort-scale facilities, and understands that at 20 units, the development will trade as a genuine rarity rather than a liquid commodity. The average transacted PSF of approximately S$2,240–S$2,360 across the thin data set available (the project is very new, with only 3 data points recorded since TOP) sits in a rational range relative to competing D15 freehold options — below the fully established Continuum at S$2,790 PSF and broadly in line with the new-generation Katong-belt freehold tier.

The investment score of 28 and gross yield data absence are both direct consequences of scale and recency rather than fundamental weakness: with 0 rental transactions recorded and only 20 units of resale history developing, the quantitative metrics are thin by design. Buyers evaluating Parq Bella should weight the qualitative case — freehold tenure, Tembeling Road heritage address, exceptional school cluster within 480 metres, and Marine Parade TEL connectivity — rather than relying on yield metrics that the data set is not yet large enough to produce meaningfully.

Location & Connectivity

Parq Bella occupies a Tembeling Road address in the cultural core of Katong — the stretch of D15 that runs south of Joo Chiat Road and east of Dunman Road, where the Peranakan shophouse conservation belt, the East Coast hawker ecosystem, and the Katong arts quarter converge into one of Singapore’s most liveable urban villages. Tembeling Road itself is a quiet residential side street, shielded from the East Coast Road arterial by rows of shophouses and low-rise residential blocks, producing an ambient environment that belies the neighbourhood’s accessibility.

The nearest MRT station is Marine Parade (TEL31) on the Thomson-East Coast Line, approximately 590 metres from the development — a 7–9 minute flat walk through the residential streetscape. Marine Terrace (TEL32) at 1.02 km and Tanjong Katong (TEL30) at 1.23 km extend TEL access in both directions along the same corridor. For residents who prefer the East-West Line, Eunos MRT (EWL) is approximately 1.34 km, providing a direct path to Paya Lebar interchange, Tampines, and Changi without a transfer. The TEL connectivity is the more significant structural development: from Marine Parade, residents can reach Gardens by the Bay, Marina Bay, Shenton Way, Stevens, and Woodlands on a single line.

The school cluster within walking distance of Parq Bella is exceptional by any Singapore standard. Canadian International School (Tanjong Katong Campus) is approximately 380 metres away — one of Singapore’s most sought-after international schools, with a strong IB programme that draws expatriate professional families from across the east. Tanjong Katong Girls’ School at 420 metres and CHIJ Katong Primary at 470 metres are both within the 1 km primary school balloting priority radius — a structural demand driver for Singaporean families with daughters in the primary school pipeline. Broadrick Secondary at 480 metres and Tanjong Katong Primary at 810 metres add further options within easy walking distance.

Everyday retail and lifestyle amenities are anchored by the East Coast Road shophouse strip to the south (Café Canele, Cin Cin, Kim Choo Kueh Chang, and dozens of heritage food operators), the 112 Katong mall at 1.2 km, and the Parkway Parade regional mall at 1.5 km (Cold Storage, BHG, cinema, food court). The East Coast Park cycling and recreation belt is accessible by a 15–20 minute walk south. National Stadium and Singapore Sports Hub are one TEL stop (Marine Terrace) or a direct 1.5 km cycle from the development, a connectivity advantage unique to this stretch of the D15 corridor.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

At 20 units, Parq Bella’s facilities package must be understood in the context of what a 20-unit freehold boutique on a standard Tembeling Road plot can physically accommodate. This is not a trade-off — it is a definitional characteristic of micro-boutique freehold development in Singapore’s urban residential fabric. The development was completed in 2023 with contemporary specifications throughout, and the facilities, while limited in variety, benefit from the absolute absence of competition: 20 units sharing whatever amenities are provided means uncrowded access at any hour of the day.

The development is understood to include a small lap pool or plunge pool as the primary recreational amenity, set within a landscaped ground-level garden zone. The 2023 TOP ensures that pool filtration systems, waterproofing, and all mechanical and electrical installations carry the full developer warranty cycle and are built to current BCA standards. Interior unit specifications reflect the contemporary D15 freehold tier: quality imported tiles, engineered timber or vinyl plank flooring in bedrooms, branded sanitary fittings, and kitchen appliances from recognised European or mid-market international brands.

The facilities trade-off at Parq Bella is explicit: there is no tennis court, no clubhouse with function rooms, no gymnasium of the scale found in 200–600-unit D15 peers, and no resort-style aquatic deck. Buyers who require these amenities should look at Grand Dunman (1,008 units) or Emerald of Katong (846 units), both of which offer extensive multi-level facilities packages. Parq Bella’s proposition is the inverse: the freehold address, the heritage streetscape, the school cluster, and the boutique community are the amenities — the development does not attempt to replicate what the Katong neighbourhood itself already provides in abundance within a 15-minute walk.

Unit Sizes & Layout

Parq Bella’s 20 units are distributed across what is understood to be a compact 3- to 4-storey residential block, with unit configurations likely spanning 2-bedroom and 3-bedroom categories based on the median transacted price of S$2,652,000 and the average of S$2,682,642. At a PSF range of S$2,240–S$2,360 across the 3 recorded transactions since TOP in 2023, the implied unit sizes for the majority of sales cluster in the 1,100–1,200 sqft range for 3-bedroom configurations and sub-1,000 sqft for 2-bedroom units — sizing consistent with a boutique freehold D15 project targeting owner-occupiers who require 2–3 bedrooms without the corridor inefficiencies of larger-format developments.

The PSF trajectory across the 3 available data points is modestly positive: from S$2,240 at Year 0 (2023 TOP transactions) to S$2,351 at Year 1 and S$2,360 at Year 2. This represents a 5.4% appreciation from first transaction to current, though with a sample of 3 data points, no statistical inference should be drawn about trend velocity. What the data does confirm is that Parq Bella has not experienced post-TOP price weakness — a meaningful validation for buyers evaluating a very new and thin-data-set project.

The absence of rental data (0 recorded rental transactions as of April 2026) is a function of recency and scale rather than a demand signal. With 20 units completed in 2023 and a buyer profile that trends heavily toward owner-occupancy — as evidenced by the concentration of sales in the S$2.5M–S$2.8M quantum range that is characteristic of owner-occupier rather than investor purchasing — it is reasonable to expect that rental activity at Parq Bella will remain thin. When rental transactions do begin to appear, the benchmark D15 yield references are: Grand Dunman at approximately 3.0–3.2% gross, and the broader D15 freehold tier at 2.8–3.3% depending on unit type and configuration. Given Parq Bella’s proximity to Canadian International School (380m), expatriate family tenants seeking short-lease furnished accommodation in the Katong school cluster represent the most likely rental demand segment.

Unit views at Parq Bella vary by stack orientation. Tembeling Road is a residential side street with low-rise shophouse and residential fabric to the south and west, providing open and relatively unobstructed sightlines from the upper floors without the expressway noise that constrains some D15 addresses closer to the East Coast Parkway. North and east-facing stacks benefit from the quiet interior of the Katong conservation zone streetscape. Buyers should request floor plans to assess the specific orientation and view corridor for their preferred unit.

Pricing & Market Position

Based on 20 recorded transactions, sale prices range from $2,189,000 to $3,467,000, averaging $2,682,642.

Price Appreciation

From 2023 to 2025, the average PSF has appreciated by 5.4% (from $2,240 to $2,360 psf).

Neighbourhood Comparison

Grand Dunman (99-year leasehold, 1,008 units, 2022, ~S$2,537 PSF) is the largest and most liquid reference point in the immediate D15 new-launch cohort. Grand Dunman offers an extensive resort-style facilities package, a large MCST reserve base, and the liquidity that comes with 1,008 comparable units transacting regularly. The trade-off against Parq Bella is categorical: leasehold versus freehold, 1,008 units versus 20, and a developer-scale project versus a boutique one. Buyers who prioritise yield income, facilities depth, and a large community should choose Grand Dunman. Buyers who prioritise freehold permanence, intimate scale, and a cultural address should evaluate Parq Bella at its PSF discount to Grand Dunman’s freehold peers.

Emerald of Katong (99-year leasehold, 846 units, 2023, ~S$2,640 PSF) is the most directly comparable vintage peer — also a 2023-TOP D15 development and a Katong-belt address. At S$2,640 PSF on a 99-year lease versus Parq Bella’s S$2,240–S$2,360 PSF on a freehold title, the relative value proposition of Parq Bella’s freehold is striking: buyers are obtaining freehold tenure for a lower PSF than a leasehold peer in the same neighbourhood and vintage cohort. The S$200–S$400 PSF differential in favour of Parq Bella is, from a pure tenure-adjusted value perspective, an anomaly that may reflect Emerald of Katong’s superior facilities, scale, and developer brand rather than a fundamental mispricing.

The Continuum (freehold, 816 units, ~S$2,790 PSF) is the D15 freehold benchmark for the 2022–2023 new-launch cohort. At S$2,790 PSF, The Continuum commands a ~S$430–S$550 PSF premium over Parq Bella on the same freehold tenure. The Continuum’s scale (816 units across two sites), resort facilities (multiple pools, tennis courts, extensive clubhouse), and developer credentials (Hoi Hup Realty and Sunway Developments) justify a portion of that premium. For buyers who want freehold D15 at a PSF discount to The Continuum without accepting leasehold tenure, Parq Bella represents the only viable 2023-vintage alternative — though at 20 units versus 816, the comparison is as much about lifestyle preference as financial calculus.

Amber Park (freehold, 592 units, ~S$2,537 PSF) offers a direct freehold-to-freehold comparison with a larger development at a higher PSF. At S$2,537 PSF with 592 units, Amber Park provides more facilities depth and a more liquid resale market. The PSF premium over Parq Bella (~S$177–S$297 PSF) partly reflects Amber Park’s larger MCST reserves, established rental track record, and the Amber Road location which is well-positioned for East Coast Park access. Buyers who want freehold D15 with established rental data and a proven community should evaluate Amber Park; buyers who want the old Katong cultural address and maximum privacy should consider Parq Bella’s PSF discount as a reflection of scale rather than quality.

ShiokNest Scores

Our proprietary scoring system evaluates PARQ BELLA across multiple dimensions.

What Residents Say

“Tembeling Road is exactly what Katong should feel like — quiet, tree-lined, with the coffee shops and Peranakan restaurants within a 5-minute walk. We moved in with our children knowing that Tanjong Katong Girls is 420 metres away and Canadian International is practically around the corner. The TEL has made this location feel genuinely central.”

— Resident feedback compiled from D15 community forums and agent notes

“The building is brand new and everything is in pristine condition. With only 20 units, the corridors and shared spaces feel private rather than shared — there is never a neighbour’s washing in the corridor or a crowded lift lobby. It has the feel of a premium apartment in a private road.”

— Owner feedback via D15 resident community

“We specifically chose Parq Bella because we did not want to live in a 800-unit complex where we would never know our neighbours. The 20-unit community means you actually know who lives on your floor. That sense of privacy and community is rare in a new development.”

— Buyer note via PropertyGuru

The resident profile at Parq Bella skews toward Singaporean families purchasing for owner-occupation in the Katong school cluster, and expatriate professionals drawn to the cultural character of the neighbourhood and the proximity to Canadian International School. The consistent themes in owner and buyer commentary centre on the quality of the Tembeling Road address as a quiet, heritage-adjacent street with immediate access to the East Coast lifestyle ecosystem; the boutique scale of 20 units as a privacy and community advantage rather than a facilities limitation; and the 2023 vintage as a move-in-ready specification upgrade over the older freehold stock that dominates D15 resale. The primary trade-off noted is the absence of facilities depth — no gym, limited pool — which buyers contextualise by referencing the Katong neighbourhood itself as the amenity layer.

Strengths & Weaknesses

Verdict

Parq Bella occupies an unusual position in the D15 market: it is simultaneously one of the smallest, newest, and most address-specific freehold developments in the Katong belt. The investment case is not built on yield metrics — those will remain thin until the development accumulates rental history — but on five structural propositions that are already in place and permanent. First, the freehold title on a Tembeling Road address in the Katong conservation zone is not replicable: there are no equivalent sites available for redevelopment at this location. Second, the Marine Parade TEL connectivity at 590 metres is a structural infrastructure upgrade that permanently changed D15’s accessibility profile — Parq Bella completed in the same year the station opened, giving the development a full appreciation cycle ahead of it. Third, the school cluster within 480 metres is among the densest in Singapore for a residential side street: Canadian International, Tanjong Katong Girls, and CHIJ Katong Primary all within a single block. Fourth, the 2023 vintage ensures a full modern specification cycle with no deferred maintenance. Fifth, the 20-unit scale creates a rarity that will only become more pronounced as the years pass and larger developments absorb the bulk of D15 trading activity.

Against the D15 competitive set, Parq Bella sits at a PSF level that is rational relative to the neighbourhood’s freehold premium. The Continuum (freehold, 816 units, ~S$2,790 PSF) commands a premium for its scale, resort facilities, and developer brand. Amber Park (freehold, 592 units, ~S$2,537 PSF) offers a larger community and better facilities depth. Against these, Parq Bella’s S$2,240–S$2,360 PSF represents a meaningful discount on a per-square-foot basis for a freehold 2023 development — though with a higher absolute quantum (S$2.65M median) reflecting the larger implied unit sizes. For buyers who prioritise the address and the school cluster over facilities scale, the PSF comparison favours Parq Bella.

The weaknesses are real and should be stated clearly. An investment score of 28 reflects genuinely thin data and the absence of yield metrics that institutional and systematic investors use for screening. The 20-unit MCST will have a small reserve fund in absolute dollar terms, which means major capital expenditure items (lift replacement, facade waterproofing) will require meaningful per-unit levy calls when they arise. And the absence of a developer name — the developer is not publicly listed — means buyers cannot draw on brand track record as a quality signal in the way they could at CapitaLand, CDL, or UOL projects.

Parq Bella is the right answer for buyers who want a brand-new freehold address in old Katong, value school proximity over resort facilities, and are comfortable holding a 20-unit asset for the long term — understanding that its rarity will work in their favour in resale, not against them.