Peakville Park
Overview & Key Facts
Peakville Park is a freehold landed estate comprising 67 inter-terrace and semi-detached houses along Peakville Walk, Peakville Grove, and Peakville Terrace in District 16. Completed in 1990, the estate sits in a quiet residential enclave between Tanah Merah MRT and the Bedok Reservoir corridor — a part of the East that tends to fly beneath the radar of buyers focused on Katong or Marine Parade, yet delivers a distinctly low-density, landed character that is increasingly rare at this price point.
The development is individually titled, meaning each house is registered as a separate lot under its own strata or land title. There is no single management corporation, no shared swimming pool, and no clubhouse — which is entirely in keeping with what Peakville Park actually is: a small-scale landed enclave, not a condominium. Buyers should arrive with realistic expectations about shared facilities (there are effectively none) and leave with an appreciation for the genuine privacy, spatial generosity, and freehold permanence that landed housing in this location offers.
Price performance has been emphatic. PSF has risen from roughly S$1,493 five years ago to around S$2,937 more recently — a near-doubling that substantially outpaces most comparable 99-year leasehold condominiums in the same district. Median transaction values now sit around S$3.9 million, placing Peakville Park firmly in the upper tier of OCR landed pricing. Despite this appreciation, the enclave remains meaningfully cheaper than equivalents in the Core Central Region, making it an enduring value proposition for families seeking freehold landed ownership east of the city.
Location & Connectivity
Peakville Park occupies a residential pocket bounded by Upper Changi Road North, Tanah Merah Kechil Avenue, and the broader Bedok North hinterland. Tanah Merah MRT (East-West Line, EW4) is approximately 0.76 km away — a genuine walking distance for most households, though Singapore’s climate means many residents will default to a short drive or cycling. From Tanah Merah, the EWL runs directly to the CBD (Raffles Place in around 25 minutes), Jurong East, and Changi Airport, making the line exceptionally useful for a wide range of daily commutes.
The more significant medium-term transport story for Peakville Park is the opening of Sungei Bedok MRT Station, the southern terminus of the Thomson-East Coast Line (TEL Stage 4) and a future interchange with the Downtown Line (DTL). At 1.43 km from the estate, it is not a walking station, but it adds a second line to the commuting toolkit — the TEL runs north through Marine Parade and Tanjong Rhu to Orchard and beyond, while the DTL connects directly to Bugis, Rochor, and the city. For residents willing to drive or cycle the short distance to Sungei Bedok, this station materially expands destination reach.
For daily errands, the nearest foodcourt and wet market options are a short drive toward Bedok North or Upper Changi Road. Bedok Mall, one of the east’s more complete suburban malls, is reachable in around 10 minutes by car. The East Village at Flora Drive and the cluster of shophouses along Upper Changi Road handle more routine grocery runs. Changi General Hospital is within a 5-minute drive — a notable advantage for families with elderly members or young children.
Casuarina Primary School at 0.31 km is the standout proximity win: it is effectively on the doorstep of the estate, placing Peakville Park households in an extremely strong position for Phase 2C P1 registration. Bedok North Secondary (0.75 km), Ping Yi Secondary (0.82 km), Fengshan Primary (0.87 km), and Bedok Green Primary (0.98 km) round out a commendable school catchment for an OCR landed estate.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | primary | Within 1 km |
| Bedok North Secondary School | secondary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Park View Primary School | primary | ~1.2 km |
| Bedok View Secondary School | secondary | ~1.2 km |
| Yu Neng Primary School | primary | ~1.3 km |
Facilities
Peakville Park offers no shared condominium-style facilities — no swimming pool, gymnasium, tennis court, or clubhouse. This is not an oversight; it reflects the nature of individually titled landed housing. Each house is a standalone private property, and residents are responsible for their own garden, car porch, and any additions within their own lot. The trade-off is complete autonomy: there are no management corporation rules governing interior renovations, no condo fees for shared facilities you may never use, and no shared pool bookings or facility scheduling to contend with.
For residents who want recreational infrastructure, the Bedok Reservoir Park is approximately 2 km away and offers one of Singapore’s more pleasant waterfront walking and cycling circuits. The East Coast Park PCN is accessible from the broader Upper Changi area. For fitness-oriented buyers, the proximity to these public green spaces partially offsets the absence of private condominium amenities.
“Living in a landed home here means you set your own rules — renovate the kitchen when you want, build a deck if you like, and not pay monthly fees for a pool you never use. The tradeoff is you manage everything yourself.”
— Generalised resident sentiment from property forums on freehold landed living in D16
Unit Sizes & Layout
Peakville Park comprises inter-terrace and semi-detached units — a mix typical of 1990-era HDB-adjacent landed estates built under the residential enclave concept popular in that decade. Land areas generally range from around 1,400 to 1,800 sqft for inter-terrace units, with semi-detached variants offering wider plots. Built-up areas typically extend across two storeys, providing generously sized living and bedroom spaces that dwarf anything achievable in a same-dollar condominium purchase in the same district. Most units would have three to four bedrooms and multiple bathrooms across the upper floor.
As with any 35-year-old landed estate, buyers should factor in renovation costs. Original fittings, plumbing, electrical systems, and roofing will all have varying degrees of wear, and the extent of prior renovation by individual owners varies considerably. A thorough pre-purchase inspection is essential. On the positive side, individual title means there are no collective sale complications if you wish to rebuild — a freehold terrace or semi-detached owner in Singapore can apply to redevelop their plot subject to URA guidelines, which adds a long-term optionality that leasehold condo buyers simply do not have.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 9 | $2,210 | $3,785,556 |
| 5 BR | 2 | $1,631 | $3,889,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $2,650,000 to $4,900,000, averaging $3,804,364 (~$2,529 psf).
Rents range from $4,600 to $7,500 per month across 6 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 96.7% (from $1,493 to $2,937 psf).
Neighbourhood Comparison
The relevant comparison set for Peakville Park is not condominium alternatives but other freehold landed estates in D16 and the broader Upper East Coast. Against The Bayshore (S$1,231 psf, 99-year leasehold) and The Glades (S$1,612 psf, 99-year leasehold), Peakville Park’s S$2,937 psf landed premium reflects the structural scarcity of freehold land east of Bedok. Sceneca Residence at S$2,084 psf offers a newer build with condominium facilities and a more convenient lifestyle footprint, but on a 99-year lease — the comparison is really between convenience and permanence. For buyers who want shared facilities, a newer development, and are comfortable with leasehold, Sceneca is a credible alternative. For buyers who prioritise freehold tenure, individual title, and the autonomy of a private house, Peakville Park has no direct substitute at its price point within this sub-market.
Within the freehold landed segment, buyers sometimes consider Peakville Mansion (a small freehold development nearby) or the broader stock of Peakville-adjacent inter-terrace units that come to market individually. PSF comparison across these options is imprecise because land size, renovation status, and plot orientation vary considerably. The key takeaway is that freehold landed supply in D16 is structurally constrained, which underpins the long-term floor under valuations even in softer market cycles.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PEAKVILLE PARK | Freehold | — | — | $2,529 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,231 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
ShiokNest Scores
Our proprietary scoring system evaluates PEAKVILLE PARK across multiple dimensions.
What Residents Say
“Very quiet enclave, almost no through traffic. The kids walk to Casuarina Primary every morning — we time it at under 5 minutes door to gate. That alone was worth the premium over nearby condos for us.”
— Owner-occupier, Peakville Grove (via property forum, 2024)
“It is old stock and needs work, but freehold land in D16 is freehold land. You are not going to find this at this price in D10 or D15. The price has gone up significantly since we bought — we have no complaints.”
— Long-term resident, Peakville Walk (via PropertyGuru forum, 2023)
“Tanah Merah MRT is genuinely walkable if you are not in a hurry. The walk through the residential streets is pleasant, not along a highway. We drive most days but it is nice to know the option is there.”
— Resident, Peakville Terrace (via 99.co review thread, 2024)
Strengths & Weaknesses
- Freehold tenure -- perpetual ownership with no lease decay risk
- Individually titled -- no collective sale pressure, full renovation autonomy
- Casuarina Primary School at 0.31 km -- among the closest school proximitites in D16
- Tanah Merah EWL MRT at 0.76 km -- walkable for most households
- PSF near-doubled over 5 years (S$1,493 to S$2,937) -- strong capital gains track record
- Quiet residential enclave with minimal through traffic
- Sungei Bedok TEL+DTL interchange opening 2H 2026 within 1.43 km
- Changi General Hospital ~5 min drive -- useful for families with elderly or young children
- No shared facility fees or management corporation constraints
- Rebuild / redevelop optionality under URA guidelines on individual freehold plots
- No shared facilities (no pool, gym, or clubhouse) -- pure landed living
- Gross yield only 1.72% -- not an income play; capital appreciation only
- Units are ~35 years old -- renovation budget required for most purchases
- Median price ~S$3.9M limits buyer pool and eventual resale liquidity
- Sungei Bedok MRT at 1.43 km not walkable -- requires cycling or a short drive
- Limited F&B and retail immediately on foot -- car or short drive for most errands
- Very low en-bloc score (17/100) -- no collective upside if market dynamics change
- Small development (67 units) -- infrequent transactions make precise valuation harder
Verdict
Peakville Park is not trying to compete with condominium alternatives — and that is exactly the point. Buyers here are purchasing a freehold landed house in a quiet D16 enclave with excellent school proximity, manageable MRT access, and a track record of material capital appreciation. The low en-bloc score (17/100) is a feature, not a flaw: individually titled houses do not face collective sale pressure, giving owners long-term tenure stability regardless of what happens to surrounding properties.
The gross yield of 1.72% is low even by Singapore standards, confirming that Peakville Park is emphatically a capital appreciation play rather than an income-generating asset. Buyers who need rental income to service a mortgage will find the maths uncomfortable. But for owner-occupiers — particularly families with children targeting Casuarina Primary or nearby secondary schools — the annual rent forgone is simply the cost of living in one of the east’s better-value freehold landed enclaves.
The opening of Sungei Bedok MRT in 2H 2026 is a genuine catalyst: it adds a second rail line to an area historically served only by Tanah Merah EWL, and the TEL’s routing through the Marine Parade growth corridor strengthens the east’s long-term infrastructure story. Peakville Park, with its freehold tenure and demonstrated price momentum, is well-positioned to benefit from this tailwind over the next decade.