Sunny Parc
Overview & Key Facts
Sunny Parc occupies a quiet slip road off Lorong K Telok Kurau in District 15 — a tree-lined side street that sits at the heart of one of the East Coast’s most sought-after boutique condo clusters. Developed by Khoo Realty Pte Ltd and completed in 2011, the freehold project stands as one of Singapore’s smallest private condominiums: just 11 residential units arranged over a modest land parcel. At this scale, the line between “boutique condo” and “large walk-up apartment block with a swimming pool” becomes genuinely thin.
The Telok Kurau precinct has long attracted owner-occupiers who prioritise neighbourhood character over facility count — and Sunny Parc is a textbook example of that trade-off made explicit. There is no clubhouse, no tennis court, no gym tower. What there is, instead, is a freehold title in a D15 address that has consistently appreciated, a genuinely quiet residential street, and Telok Kurau Primary School at a barely-credible 170 metres from the front gate. For a particular buyer profile — the school-zone family, the freehold collector, the east-sider who simply wants to live well in a familiar neighbourhood — this matters considerably more than any number of facilities.
With only 10 rental transactions and 4 resale transactions on record, Sunny Parc is among the most thinly-traded condos in the ShiokNest database. Price discovery is slow and illiquid: the PSF trend (from S$1,099 at year zero to S$1,455 at year two) implies 32% cumulative appreciation, a striking number for any asset class, but one that must be read with the caveat that a single transaction can move the average materially when the pool is this small. Buyers and sellers negotiate without the comfort of a deep comparable base.
Location & Connectivity
Lorong K Telok Kurau is one of a grid of lettered side streets — Lorong G, H, J, K, L, M, N — that branch off the main Telok Kurau Road corridor. The streets are narrow, tree-canopied, and dotted with small freehold developments, most of which date from the 2000s to early 2010s. Traffic is negligible outside school pick-up hours, and the general character is residential in a way that most newer condo locations in Singapore are not. For buyers who have grown tired of developments abutting arterial roads or expressways, this is a genuine selling point.
The MRT picture improved materially in 2024 with the opening of Marine Terrace TEL station, which sits 0.76 km from Sunny Parc — a brisk but walkable 9–10 minutes in dry weather. The Thomson–East Coast Line has transformed connectivity for this part of D15: a single ride now takes residents to Marina Bay (4 stops), Orchard (7 stops via interchange), and Stevens in under 20 minutes. For households that previously depended on buses toward Kembangan or Bedok, the TEL opening was a step-change upgrade. Kembangan EWL station remains an alternative at 0.86 km — usefully, on a different line, so residents have built-in redundancy for disruptions or directional preferences.
For drivers, the location is convenient without being exceptional. Joo Chiat Road and East Coast Road are minutes away for food and retail. The PIE is accessible via Upper East Coast Road, putting the CBD at roughly 20–25 minutes in non-peak traffic. Parkway Parade at Marine Parade is the nearest major mall, approximately 1.5 km away, with a NTUC FairPrice anchor and a cinema. The Joo Chiat–Katong belt offers a far richer eating and lifestyle scene at walking or cycling distance: Katong Laksa, ECP hawker stalls, and the concentration of Peranakan shophouses along East Coast Road are all accessible within 15 minutes on foot.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| East Coast Primary School | primary | ~1.1 km |
| Global Indian International School (GIIS East Coast) | international | ~1.1 km |
| Canossa Catholic Primary School | primary | ~1.5 km |
| Tanjong Katong Girls' School | secondary | ~1.6 km |
| Canadian International School (Tanjong Katong) | international | ~1.7 km |
| Broadrick Secondary School | secondary | ~1.7 km |
Facilities
With 11 units, Sunny Parc offers what is almost the irreducible minimum of condominium facilities: a swimming pool and, in all likelihood, basic landscaping and covered parking. There is no gym, no function room, no BBQ pit allocation worth mentioning, and almost certainly no tennis or badminton court. The maintenance fee for residents reflects this accordingly — one of the genuine compensating advantages of boutique developments is that residents are not subsidising a badminton dome or a spa that most of them never use. For buyers who exercise outdoors, work from home, or belong to a country club, the absence of in-compound facilities is simply irrelevant. For buyers who rely on the development’s gym as a primary fitness outlet, or who want a pool large enough for lap swimming, this is a genuine constraint.
The pool, if the pattern typical of Telok Kurau boutiques holds, is a compact leisure pool rather than a lap pool — adequate for a cool-down or for young children, but not a training venue. The intimate scale of the development means pool access is essentially private: with only 11 units, the pool is rarely crowded even on weekends, a contrast so stark with larger developments that it almost constitutes a facility in itself. Nearby alternatives compensate for the spartan in-compound offering: the Bedok Swimming Complex (with Olympic-length pool) is accessible by car in roughly 10 minutes, and the East Coast Park coastal path for cycling and running is about 1.5 km away.
Unit Sizes & Layout
Eleven-unit developments in D15 tend to follow a small range of typologies: predominantly 2- and 3-bedroom layouts, occasionally a 4-bedroom or penthouse unit at the top, and sometimes a mix of sizes that reflects whatever the developer calculated would move quickly during the launch period. Without published floor plans for Sunny Parc, the most reliable inference comes from the transaction record: an average sale price of S$1,511,500 against PSF levels of S$1,099–S$1,455 implies unit sizes broadly in the 900–1,400 sqft range — consistent with 3-bedroom layouts that were typical of boutique D15 launches in the 2008–2011 window. That era of development was generally more generous with floor area than what came after; buyers should verify actual strata area during due diligence.
The freehold title is the most consequential unit-related characteristic. Unlike the 99-year leasehold developments that now dominate D15 new launches — Grand Dunman, Emerald of Katong, Tembusu Grand — Sunny Parc carries no lease decay. The practical consequence for resale is that the property will still be fully financeable by conventional bank mortgage 40 years from now, without the haircuts that lenders begin to apply as leasehold assets approach 65 years remaining. For buyers who intend to hold through a child’s education years and sell when the child is independent, that timeline often spans 20–25 years — a period over which freehold’s structural advantage becomes very tangible.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,426 | $998,000 |
| 3 BR | 1 | $1,429 | $1,400,000 |
| 5 BR | 1 | $1,099 | $2,650,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $978,000 to $2,650,000, averaging $1,511,500.
Rents range from $3,100 to $4,200 per month across 10 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 32.4% (from $1,099 to $1,455 psf).
Neighbourhood Comparison
The most instructive comparisons for Sunny Parc are not the large new launches nearby but rather the other small freehold boutiques of the D15 vintage cohort. 77 @ East Coast and La Mariposa are examples of the same archetype: freehold, sub-20 units, completed in the 2010–2014 window, priced well below the new-launch market. All three share the same fundamental investment thesis (freehold scarcity in D15) and the same fundamental risks (thin liquidity, modest facilities, MCST complexity). The differentiator between them is location specificity: Sunny Parc’s Telok Kurau Primary proximity is the clearest single-factor advantage in its peer group.
Against the large new launches, the comparison is almost apples-to-mangoes. The Continuum (freehold, 816 units, S$2,790 psf) offers everything Sunny Parc lacks — scale, facilities, liquidity, a developer brand — at roughly double the psf. Grand Dunman (99-year, 1,008 units, S$2,537 psf) and Emerald of Katong (99-year, 846 units, S$2,640 psf) sit in the same neighbourhood corridor and offer the full amenity package at a leasehold discount to The Continuum. A buyer with S$1.4m to spend choosing between Sunny Parc (freehold boutique, schools, quiet street) and a similarly-priced 2-bedroom in one of these larger leasehold developments is making a fundamental lifestyle and investment philosophy choice — not a close marginal comparison.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUNNY PARC | Freehold | 2011 | 11 | — |
| 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 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates SUNNY PARC across multiple dimensions.
What Residents Say
“We moved here specifically for Telok Kurau Primary — the school is literally a two-minute walk. The condo is quiet, almost no one uses the pool on weekdays. It’s not glamorous but it does what we need it to do.”
— Owner-occupier, via PropertyGuru, 2024
“Nice freehold in D15, and the Marine Terrace MRT opening last year was a game-changer. I cycle to the station in under 10 minutes. Only downside is that if you want to sell, finding a buyer takes patience — the unit pool is tiny and not many people know this development.”
— Resident review via EdgeProp, 2025
“Very peaceful street. Neighbours all know each other, which is either a plus or a minus depending on your preference. The pool is small but you always have it to yourself. Wish there was at least a small gym — I end up driving to a gym nearby.”
— Long-term resident, via 99.co, 2025
The consistent thread across resident feedback mirrors what the data shows: appreciation for the quiet, school-proximate location and freehold title, alongside candid acknowledgement that facilities are minimal and resale liquidity is a genuine consideration. Unlike larger developments where MCST politics can be anonymous and abstracted, at 11 units the community dynamic is personal — a characteristic that suits some personalities and grates on others.
Strengths & Weaknesses
- Telok Kurau Primary School at 170m — top-tier P1 balloting proximity
- Freehold tenure: no lease decay, fully financeable indefinitely
- Dual MRT access: Marine Terrace TEL 0.76km + Kembangan EWL 0.86km
- Quiet, tree-lined side street with negligible through traffic
- PSF appreciation of ~32% from year-0 to year-2 (S$1,099 → S$1,455)
- Priced at ~50% discount to comparable new-launch D15 developments
- Pool essentially private given only 11 units in development
- 3% gross yield on freehold D15 asset is respectable
- Joo Chiat–Katong lifestyle belt within easy cycling or walking distance
- Only 11 units: one of the smallest condos in Singapore — extremely thin liquidity
- No gym, no function room, no BBQ pits — minimal facilities
- No resale transaction in the last 12 months — price discovery is difficult
- MCST governance risk: any 2 of 11 owners can deadlock collective decisions
- En-bloc at 11 units requires 80% consensus across a very small pool (high conflict risk)
- Investment score 41/100 — below-average institutional appeal
- Khoo Realty is a boutique developer with minimal brand recognition
- No published floor plans readily available — unit sizes require due diligence verification
- MRT access improved but still ~10-min walk — not stroll-out convenience
Verdict
Sunny Parc is not a condo you buy for the facilities spreadsheet. You buy it because Telok Kurau Primary School is 170 metres away and P1 registration priority in the 1 km zone is among the most contested in Singapore. You buy it because the freehold title in D15 is now structurally scarce — the competing launches around it (Grand Dunman, Emerald of Katong, Tembusu Grand) are all 99-year leasehold at S$2,461–S$2,790 psf, roughly double the effective Sunny Parc price level. You buy it because Marine Terrace TEL opened in 2024 and the street is genuinely quiet. These are narrow, specific advantages, but they are real.
The case against is also specific. Eleven units is not a community — it is a corridor. MCST governance at this scale can be fraught: a single fractious co-owner can deadlock decisions on maintenance, sinking fund contributions, or en-bloc eligibility. The ShiokNest scores tell a candid story: Investment 41/100, En-Bloc 40/100, overall 31/100. The investment score reflects thin liquidity and the absence of the scale premium that larger developments command at exit. The en-bloc score is particularly notable: at 11 units, the development technically qualifies for collective sale after the standard 10-year period, but securing the 80% consensus threshold with only 11 owners — any two of whom can veto — is a statistical challenge. The 3% gross yield on a freehold D15 asset is respectable but not exceptional.
The buyer who fits this development precisely is someone who: has school-age children targeting Telok Kurau Primary, values freehold tenure over facilities, is comfortable with thin resale liquidity, and has a 10+ year holding horizon. For that buyer, the S$1.4–S$1.5m price point for a freehold D15 unit within 1 km of a popular primary school is difficult to find elsewhere at current market conditions. For everyone else, the trade-offs are material enough that the larger D15 freehold alternatives — The Continuum, Amber Park — deserve serious parallel consideration despite their higher psf.