Parktown Residences has caught my attention, because it offers an integrated setting near Tampines North MRT. I appreciate the value that an integrated development can bring. This article highlights the key points, including location perks, pricing, and personal insights about living in Tampines.
Overview and Key Facts
Project Snapshot
Parktown Residences is an integrated development that includes residential units and a retail zone. The developer team features UOL Group, CapitaLand, and Singapore Land Group. The plot of land is quite large, which suggests more communal facilities. The expected completion date is mid-2030, with a showflat opening set for early 2025.
| Project Details | Description |
|---|---|
| Developer | Topaz Residential Pte Ltd (UOL Group, CapitaLand, Singapore Land) |
| Location | Tampines Avenue 11 / Tampines Street 62 |
| District | 18 |
| Tenure | 99 years from Oct 9, 2023 |
| Site Area | 50,679.7 sqm (545,511 sqft) |
| Total Units | 1,193 units |
| Unit Mix | 1BR+Study to 5BR |
| Expected TOP | June 30, 2030 |
| Launch Date | February 8, 2025 |
| Showflat Opening | February 22, 2025 |
I recall visiting Tampines North in its earlier stages. It seemed quieter than central Tampines, but I saw signs of growth. With new MRT lines and more amenities, I expect Parktown Residences to spark interest in this area.
Floor Plan Analysis
Overview of Layouts
Parktown Residences features a broad range of floor plans. The smaller units aim to serve singles or small families. The larger units may appeal to buyers looking for bigger living spaces. The layouts also include premium and study configurations for each bedroom count.
1-Bedroom + Study Units (463-506 sqft)
- Open concept kitchen for simple meal preparation.
- Cozy living area that links to an en-suite bathroom.
- Built-in wardrobes for convenience.
2-Bedroom Units (592-764 sqft)
- Multiple formats for personal preference.
- Some include a study nook or premium fittings.
- Space-efficient to cater to new families.
3-Bedroom Units (926-1,184 sqft)
- Dining area can be separate from the living space.
- Some options feature an enclosed kitchen.
- Designed for families needing additional bedrooms.
4/5-Bedroom Units (1,335-1,679 sqft)
- Larger communal zones for family bonding.
- Utility rooms for storage or helper use.
- Private balconies to enjoy fresh air.
Unit Breakdown
Below is the breakdown of each unit type with size ranges. This distribution shows a focus on two-bedroom and three-bedroom units.
| Unit Type | No. of Units | Size Range (sqft) |
|---|---|---|
| 1BR + Study | 73 | 463-506 |
| 2BR | 160 | 592 |
| 2BR Premium | 292 | 678-721 |
| 2BR + Study | 134 | 764 |
| 3BR | 135 | 926-947 |
| 3BR Premium | 158 | 1,055-1,076 |
| 3BR Premium + Study | 115 | 1,163-1,184 |
| 4BR | 57 | 1,335-1,356 |
| 4BR Premium | 47 | 1,485-1,496 |
| 5BR | 22 | 1,679 |
Many buyers in this area look for three-bedroom units. I have observed that these mid-sized layouts often suit families looking to stay near schools. For couples who plan to upgrade, the two-bedroom premium units with a study might be attractive, especially if they work from home.
Indicative Pricing
Price Per Square Foot and Projections
Parktown Residences is expected to start from around $1,900 PSF. This figure may rise to about $2,400 PSF for premium units. The estimated breakeven cost for developers is around $1,500-$1,700 PSF. The land cost stands at about $885 PSF ppr, with a total site cost of $1.206 billion.
In comparison to other integrated developments, this pricing seems aligned with current market levels. Nearby sites in Tampines or Pasir Ris reflect similar ranges, although some may have fetched higher land bids.
Site Plan and Facility Highlights
Dual-Zone Facilities
Parktown Residences includes two main facility zones: Park East and Park West. Each zone offers separate pool areas, fitness features, and lounge spaces.
Park East Highlights
- 50m lap pool for fitness.
- Hydrotherapy pool for relaxation.
- Function rooms for private events or family gatherings.
- Garden lounges to enjoy greenery.
- Tennis court for sports enthusiasts.
Park West Highlights
- Another 50m lap pool to reduce crowding.
- Relaxation pools for a calm dip.
- BBQ pavilions for weekend cookouts.
- Outdoor fitness areas for fresh air workouts.
- Co-working spaces to support remote work.
I enjoy the idea of having two separate pool areas. This tends to lower congestion. I often hear friends complain about busy pool areas in some developments, especially on weekends. Having more than one set of communal facilities usually helps.
About the Developers
UOL Group
UOL Group has a strong track record of creating visually appealing developments. They have more than 50 years of experience. Their projects often receive design awards.
CapitaLand
CapitaLand is one of Asia’s major real estate players. They have a wide range of properties and a strong focus on integrated developments.
Singapore Land Group
Singapore Land Group has delivered many mixed-use projects. They focus on building properties that incorporate commercial and residential components.
This combined experience suggests Parktown Residences may offer good build quality. I have stayed in a UOL condominium before, and I appreciated their thoughtful landscaping and functional layouts.
Connectivity and Accessibility
MRT and Bus Links
Tampines North MRT (CR6) sits around 100m away. This short distance offers an easy commute for residents. Pasir Ris MRT is about 1.23km away, serving those who need the East-West line.
Bus options include services that run along Tampines Avenue and Street 62. This helps with local travel.
I have taken the bus routes in Tampines, and I appreciate their frequency. Being near an MRT station also means a quicker commute to city areas like Raffles Place or Marina Bay.
Educational Options
Primary Schools
Angsana Primary School is only 400m away. Other primary schools within a 1km to 1.4km radius include Tampines North Primary School, Poi Ching School, Elias Park Primary School, Gongshang Primary School, and Meridian Primary School.
Preschools
My World Preschool and MOE Kindergarten @ Angsana are very close. This is helpful for parents who need convenient childcare.
From personal experience, having a kindergarten near home can be a big relief. It saves travel time, which is important on busy weekdays.
Amenities and Lifestyle Options
Shopping Malls
Parktown Mall is right next door at about 100m. Larger retail outlets like Courts Megastore, IKEA Tampines, and Giant Tampines Central 1 are within a 1.2km radius.
Other nearby malls include White Sands, Tampines 1, Century Square, and Tampines Mall. They provide a range of dining and entertainment options.
Supermarkets
Residents have easy access to Giant Hypermarket, Cold Storage, Sheng Siong, and FairPrice. This covers grocery needs from budget to premium ranges.
Food Centers
Our Tampines Hub is around 1.49km away, while Pasir Ris Central Hawker Centre is 1.68km away. These hawker centers serve local dishes at affordable prices.
Parks and Recreation
The area has green spots like Tampines Boulevard Park, Tampines Eco Green Park, and Bedok Reservoir Park. These parks are popular for jogging, cycling, or family outings. I have cycled around Tampines Eco Green Park, and I enjoy its peaceful setting.
Appreciation Potential
Historical Price Trends
Resale property in Tampines performed strongly between 2020 and 2024. HDB resale prices jumped by 36% to 49%. Private properties in the area also held stable gains.
Future Market Position
The site’s land cost is $885 PSF ppr. Estimated launch prices are between $2,100 and $2,200 PSF. Another land tender at Tampines West was sold at $1,004 PSF ppr, which hints that land costs in the region continue to trend up.
Property prices near MRT stations often hold or increase in value. Tampines North is an emerging location, so some buyers see potential in entering at an earlier stage.
MOAT Analysis
Value Factors
- Parktown Residences is priced against the regional median PSF.
- Its Tampines North address benefits from earlier development phases.
- Its integrated nature may offer a slight premium over nearby standalone projects.
MRT Proximity
- Tampines North MRT station is directly connected.
- Properties near MRT stations generally see better rental demand.
- Buyers often consider the convenience factor, which can support long-term appreciation.
Rental Market Analysis
Current Rental Trends
Tampines rental rates rose significantly from 2020 to 2024:
| Unit Size | 2020 Average | 2024 Average | Growth |
|---|---|---|---|
| 3-room | $1,750 | $2,800 | +60% |
| 4-room | $2,100 | $3,300 | +57.1% |
| 5-room | $2,275 | $3,530 | +55.2% |
This data points to healthy rental yields. With an integrated development, owners often command a premium rent because tenants enjoy MRT access, retail options, and convenience.
Investment Potential
Parktown Residences may appeal to investors focused on steady rental streams. Its location near light industrial and commercial zones can bring a consistent tenant base. The presence of co-working spaces might attract young professionals who need a live-work-play environment.
Personal Thoughts
I like that Parktown Residences will have direct access to Tampines North MRT. This station is part of the Cross Island Line, which may cut travel times to various parts of Singapore. The integrated mall adds convenience. In my experience, having groceries, dining, and other daily services below your residential units is helpful.
I also see how families will appreciate being close to schools. My relatives who live in Tampines often say they enjoy the wide selection of schools. If parents find a good match for their children, it reduces stress.
Pros and Considerations
Strengths
- First integrated development in Tampines North: This can boost property value over time.
- MRT connection: Being a short walk to Tampines North MRT improves accessibility.
- Lower starting price: The early entry might offer value in an emerging location.
- Rental market: The data suggests strong rental demand in Tampines.
Considerations
- New township: Tampines North is still developing. Some buyers may need patience as the area matures.
- Larger units: The quantum for four-bedroom or five-bedroom units can be high.
- Surrounding industrial zones: Some parts of Tampines contain industrial estates, which might affect certain buyers’ preferences.
Price Growth Chart
Below is a simple representation of HDB and private property price changes in Tampines from 2020 to 2024.
| Year | HDB Price Growth (%) | Private Property Growth (%) |
|---|---|---|
| 2020 | Baseline (0%) | Baseline (0%) |
| 2021 | +10% | +5% |
| 2022 | +20% | +12% |
| 2023 | +35% | +18% |
| 2024 | +48% | +25% |
These figures reflect approximate growth trends. HDB resale prices in Tampines grew more sharply during this period, while private property prices also registered steady gains. The overall data points to a positive market trajectory in Tampines from 2020 to 2024.
Rental Growth Chart
This chart shows the rental rate change for HDB flats in Tampines.
| Flat Type | 2020 Monthly Rent (S$) | 2024 Monthly Rent (S$) | Total Growth (%) |
|---|---|---|---|
| 3-Room | 1,750 | 2,800 | +60% |
| 4-Room | 2,100 | 3,300 | +57.1% |
| 5-Room | 2,275 | 3,530 | +55.2% |
These figures reflect the upward trend in rental demand in Tampines, with all flat types showing notable increases over four years.
Conclusion: My Verdict
Parktown Residences stands out due to its direct integration with Tampines North MRT, range of unit sizes, and a well-known developer team. It appears to meet various needs, including singles seeking a compact option or families wanting multiple bedrooms. Based on past trends, the Tampines area has shown steady property growth and high rental demand.
Reasons to Consider
- MRT convenience often attracts both homebuyers and tenants.
- The wide array of unit types accommodates different budgets.
- The integrated retail component brings practical advantages.
Possible Concerns
- Tampines North is a newer spot, so some parts of the development may take time to complete.
- Larger families who want a five-bedroom may find the purchase price significant.
In my personal opinion, Parktown Residences may suit those looking for a future-focused choice, especially if they plan to hold the unit long term. The area’s infrastructure is improving, and property values may reflect that growth. Whether you plan to stay or rent out, the features of an integrated development in a maturing neighborhood can offer a balanced investment.
