Mega developments always steal the spotlight, but an integrated mega development? That’s a game changer.
Introducing Parktown Residence, the highly anticipated launch that is set to make waves when it previews on 9 February 2025.
Parktown Residence isn’t just any development. It is Tampines’ first-ever integrated development and the largest in Singapore to date in terms of unit count and land size. With the last Government Land Sale (GLS) or en bloc sale in Tampines dating back to 2017, demand for new housing in the area is stronger than ever.
And here’s the real kicker. Tampines North is set for a major transformation in the coming years. That means future homeowners aren’t just buying a home. They are securing a front-row seat to the evolution of a thriving estate.
Backed by powerhouse developers CapitaLand Development, UOL Group, and Singapore Land Group, who are known for their expertise in mixed-use developments and premium residential projects, Parktown Residence promises an unparalleled living experience.
This review dives into what makes Parktown Residence stand out, from its exceptional features to its diverse unit configurations, making it a top contender for both homebuyers and investors looking for a development with serious potential.
Brace yourself. Parktown Residence is about to set a new benchmark in urban living.
Missed out? Tap the link below to catch our in-depth studio review of Parktown Residence, where we dive into why this new launch is making headlines.
*This article was written in February 2025 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
Unparalleled MRT Access
Parktown Residence – an Integrated Development – will be integrated with the upcoming Tampines North MRT station, part of the Cross Island Line (CRL), slated for completion in 2030. Residents will enjoy effortless connectivity across Singapore, with Pasir Ris MRT just one stop away for access to the East-West Line (EWL). Hougang MRT, two stops away, connects to the North East Line (NEL), while Ang Mo Kio MRT, five stops away, links to the North-South Line (NSL).
Beyond everyday commutes, the CRL will be a game changer, directly linking three of Singapore’s major business hubs—the Jurong Lake District, Punggol Digital District, and Changi’s business district. However, residents should note that Tampines North MRT station will only be operational about two years after Parktown Residence is completed.
Everyday Essentials Within Reach
For shopping and dining, Tampines Central, home to a variety of malls and eateries, is just an approximately 15-minute bus ride or an 8-minute drive away. That said, Parktown Residence is designed as a self-sustaining integrated development, embodying the vision of “a home in the garden, a town in a park”.
With a curated mix of retail, dining, and lifestyle options within the development itself, residents will enjoy the ultimate convenience without having to venture out for daily necessities. The integrated Parktown retail mall will offer a variety of shopping and dining choices, while the development will also feature a hawker centre, community club, and a community plaza for social and recreational activities.
Seamless connectivity is ensured with a transport hub, comprising the Tampines North MRT station and an air-conditioned bus interchange, making commutes effortless. Additionally, residents will have access to the Green Boulevard, part of Tampines Boulevard Park, bringing nature closer to home and enhancing the overall living environment.
Proximity to Schools
For families planning their children’s primary education, several primary schools are located nearby, though not necessarily within a 1km radius. Poi Ching School, Tampines North Primary, and Gongshang Primary are just a 5-minute drive away, while Elias Park Primary School is 8 minutes by car.
Site Plan Analysis
As expected from a development of this scale, Parktown Residence will offer an extensive selection of 70 facilities, thoughtfully designed to cater to the 1,193 residential units.
For commonly found amenities, Parktown Residence goes above and beyond by providing multiple of each, ensuring ample space for residents. The development will feature two 50m lap pools, two gyms, three BBQ pavilions, two outdoor fitness zones, two function rooms each for adults and children, and two karaoke rooms. However, with only one tennis court, residents may have to plan ahead for their turn on the court.
Family and Lifestyle-Centric Spaces
Families with young children will appreciate dedicated spaces like the Junior Adventure Playground and Kid’s Water Play Pool, designed for endless fun. Even four-legged family members are not forgotten, with a dedicated pet playground within the development.
Beyond the essentials, Parktown Residence elevates the lifestyle experience with a diverse range of wellness and recreational facilities. These include:
Reading Pavilion for quiet relaxation
Gourmet and Culinary Pavilions for hosting gatherings
Yoga Pavilion for mindful movement
Forest Jogging Trail for nature-inspired workouts
Aqua Gym for low-impact fitness
A Harmonious Blend of Nature and Luxury
Parktown Residence is designed to be more than just a home—it’s a retreat. The architecture and landscaping take inspiration from mountains, lakes, streams, and valleys, creating a seamless blend of lush greenery and modern convenience. Residents can look forward to a tranquil yet luxurious living experience, surrounded by nature-inspired elements that offer both relaxation and rejuvenation.
Comparative Market Analysis (CMA)
Comparison With Nearby Developments
In this section, we will first compare the estimated indicative prices of each unit type at Parktown Residence with the latest resale prices of two relatively nearby developments—The Tapestry and Treasure at Tampines. These developments were selected as benchmarks because they are recently completed, mid to large-scale projects that offer a relevant comparison.
The Tapestry, completed in 2021, consists of 861 units, while Treasure at Tampines, a mega-development with 2,203 units, was completed in 2023.
The indicative prices for Parktown Residence are at a premium compared to The Tapestry and Treasure at Tampines. This is expected, given the recent trend of new launch prices. In addition, Parktown Residence will also be a GFA harmonisation project, which means aircon ledges would not be included in the psf prices as shown in the table above.
Hence, for a more accurate comparison, an approximate 5% increment in the price PSF should be factored into the pre-harmonised compared projects’ price PSF. For instance, when comparing 1BR+S units between Parktown Residence and The Tapestry, the price PSF for Parktown Residence stands at $2,425, while The Tapestry is priced at $1,865 PSF. Adjusting for the 5% increment, the adjusted price PSF for The Tapestry rises to $1,957. Consequently, the price disparity between Parktown Residence and The Tapestry is then at 20.2%.
For a more detailed and apple-to-apple Price Disparity, please refer to the table below.
As an integrated development, Parktown Residence would naturally command a higher valuation, offering a level of convenience and accessibility that sets it apart.
When it comes to ease of access, connectivity, and amenities, Parktown Residence stands in a league of its own. Its seamless integration with transportation, retail, and lifestyle facilities makes it a highly attractive choice for both homebuyers and investors.
Overall, its indicative pricing remains reasonable, considering its scale, integrated nature, and its location in an area slated for major transformation and future developments, reinforcing its value as a mega development with strong potential for growth.
Comparison With Other Integrated Developments
In the second part of our Comparative Market Analysis (CMA), we will compare the indicative prices of each unit type at Parktown Residence with two existing fully integrated developments—Sengkang Grand Residences and North Park Residences. These developments were selected as they are also located in the Outside Central Region (OCR), providing a more relevant comparison.
Sengkang Grand Residences is integrated with Sengkang Grand Mall and directly linked to Sengkang MRT station on the North East Line (NEL). North Park Residences, on the other hand, is connected to Northpoint City and Yishun MRT station on the North-South Line (NSL).
Based on the indicative prices, most unit configurations at Parktown Residence are priced fairly close to those at Sengkang Grand Residences and North Park Residences. This is notable given that the latter two developments have already been launched and have had some time, though relatively short, for capital appreciation.
Interestingly, the starting price for 2-bedroom units at Parktown Residence is lower in overall quantum compared to both Sengkang Grand Residences and North Park Residences. This is due to the higher land bid price for Parktown Residence as compared to Sengkang Grand Residences.
Parktown Residence’ Growth Potential
MOAT Analysis
To evaluate Parktown Residence’s growth potential, we will first apply our proprietary MOAT Analysis to the previously discussed integrated developments. This includes assigning estimated scores to key metrics relevant to Parktown Residence, providing valuable insights for our assessment.
Sengkang Grand Residences achieved an overall MOAT Analysis score of 74%, while North Park Residences secured 66%. Both developments scored 4 out of 5 for Bala’s Curve Effect, reflecting their long remaining lease tenures. As integrated developments, they also performed well in the MRT accessibility metric, with Sengkang Grand Residences earning a perfect 5 out of 5, while North Park Residences followed closely with a 4 out of 5.
Given their locations within established HDB enclaves, both developments scored highly in the Exit Audience metric. Sengkang Grand Residences received a 4 out of 5, while North Park Residences secured a perfect 5 out of 5, indicating strong potential demand from HDB upgraders in the surrounding areas.
One key distinction was in the Rental Score metric, where North Park Residences received a 3 out of 5, likely due to its location in the northern region, which has slightly less convenient access to major work nodes.
Parktown Residence is expected to achieve a perfect 5 out of 5 in the MRT score, Volume score, and Rental score metrics. This is due to its status as a mega development and its accessibility to major work nodes via the Cross Island Line (CRL) once fully developed.
With its proximity to surrounding HDB enclaves, it is likely to score at least 4 out of 5 in the Exit Audience metric, reflecting strong demand from upgraders. Additionally, while it is a high-density development, the land it occupies is significantly larger, justifying an expected score of at least 4 out of 5 in the Land Density metric.
However, Parktown Residence may score lower in the SCH metric (Parent’s Effect score) due to only having 1 of primary school within a 1km radius (Angsana Primary School), making it less favourable for families prioritising school proximity compared to Sengkang Grand Residences and North Park Residences.
Overall, we estimate that Parktown Residence will achieve a MOAT Analysis score of at least 70%, an impressive rating that underscores its future potential as an integrated development in a transforming estate.
Parktown Residence: Strong Growth Potential in a Transforming Township
Parktown Residence is poised to benefit from the rapid transformation of Tampines North, a developing township set to accommodate approximately 21,000 new homes along with essential amenities such as a community club, polyclinic, and new schools. The area’s infrastructure enhancements, including Boulevard Park and Quarry Park, will further enhance its appeal as a vibrant and livable district.
As the first integrated development in Tampines North, Parktown Residence enjoys a first-mover advantage, allowing buyers to secure a home in an area still in its growth phase—often at a more attractive entry price compared to when the township reaches full maturity. Being surrounded by existing and future HDB estates also means a strong demand pipeline from HDB upgraders, especially as many nearby flats approach their Minimum Occupation Period (MOP).
Furthermore, as one of the few integrated projects in the area, Parktown Residence offers unparalleled convenience with direct access to commercial spaces, a bus interchange, and the upcoming Tampines North MRT station on the CRL. While future developments in the area may also benefit from these transport links, Parktown Residence stands out as a rare offering with immediate access to these amenities.
With its strategic location, integrated convenience, and strong demand from future upgraders, Parktown Residence is well-positioned to see sustained demand and potential capital appreciation, making it one of the most exciting new launches in Tampines North.
Unit Distribution
The unit mix at Parktown Residence reveals a strategic approach by the developers, focusing heavily on smaller units, which is not typical for an Outside Central Region (OCR) project. A significant 55% of the development is dedicated to 1- and 2-bedroom units, while 34% comprises three-bedroom units, and only 11% is allocated to 4- and 5-bedroom units.
This distribution suggests that investors and young professionals are the primary target audience, rather than multi-generational families or large households, which are usually more prominent in OCR developments. The strong emphasis on smaller units aligns with demand from single professionals, young couples, and those working in the area, particularly given the upcoming transformation of Tampines North into a key business and residential hub.
Floor Plan Analysis
In this section, we showcase our top choice for each available unit type. If you want to explore other floor plans not highlighted here, please contact our sales team directly or through our social media platforms.
1-bedroom + Study (Type AS1)
The 1-Bedroom + Study (Type AS1) at 506 sqft offers a practical and efficient layout, making it an ideal choice for singles, couples, or investors looking for an investment with strong rental potential.
Unlike many modern layouts, this unit does not include a balcony, allowing for a fully enclosed interior with maximised usable space. This makes it especially appealing for those who prefer an uninterrupted indoor environment without sacrificing living area.
A key highlight of this layout is the dedicated study area, providing a convenient space for work-from-home arrangements or additional storage. The kitchen is positioned near the entrance, creating a seamless flow into the dining and living areas. The master bedroom is tucked away for privacy, with direct access to the en-suite bathroom.
2-bedroom Premium (Type BP2)
The 2-Bedroom Premium (Type BP2) at 678 sqft features a dumbbell layout, an efficient design that optimises space by placing bedrooms on opposite sides for better privacy.
Unlike the standard 2-bedroom layout, this unit offers a kitchen that is slightly separated from the living and dining areas, helping to define the spaces while maintaining an open and functional flow. This layout allows the main living area to feel more spacious and organised.
The master bedroom comes with an en-suite bathroom, while the second bedroom is conveniently located next to the common bath. All units of this type are inward-facing, offering views of the development’s landscaped facilities instead of external roads or surrounding areas. This makes it an ideal choice for those who prefer inward-facing views with a more private outlook.
3-bedroom Premium (Type CP1)
The 3-Bedroom Premium (Type CP1) offers a well-proportioned layout designed for comfortable family living, with clear separation between common areas and private spaces.
One of the standout features of this layout is the spacious kitchen and yard area, which provides ample room for food preparation, laundry, and additional storage. The inclusion of a dedicated WC in the yard enhances convenience, ensuring bathroom privacy for residents even when hosting guests.
All three bedrooms are tucked away separately from the main living and dining areas, offering enhanced privacy. This makes it ideal for families who value a clear distinction between entertaining spaces and personal retreats.
Additionally, all Type CP1 units are inward-facing, offering views of the development’s landscaped facilities rather than external roads. This layout is well-suited for families seeking a functional and private home with ample space for daily living and hosting guests.
4-bedroom (Type D1)
The 4-Bedroom (Type D1) at 1,335 sqft is well-designed for large or multi-generational families, offering a generous amount of space for comfortable living.
A key highlight of this layout is the long and spacious kitchen, which comes with a dedicated yard and WC. This setup enhances convenience for household chores while ensuring greater privacy when hosting guests. The expansive living and dining areas provide ample space for family bonding, daily activities, or entertaining visitors. The large balcony further extends the living space, making it ideal for relaxation or al fresco dining.
All four bedrooms are neatly tucked away from the main living areas, ensuring privacy for family members. With its well-planned layout, spacious communal areas, and thoughtful separation of private and shared spaces, this unit is well-suited for families looking for both functionality and comfort in a modern home.
The Verdict
Parktown Residence stands out as Tampines North’s first integrated development, offering a rare combination of convenience, connectivity, and lifestyle appeal. With its prime location within a transforming estate, direct MRT access, and extensive facilities, it presents a compelling option for homebuyers and investors alike.
The diverse unit mix caters to a wide range of buyers, from singles and young professionals to growing families and multi-generational households. Its well-thought-out layouts, many of which prioritise space efficiency and privacy, further enhance its attractiveness.
With strong potential for capital appreciation and a first-mover advantage in a rapidly developing township, Parktown Residence is shaping up to be one of the most exciting and sought-after new launches in 2025.
If you’re interested in exploring Parktown Residence, contact us to arrange a Showflat Visit. We will gladly provide a personalised consultation and help you select the perfect unit tailored to your needs.
Thank you for reading and following PLB. Do stay tuned as we bring you more reviews of upcoming new launch projects around Singapore.
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