Executive Condominiums (ECs) are the top choice for HDB upgraders; and right now two of the hottest names are Parc Greenwich and Ola. Situated in districts 28 and 19 respectively, both are fringe region properties with highly competitive price points. In this week’s comparison, we take a look at the key differentiating factors of these two properties:
Parc Greenwich (EC)
Location: 35 Fernvale Lane (District 28)
Developer: Frasers Property
Expected TOP: 10 March 2026
Number of units: 496
Current Pricing:
$1,029 psf (Lowest)
$1,218 psf (Average)
$1,320 psf (Highest)
13 October 2021: Updated TOP date to reflect the official date by Frasers.
5 most recent transactions:
| Date | Unit Size | Price PSF | Total Price |
| 16 Sep 2021 | 1,281 sq. ft. | $1,129 | $1,446,000 |
| 14 Sep 2021 | 1,066 sq. ft. | $1,194 | $1,272,000 |
| 13 Sep 2021 | 1,206 sq. ft. | $1,290 | $1,566,000 |
| 13 Sep 2021 | 1,206 sq. ft. | $1,320 | $1,591,000 |
| 13 Sep 2021 | 958 sq. ft. | $1,161 | $1,112,000 |
Parc Greenwich was launched on 11th September 2021, and is around 67.1 per cent sold.
Ola (EC)
Location: 80 Anchorvale Crescent (District 19)
Developer: Evia Real Estate (8) Pte Ltd and Gamuda (Singapore) Pte Ltd
Expected TOP: 2023
Number of units: 548
Current Pricing:
$1,028 psf (Lowest)
$1,152 psf (Average)
$1,357 psf (Highest)
5 most recent transactions:
| Date | Unit Size | Price PSF | Total Price |
| 18 Sep 2021 | 1,389 sq. ft. | $1,219 | $1,692,000 |
| 18 Sep 2021 | 947 sq. ft. | $1,086 | $1,029,000 |
| 17 Sep 2021 | 926 sq. ft. | $1,112 | $1,029,000 |
| 17 Sep 2021 | 1,001 sq. ft. | $1,197 | $1,198,000 |
| 16 Sep 2021 | 1,055 sq. ft. | $1,208 | $1,274,000 |
Ola was launched on 15th February 2020, and is around 90.3 per cent sold.
Between the two, Ola is generally more affordable
Ola combines a lower average price psf, with smaller unit sizes (see below). In terms of overall cost, Ola is going to be more affordable to first-time buyers, with many family-sized units transacting at just over $1 million.
Parc Greenwich is not a lot higher in average price psf; it’s just that the larger unit sizes drive up the quantum. In general, most buyers should brace to see totals of around $1.5 million for a family unit.
While this is still palatable to most HDB upgraders, first-time buyers may find it a stretch; especially as there’s no HDB loan for ECs (there is a minimum cash-down of five per cent for bank loans).
Which has the better location?
Transport and accessibility
| MRT | Bus | Car | |
| Parc Greenwich | No walking access | Three bus stops within walking distance | Under 25 minutes’ drive to CBD |
| Ola | Across from Cheng Lim LRT | Right outside the development | Under 30 minutes’ drive to CBD |
As with many ECs, both of these properties have no MRT within walking distance.
Nonetheless, Ola has the best access via train. Ola is just across the road (about a three-minute walk) from Cheng Lim LRT; this connects to Sengkang MRT station in a single stop, and gives you access to the North East Line (NEL).
With Parc Greenwich, you really have no walking access to the MRT, as even the closest LRT (Fernvale) is around a 15-minute walk.
When it comes to bus routes, Ola has a bus stop right outside that takes you directly to the airport (service 110) and to the bus interchange too. There’s also another bus that takes residents straight to the CBD via bus 654.
Parc Greenwich has two adjacent bus stops (After Jln Kayu and After Jln Redop), which includes services 854, 103, 50, and 70. A bit further down at 120 metres, there is a bus stop that includes service 163.
If you use any of these busses regularly, you will probably find both ECs to be quite accessible.
If you use private transport, you’ll find Parc Greenwich is a slightly shorter drive to the CBD, at under 25 minutes. Ola tends to take about 30 minutes for the same trip.
Shopping and groceries
Parc Greenwich
The following options are within one kilometre:
- Greenwich V (110 metres)
- Seletar Mall (780 metres)
- NTUC Fairprice at Jalan Kayu (510 metres)
Greenwich V is a small mall with around 21 stores, at the time of writing. There is a Cold Storage and a Guardian here, as well as a childcare service. The food court here was a bit of a disappointment the last time we checked (even before Covid); many of the stalls seemed unoccupied even then.
Seletar Mall, though further, has a much wider range of stores. There’s an NTUC FairPrice here, as well as a theatre. There are also early childhood education centers here, and a lot of enrichment centers.
Ola
Ola only has one notable mall within one kilometre. This is Compass One, formerly known as Compass Point. It’s within 620 metres of Ola.
At the time of writing, Compass One has around 50 shops, and the neighbourhood public library is spread over two levels of the mall. Cold Storage and Watsons are both in this mall; but there’s no theatre.
Between the two, we’re inclined to say Parc Greenwich has the edge – it’s much more convenient to have a supermarket, pharmacy, and childcare within walking distance (although one hopes the food court will pick up soon).
We also note that, in pre-Covid days, Greenwich V’s food court gave students a place to hang out and study, that’s quite close to home.
Parc Greenwich also has a second option in the form of Seletar Mall, whereas Ola just has Compass One. Then again, families who prize library access (this is also a good place for students to hang out and study) might prefer Compass One.
Unit size and mix
| Parc Greenwich (496 units) | Ola (548 units) |
| 2-bedders (786 – 990 sq. ft.) | 2-bedders (775 sq. ft.) |
| 3-bedders (958 – 1,281 sq. ft.) | 3-bedders (926 – 1,055 sq. ft.) |
| 4-bedders (1,206 – 1,410 sq. ft) | 4-bedders (1,389 sq. ft.) |
| 5-bedders (1,464 – 1,679 sq. ft.) | 5-bedders and Penthouse (1,722 sq. ft.) |
The difference in the unit count is not big enough to impact privacy, and likely won’t have a huge bearing on maintenance costs.
In terms of pure square footage, units at Parc Greenwich are mostly bigger; but note that as you go up in size, the Ola can have larger units instead (e.g., the Ola has some four-bedders that are larger than Parc Greenwich counterparts, and it’s five-bedders and penthouses are bigger).
Two-bedder comparison
Both units use a dumbbell layout, which helps to maximise the limited space.
Even though Ola is smaller in pure size, it offers a bit more flexibility. You have an opportunity to locate a dining area near the kitchen, or in the area suggested for a study. This is helped by the extra window at the suggested study area – good for ventilation if you use it for dining.
The kitchen layout is also quite spacious for Ola; you could possibly fit a kitchen island, or switch to an enclosed kitchen if you prefer. Parc Greenwich has an enclosed kitchen with an A/C ledge tucked near it, and there are fewer options here.
For Parc Greenwich, some buyers also may not like that the common bathroom opens up right into the dining space.
Two-bedder stacks
There are only two stacks of two-bedders in the Ola. Unfortunately, both of these face Sengkang General Hospital – which may be taboo for some buyers and tenants.
For Parc Greenwich, there’s only one stack of two-bedders, so you don’t really have much choice. It’s lucky that this stack faces the landed housing enclave, giving most units a good unimpeded view.
Three-bedder comparison
Both ECs have excellent three-bedders, with a squarish layout and no wasted spaces. Both also have the A/C ledge tucked neatly in the back, so it’s not too obtrusive.
For Parc Greenwich, the in-unit household shelter is great for storage purposes. Bedrooms are decent-sized, and we note that the study room is big enough to act as another bedroom, if it’s needed. However, note that the main door opens up directly into the dining room, which some residents may consider a bit invasive.
For Ola, a storeroom is included in the floor plan. If you don’t need that much storage space, it’s still big enough to be converted to a study area, or a small bedroom.
Probably the biggest differentiating factor is the much larger balcony, for the Ola units. Whether this is an upside is entirely subjective; some buyers enjoy large balconies, others may consider it wasted space. To the designers’ credit, the balcony does provide for much better ventilation and a lot of natural light.
One thing we don’t like, about both units, is that they lack a proper yard area for laundry. But then again, this is usually expected in units of this size.
Three-bedder stacks
For Parc Greenwich, we’re inclined toward stack 08. The units are among the more spacious three-bedders, with good ventilation for all bathrooms and the kitchen. You also get an extra window at the side of the master bedroom, which offers a good view and more natural light.
Stack 08 is also generally closer to the facilities, and faces the landed housing enclave.
For the Ola, the 947 sq. ft. units in stacks 06, 08, and 19 stand out. The units in these stacks are efficient, with no wasted walkway spaces. The main entrance also won’t open directly into the living area, providing better privacy. With the A/C ledge at the back of the unit, it also makes full-length bedroom windows possible.
Four-bedder comparison
While Parc Greenwich units are usually bigger, note that the four-bedders here are smaller than Ola counterparts. Also, note that the Ola only has one type of four-bedder (they all use the same floor plan).
For these larger units, Ola stands out for having two decent-sized master bedrooms. This will appeal to extended families, such as buyers moving in with the in-laws. As with the three-bedders, there’s also a storeroom that’s large enough to convert into another bedroom.
Parc Greenwich has decent sized bedrooms, but not on par with the two master bedrooms. We also feel that the fourth bedroom is a little on the small side; something a landlord might market as a junior suite.
That said, the Parc Greenwich unit has provided a dedicated yard area for laundry, whereas the Ola doesn’t.
While both units have enclosed kitchens, note that they lack wet and dry kitchen areas. For the Ola, the kitchen comes with ventilation windows, which is quite useful when it’s enclosed.
Four-bedder stacks
For Parc Greenwich, stack 07 faces south, providing unblocked views of the landed housing enclave, and the overall facilities. The master bedroom, with its extra window, provides an additional view of the neighbouring park.
For the Ola, stack 25 is furthest from the opposite block, which is better for the view. You also get a view of the facilities, and at mid to lower-floors can get a good poolside view.
Who should pick Parc Greenwich?
- Buyers able to handle a quantum of around $1.5 million for family units
- Buyers who need across-the-road access to a small mall and supermarket
- Buyers who appreciate having a theatre nearby
- Anyone who wants two and three-bedders that are on the larger side
- Those who prefer the bus over the MRT
Who should pick the Ola?
- Buyers who want units that are around $1 million, but are still reasonably sized for families
- Buyers going for size, who want four-bedders or larger
- Buyers who want a bit more flexibility (for smaller units)
- Families that appreciate having the library nearby
- Those who don’t mind, or may even want, to have Sengkang General Hospital nearby
We will provide updates and further information on these developments, as they become more available (especially Parc Greenwich, which launched quite recently). For a direct consultation with the experts, do reach out to us on Stacked.
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com — we read every message.
4 Comments
But I must say, thanks for the detailed comparison between the two! This is really helpful for potential buyers to have a quick comparison.
Ola aesthetic appearance looks more luxurious somehow