Parktown Residence Review: First Mega-Integrated Development In Tampines From $2,135 Psf

39 min read

Project:	Parktown Residence
District:	18
Address:	1 – 23 Tampines St 62 (S529411 – S529383)
Tenure:	99 Years from October 2023
No. of Units:	1,193
Site Area:	~545,511 sqft
Developer:	JV between UOL, Singapore Land and Capitaland
TOP:	Est. 2030
GFA Harmonised:	Yes

Tampines had a crucial role in the Singapore story, with the sand from its quarries fueling the construction boom in the 1960s. However, as environmental concerns emerged, the quarries started to shutter and the last among them ceased operations in 1991. Today, remnants of Tampines’ past remains, with Bedok Reservoir being a lasting testament to Tampines’ past and Tampines HDB Sand Stockpile (google it) giving you a glimpse of what it must have been like in the past. 

According to HDB, they began to develop Tampines Town in the early 1980s, with the Town Centre planned as an hourglass shape to create a unique urban design form for the town. Indeed, Tampines is said to be one of the experimental towns in terms of unique architecture, with some HDB blocks here having round balconies, rooftop gardens and pitched roofs. 

In the same way, Parktown Residence marks a first here in Tampines, as its first integrated development and the largest one in Singapore by the number of units. It is not located in Tampines Central, which is already a bustling area that is densely populated with many HDB blocks close by. Instead, it is within Tampines North, which has many newer BTOs and an upcoming MRT that will be on the new Cross Island Line. Parktown Residence will feature a retail mall (PARKTOWN), a bus interchange, a community club, a hawker centre and a green boulevard that threads through the development. All of these spell plenty of promise for future residents here, with daily amenities and transport connectivity at your doorstep. 

In any case, the launch of Parktown Residence will be keenly watched as the new launch scene in 2025 has started strongly, with The Orie and Bagnall Haus selling 86% ($2,704 psf) and 63% ($2,490 psf) respectively during their launch weekend in January.

More importantly, this will be the first mega-development that’s also an integrated project. Looking at the strong demand for recent mega projects like Emerald of Katong and popular integrated developments such as The Reserve Residences and Lentor Modern, it’s evident that buyers are eager for this type of offering.

The developers have released their pricing, with units starting from $2,135 psf and the various units as follows:

• 1 Bedroom + Study (463 sq ft) – $1.07 mil ($2,312 psf);
• 2 Bedroom (from 592 sq ft) – $1.33 mil ($2,247 psf);
• 3 Bedroom (from 926 sq ft) – $2.07 mil ($2,236 psf);
• 4 Bedroom (from 1,335 sq ft) – $2.85 mil ($2,135 psf);
• 5 Bedroom (from 1,679 sq ft) – $3.78 mil ($2,251 psf)

Without further ado, let’s go right to the Insider Tour! 

Parktown Residence Insider Tour

Parktown Residence is the largest integrated development to date, combining its mega development status (>1,000 residential units) with its integrated development status. As you may know, both categories of condos have been very well received in recent years. Examples of mega-developments include Parc Esta, and Treasure at Tampines while some integrated developments include The Reserve Residences and Pasir Ris 8. It would therefore be interesting to observe how Parktown Residence performs since it combines both aspects and is situated in a “new” part of Tampines that has yet to be fully developed. This will also be a GFA harmonisation project, so aircon ledges and the like would not be included in the psf prices here (which makes it tough to compare directly with older condos around the area).

At this juncture, I would also highlight that while some developments bill themselves as being “integrated”, there is a distinction between mixed developments and integrated ones. The key difference between the 2 is that while both have residential and commercial components, the latter also includes other public infrastructure facilities such as an MRT station and/or a bus interchange, hawker centre, town plaza etc. If you’re interested to find out more about integrated projects and their premium, you can read more here.

Parktown Residence will be linked to the future Tampines North MRT station. It will include a retail mall, bus interchange, community club, hawker centre and a green boulevard that threads through the development.

There are 12 residential blocks of varying heights, from 6 to 12 storeys high which houses 1,193 units. 

The retail mall, which will be known as PARKTOWN, will be managed by the developers, UOL, SingLand and Capitaland. You know you are in good hands when you hear these names.

If you think that the likes of ION Orchard, Raffles City and Jewel are well run, credit can be given to Capitaland while UOL manages the likes of Novena Square and United Square. All of these are generally regarded as well-run malls and the same should be expected of PARKTOWN. I expect there to be no surprises (or difficulties) in attracting a strong tenant pool, which will likely include a brand-name supermarket and chain F&B outlets. One of the spaces that is being catered for here is a commercial school, which I reckon will be an established enrichment joint given UOL’s success at United Square. 

To orientate you slightly better while you are at the show flat, the entrance to the MRT will be located at the Northernmost end of the development with Blocks 15 and 17 closest to it.

The hawker centre will be on the other end, at the Southernmost part of Parktown Residence. The Community Club and Community Plaza are to the west while the bus interchange will occupy the bulk of the eastern part of the project. 

Among the unique features of Parktown Residence is the existence of a “green boulevard” that stretches from Tampines Avenue 12 through Tampines Street 62, where Parktown Residence is located, to Tampines Avenue 11. Part of the Tampines Boulevard Park is already open, as covered by the Straits Times here.

For Parktown Residence, this means that a sector in the middle of the development will have to be open air to accommodate the flow of the green boulevard, thereby separating the development into Park West and Park East.

There will also be a 24-hour through link from the MRT to the retail shops and the neighbouring HDB blocks, which are linked by overhead bridges. 

The design of Parktown Residence is inspired by its surroundings and its locale. Tampines is named after tempinis, or Ironwood trees and Parktown’s proximity to Sungei Api-Api and Pasir Ris Park means that the condo’s design is inspired by the combination of park, riverine and beach.

What is evident is its emphasis on nature, with an abundance of trees and plants across the development. This is quite a common theme, which is unsurprising given our reputation in the early years as a Garden City. The overall architecture can be described as modern and simple and nowhere as adventurous as one of the more recent integrated developments, The Reserve Residences.   

Given the sheer number of units and the number of additional public infrastructure facilities such as the mall and bus interchange, the planning of the roads and ingress/egress are crucial. As we can see from the traffic issues that projects like Watertown or Woodleigh Residences have had, poor access planning can lead to congestion and frustration for residents. How well Parktown Residence manages traffic flow—especially during peak hours—will be a key factor in its long-term livability.

So let’s see how they are tackling that here.

There are 3 different entrances to the development – 1 for the residents and their guests, 1 for the bus interchange and 1 for those visiting the retail mall.

For the latter, the entrance will be from Tampines Avenue 11 while the former 2 will enter along Tampines Street 62.

There will also be a backup egress for the buses along Tampines North Drive 2, which will not be in use unless required. The entrance to the residential component will be at Basement 1, where the guardhouse will also be situated. So far, this looks like it may be manageable.

There are individual lobbies for each residential block and a total of 961 carpark lots, making up 81% of the development. This includes 10 EV charging lots and 7 accessible lots. Considering the direct MRT access that Parktown has, along with the sky-high COE prices and the large proportion of 2 Bedroom units here, I think that the number of lots is sufficient even despite its location. 

Because this is a mega development, it should come as no surprise that you will get plenty of facilities here – 77 of them to be exact, with most of them being on the 2nd storey above the retail mall. 

Remember how I mentioned earlier that the facilities are divided into Park East and Park West? Unlike The Continuum, they are not exactly separate per se, but are linked by a connecting bridge (which also serves as a jogging track). While there are a few more facilities at Park East, I would say that most “standard” facilities are found on both sides of the condo. That said, those living in either block can easily access the facilities on the other as they are all for communal use.

I’ll start with the high-level statistics before delving deeper below – according to the marketing materials, there are a total of 20 aquatic facilities and 6 pools in the development. There are also 6 fitness facilities and 8 gardens, groves and trails. For those looking to entertain or wind down, there are 6 dining pavilions, 6 lounges and 3 lifestyle pavilions. In addition, there are also 2 lawns and 3 decks to give the residents of Parktown Residence more common areas to stroll around. 

Indeed, if density is of concern to you, we did a simplified calculation (total land area divided by number of units) and Parktown Residence fares quite well at 457 sq ft of common space per unit, as compared to 251 sq ft for Sims Urban Oasis, 295 sq ft for Treasure at Tampines and 358 sq ft for Normanton Park. In fact, it comes close to the 490 sq ft offered by D’Leedon, which is arguably a more premium development nestled in a Good Class Bungalow Area. That said, I believe the land area for Parktown Residence also includes parts of it catered for the integrated development, so the “spaciousness” may not be as apparent as one might have hoped. 

The “first” floor of Parktown Residence starts on Level 2, which is where you also find all the facilities. This is 10m above ground, which is a good clearance of about 3 storeys. 

Starting with the facilities unique to Park East – the Northernmost corner boasts the development’s only tennis court and a separate multipurpose court. While I am well aware that 1 tennis court is not ideal to meet the demands of almost 1,200 units, I don’t think I have ever had the chance to review a new launch with 2 courts since I started writing here 4+ years ago. Hopefully, the multipurpose court (suitable presumably for padel/pickleball given its popularity now, or the evergreen badminton) will help to divert some demand away from the tennis court.

In case you can’t get either, the outdoor fitness area is also just beside for some callisthenics instead. 

I like the design concept of the pools at Park East, as they play to the nature theme of the development, meandering around parts of the development like Sungei Api Api close by.

The pools also give off the beach and coastal resort vibe, with the poolside lounge (closest to Block 17) giving you gradual step access to the 50m lap pool with the sun deck and sun lounge (both with deck chairs) close by. This is 1 of 2 50m lap pools at Parktown Residence and while the other at Park West is regularly shaped, the one here features curves similar to a river or stream as the area is shared with other (presumably) shallower pools.

The other pools here include the wellness pool and hydrotherapy pool, as well as an aqua gym and an aquatic therapy lounge. All of these appear to be more geared towards recovery and wellness for those done with their laps or recovering from injury. From what I know, the aqua gym will be equipped with 2 aqua treadmills, 2 aqua bikes and 2 ellipticals. 

At the Eastern end of the development, you’ll find more water features, although these are more for aesthetic purposes. They include the misty stream, and tranquil pond as well as one dedicated to the kids – the kids’ water play area, which is so important for a large, family-focused development like this. The water play area is huge at more than 1,600 sq ft and is located strategically beside the Junior Adventure area, which is presumably the playground for kids – thereby offering both wet and dry options for the little ones. 

Any experienced developer would have its kid’s facilities congregated in a single area since they do get restless and may quickly hop off to the next “fun” thing around. Given the strength of the 3 JV partners, it is no surprise that they have done so, with a games room, 2 kids’ function rooms and a kid’s entertainment room all situated close by.

With 1,193 units in a mature estate, I am glad that the developers have spared no expense in building more facilities for the kids!

You would commonly find pavilions that are close to kids’ areas in condos and it is no different here, with the gastronomy pavilion and the reading pavilion. Based on their names, it would come as no surprise that the former will be equipped with electrical BBQ pits. 

Around the kids facilities are also trails that may appeal to the young ones too – a firefly trail, valley grove and teal forest are among those that can be found here. There is even a 350 sq ft amphitheatre here, though I’m not sure why there’s really a need for one.

Close by, you would also find a couple of rooms that are suitable for those who are more musically inclined with 2 KTV rooms and 1 music room. You don’t see these in smaller developments typically, as these are luxuries that only come with larger projects that can afford the space.

Heading back to the area close to the tennis court is where there will be another “island” of facilities. These include 2 function rooms for hosting, a dance studio/yoga room and a gym. In case you miss out on what I have to say below, there are 2 gyms, and 4 function rooms in the development, spread equally across the Park East and Park West zones. I like this arrangement (for the gyms), as residents here don’t have to take as far a walk to get to the gym.

Due to the existence of the Green Boulevard, there is a requirement to keep a continuous flow of greenery across Tampines North and Parktown Residence is no exception. As such, between Blocks 9, 11 and 13 is where there will be an “air well” for the mall, which is also what separates the facilities for Parktown Residence, linked by 2 bridges that form the forest jogging trail that has a 600m route.

I covered the facilities at Park East earlier and will now move on to Park West. It’s not exactly a carbon copy of Park East, although there are some similar facilities.

There is also a 50m lap pool here, although the one here is of a regular shape and is less “creative” as compared to the one at Park East. Perhaps the one here may attract the more serious swimmers and with a width of about 7m, it can accommodate up to 3 swimmers side by side.

Beside the 50m lap pool is a relaxation pool, perhaps best for those winding down after a tiring swim or some who simply wish to relax. If you don’t wish to get wet, there are also cabanas and sun decks nearby.

Similar to Park East, the aquatic facilities are plentiful at Park West too, with massage jets, an aqua terrace, a cove pool and water terrace close by to cater to a wide range of residents. As mentioned earlier, there is another gym at Park West (2 in total) and 2 additional function rooms. There’s an advantage in splitting these facilities up, as it should hopefully ease the crowding during peak hours, especially for the use of the gym and pool.

For dining facilities, there are a total of 3 BBQ pavilions within Park West, with a further 2 gourmet pavilions that are spread across the west side of Parktown Residence. As you can imagine, having almost 1,200 units means that these may get popular, especially during festive seasons such as CNY and Christmas. 

To cap it off, there are also 2 co-working lounges located at either side of the development to suit the needs of those who still have the flexibility of working from home, as well as a leisurely putting green and a lookout pavilion that some residents may put to good use. 

In summary, there are certainly plenty of facilities at Parktown Residence but one also needs to remember that there are 1,193 units, which makes this the largest integrated development by number of units. Having 2 separate gyms (of around 1,000 sq ft and 1,300 sq ft respectively), 2 50m lap pools and 4 function rooms (each around 400 sq ft) spread across the development would ideally solve any human congestion issues during peak hours and festive seasons. UOL, SingLand and Capitaland are top-class developers in the Singapore real estate scene and one can certainly count on them to understand the needs of their target market. 

Now that we are done with the insider tour, let’s move to the show flat units!

Parktown Residence – 2 Bedroom Premium + Study Type BPS1 (71 sqm/764 sq ft) Review

There are 586 2-Bedroom units at Parktown Residence, making this the most predominant unit type in the development. Layouts range from 592 sqft to 764 sq ft, with the show flat unit being the largest 2 Bedroom available. The differences in size are attributed mainly to an additional bathroom (the 592 sq ft layout comes with 1 bathroom) and a study area in some units. The ceiling height is at a reasonable 2.79m, with the choice of flooring being matte porcelain tiles for the common areas and vinyl for the bedrooms, both of which are what I would expect for a mass-market condo.

The surprising thing about Parktown Residence is that materials do get more premium as the units get bigger, with the 5 Bedroom units getting marble and large format timber floors (more on that later).

Entering the unit, the kitchen will be to your immediate right and while the one here does not have windows for ventilation, you do have the option of enclosing it at your own cost. This has always been my preferred option for kitchens in smaller units, as you have the flexibility of enclosing it if you cook often and prefer to contain the smells and oil. 

Given the size of the unit, this is a well-sized kitchen at 6.8 sqm, with quartz countertops on both sides of the kitchen. You’d also get top and bottom cabinets for storage, with the developers keen to emphasise that at least a couple of them in every unit would be open shelving to display more aesthetic kitchen wares.

Appliances here are generally from Bosch, which includes the induction hob, cooker hood and built-in oven. The only exception would be the freestanding fridge from Samsung, which I reckon is mainly for the Green Mark Platinum eligibility. The stainless steel sink will be from Blanco with the sink mixer from Grohe.

To the left of the entrance is a built-in cabinet that houses the DB box and provides some shelving to store your necessities.

Venturing further into the unit, you would notice that the placement of the 3.7 sqm Study is a little different from most other developments. It comes across as a continuous space from the adjacent dining area, which accentuates the latter, as it now appears to be more spacious than many of its 2 bedroom layouts in the market.

The ID in this show flat has included a 4-seat dining table although it does look like you could accommodate a 6-seater if you “flipped” the table and don’t mind it intruding into your study. 

The study area here is a compact one and unlike some new launches, is nowhere near big enough to be another bedroom. Instead, the IDs have lined this space with shelvings filled with decorative items, including vases, books and pottery, which I find quite artistic. As with the show flat, you can certainly use this as a study, especially for those of us with the flexibility to work from home.

Alternatively, if you don’t need this study at all, there is always the option of converting this area into a utility room, given the lack of one in this 2 Bedroom unit. However, you would only be able to do so with this layout as it is the only 2 Bedroom layout that comes with a study. 

As part of Parktown Residence’s Green Mark Platinum certification, every unit will have a ceiling fan installed. This was not the case for the show flat (only the 3 Bedroom one displays it) so do take note that you would have to uninstall it during your renovation if you find it unsuitable for your home’s design.

The living room is of a standard width at 2.8m, which means that while you can have a coffee table between your couch and TV, it would have to be a compact one to ensure that there is sufficient walking room. The space also looks best suited for a 3-seater couch, which is the market standard for a 2 Bedroom apartment. 

The balcony beside the living room is 5.2 sqm in size, which is pretty decent. The IDs have left this space quite sparse but they did do one thing – to deck up the flooring such that it would level with the living room. It is an additional cost for you but some people enjoy that seamless look between spaces. Some owners or tenants may also choose to have an alfresco dining area here, which should be able to fit a 4-seater, although I’d imagine that there won’t be much walking room left. 

Bedroom 2 is sized at 8.8 sqm, which is about the industry average.

It has direct access to the common bath (Bath 2), which is always a fantastic thing to have.

As with most other new launches, you can place a Queen size bed in this common bedroom, although doing so would mean that you would only be able to fit 1 bedside table. To me, if this is meant to be a kid’s or tenant’s room, the preferable option would be a Single bed that will leave space for a compact study table. Do note though that as the aircon ledge is just beside, the windows here will not be full height. 

Bath 2 is a jack-and-jill bathroom, accessible via the living room and Bedroom 2. It is 4.3 sqm in size, which is the industry average. The design is plain and inoffensive and looks pretty much like most other new condos out there. As most would expect, there are no windows so you would be relying on mechanical ventilation. 

The standard provisions include a vanity cabinet with a solid surface countertop as well as sanitary wares from Grohe, which include the wall-hung WC, under counter basin and mixer, shower mixer and hand shower set. 

The Master Bedroom measures 10.9 sqm in size, which is reasonable for a 700+ sq ft unit. You can comfortably fit a Queen size bed with a side table here.

Full-length windows come as standard, as well as a built-in wardrobe with a mirror and accessories rack by the side (only for the Master Bedroom). 

The ensuite Master Bath (5.2 sqm) has a similar design and fittings to the common bath, with the Grohe rain shower being the only additional feature here. The other Grohe fittings include the wall-hung WC, under counter basin, and mixer/shower mixer. 

Parktown Residence – 3 Bedroom Premium + Study Type CPS2 (108 sqm/1,163 sq ft) Review

There are a total of 408 3 Bedroom units at Parktown Residence, making up 34% of the development. This makes it the second most popular layout after the 2 Bedroom type. The 3 Bedroom layouts are divided into standard, premium and premium + study, with the latter 2 having a household shelter. This show flat unit is the smallest 3 Bedroom Premium + Study layout, although it remains the 3rd largest 3 Bedroom type and can be considered comfortable at 1,163 sq ft (in today’s context). The ceiling height is average, however, at 2.79m. 

3 Bedroom Premium units and above get polished porcelain tiles for the common area and natural timber for the bedrooms while the standard units have matte tiles and vinyl flooring. As much as agents can tell you how the vinyl looks “realistic”, it would never appear the same as natural timber – and I’m pleasantly surprised that Parktown Residence has gone with a more premium choice given its mass market positioning.

The unit has a L-shaped entrance, which grants you full privacy from your neighbours. You would also be able to build shoe cabinets along the corridor leading into the unit and/or hang artwork as they have done here.

As with most 3 Bedroom units of above 1,000 sq ft, the one here has an enclosed kitchen and yard. It is a long, rectangular area that makes up 12.1 sqm of space.

You get plenty of built-in cabinets, including the open shelving at the end of the kitchen, which was meant to give a bit of variation in terms of the provisions.

In terms of electrical appliances, you get a host of Bosch ones including the washer and dryer, 3 zone gas hob, cooker hood and built-in oven, which was strategically placed at chest level for easy access. The 2-door fridge is from Samsung. 

The supposed yard is an extension of the kitchen with a WC beside. For those hoping to hand wash their clothes and hang dry them, this layout would be practical in allowing you to do so. 

All 3 Bedroom Premium layouts also have a household shelter and the one here is 3.8 sqm in size. This is probably the most underrated room for families, as it allows you to store away the clutter you may have gathered over the years. For those with helpers, some may also opt to have this as the helper’s room instead. 

Heading back to the dining area – while the one in the 2 Bedroom show flat appeared spacious for its size, I don’t think you can say the same about this unit. At 1,163 sq ft, the ideal layout would have parallel dining and living areas, allowing one to place a longer dining table for family meals and hosting. The one here appears less spacious and best suited for 4 (or 6 at most) even with bench seating where those sitting inside may already struggle to get in. Extending the table either way would encroach the corridor from the entrance or to the bedrooms. 

As mentioned in the 2 Bedroom review, each unit at Parktown Residence will come with a ceiling fan installed and the show flat here is the only one that displays this. 

The living area is 3m in width, which is quite standard in the market. Here, you can place a 4-5 seater couch, a compact TV console and a coffee table.

The adjacent balcony is 7.3 sqm in size and pretty practical as you can tell from the ID works. They included a daybed that gives off a glamping vibe as well as 2 pots of plants. If you are like me and find the dining room a little too small, you could opt to have a dining set on the balcony, which should sit 6 people a little more comfortably.

The common bedrooms, Bedroom 2 and Bedroom 3, are identical in size at 9 sqm.

The one closest to the living room is Bedroom 3, which has been done up as a kid’s room with a zoological-themed wallpaper. They have fitted the room with a super single bed, with enough room for additional shelving by the windows and a bedside table. This makes it more practical with additional storage for books etc.

On the other hand, Bedroom 2 has a Queen size bed on a platform, which makes the room feel a little smaller. That said, its purpose is to let buyers know that each room is spacious enough to place a Queen size bed, which works well for those looking to prioritise a larger bed in their room.

Both common bedrooms and guests share Bath 2, which is also average in size at 4.6 sqm. This particular layout has a window in the common bath, which is always a plus. In addition, while most new launches only provide the window, the one here even has the mesh cover provided. This means that you can keep the window open and enjoy the ventilation while ensuring that your privacy is not compromised. The racks that you see are not included, but can be bought easily from Ikea. I appreciate the thoughtfulness here and highlights the experience of the developers in meeting the practical needs of buyers. 

Standard provisions in this bathroom include an under-counter basin and mixer from Grohe with a built-in cabinet. Other sanitary wares are similarly from Grohe, including the wall-hung WC, shower mixer and hand shower set. Most buyers would probably have heard of Grohe, an established brand with German origins and now a part of the Japanese Lixil Group. They are known for their durable and well-made wares given their long history. 

In this layout, you will also find a window along the corridor leading to the Master Bedroom. This is quite unique as it will bring extra light and ventilation to a usually dark area. So if this is important to you, be sure to watch out for layouts with such a feature at Parktown Residence. 

As you know, this layout also comes with a 5.8 sqm Study. Its door is clearly marked out at the show flat but has been sealed because it has been converted into a walk-in wardrobe with a dresser as part of the ID treatment. I like this idea because not every family requires a study, either because they do not have so many occupants in the home or because they have combined the study into individual bedrooms.

In any case, the one here has been designed with a gunmetal glass finish, giving it quite a classy look. The dresser by the end is also practical as a dedicated space for the missus to get ready in the morning. The walk-in wardrobe and dress are features that many might be looking for but can hardly find in new launches, especially in units that are smaller than 4 Bedrooms.

If you prefer to keep it as a Study, it is also pretty self-sufficient with its own aircon and full-length windows. Given its 5.8 sqm size, you could even have it as the occasional guest bedroom as it should be able to squeeze a Single bed in by my estimates. 

The Master Bedroom is 13.9 sqm in size, which is decent by today’s standards. As such, having a King size bed is no issue, with enough room for an additional 2 side tables. The full-length windows are also pretty large format, giving the room a classier vibe and plenty of natural light.

The built-in wardrobe comes standard, as with the accessories shelving by the side. 

The ensuite Master Bath is  5.3 sqm in size and comes with a window by the shower stall. Note that the mesh cover provision found in the common bath is not applicable here as the window will need to be by the WC to get it.

The bathroom will include an under-counter basin and mixer from Grohe with a built-in cabinet as well as sanitary wares such as the wall-hung WC, shower mixer and rain shower set from Grohe. The main difference between the bathrooms would be the inclusion of the rain shower here.

Parktown Residence – 4 Bedroom Premium Type DP2 (139 sqm/1,496 sq ft) Review

There are 104 4 Bedroom units at Parktown Residence, making up 9% of all units. The show flat layout is the largest 4 Bedroom available in the development. As mentioned above, units that are 3 Bedroom Premium and larger get polished porcelain tiles for the common areas and timber floors for the bedrooms. In fact, 5 Bedroom units get marble flooring (which seems to be a rare find these days) and larger timber strips for the bedrooms. 

The ceiling height comes in at a standard 2.79m. There are no private lifts for any unit, which may be a surprise given the higher-end materials used here. That said, I am also cognisant that Parktown Residence is not meant to be a luxury development so to have these trappings would merely add to the overall cost. 

The entranceway here is an L-shaped one, giving owners privacy from their neighbours. It also allows you to build shoe cabinets or display shelves along the way. I would describe the entrance corridor as a premium space that should be reserved only for larger units above 1,000 sq ft.

Similar to the 3 Bedroom show flat, the dining and living areas are separate, which has its pros and cons.

While I found the one in the 3 Bedroom show flat a little small for its size, the one here is much better, as it sits 8 comfortably with sufficient walking room all around. You also have the option of extending it further to accommodate 10 pax in my opinion. 

The dining area is located beside the kitchen, which allows easy access for owners to interact with their guests. The kitchen here is also very unique, as it has sliding/foldable glass doors that seamlessly transform the kitchen from enclosed to open. If you are not engaging in heavy cooking, having a buffet spread for a party or simply enjoying your morning cuppa, you can keep the glass doors open while enclosing them when it is the converse.

The kitchen is well-sized at 14.6 sqm (which includes the yard) and includes plenty of top and bottom built-in cabinets. As with all other units, the cabinetry works also include a couple of open shelves to give the unit some semblance of design.

Kitchen appliances here include a wine chiller from Vintec, a 2-door fridge from Samsung, a washer, a dryer, a built-in oven, a 3-zone gas hob and a cooker hood from Bosch. The stainless steel sink is from Blanco with its mixer from Grohe. In general, you have everything you need in the kitchen, from the basic (sink, tap) to the “wants” (wine chiller, dryer). 

At the end of the kitchen is where you will find the yard, where you can choose to install a clothes rack for those who prefer to rely on natural elements to dry your clothes. When the rainy season hits, you can always fall back on your Bosch dryer.

The household shelter and WC are also situated here, where they can serve as your helper’s quarters if you have one. Alternatively, one would certainly appreciate the usefulness of a storeroom in such a large apartment. 

Moving back to the living room, the width here is significantly larger than the 2 other show flats at Parktown Residence. At 4.5m, it trounces the 3m in the 3 Bedroom showflat and 2.8m in the 2 Bedroom show flat. Of course, I am aware that this unit also costs significantly more and this is the luxury you get when you have deeper pockets. As a result, you can easily place a 4-5 seater couch with a proper coffee table and even leave room for a 1 or 2 seater by the side too.

The balcony is equally substantial at 11.5 sqm, which is larger than the Master Bedroom in the 2 Bedroom showflat!

The IDs have designed it as an extension of the living room, with a 2 seater couch occupying the length of the balcony on one side and shelving and sideboard for drinks on the other. It’s a good amount of space so you have flexibility to choose how you’d like to be – an alfresco dining area, a garden or a workout spot. 

Among the 4 bedrooms, the Master Bedroom and Junior Master Bedroom each have an ensuite bathroom. Despite its name, the latter is similar in size (9.2 sqm) as the other 2 common bedrooms (9.1 and 9.2 sqm respectively). All the bedrooms have full-length windows as the aircon ledge is located beside the kitchen. 

I’ll start with Bedroom 3, which is the first bedroom along the corridor. It is 9.2 sqm in size and can fit a Queen size bed as they have done here. If you flush the bed to the window, you can accommodate a decent bedside table too.

Moving next to Bedroom 4, which is 9.1 sqm in size. The difference in size is insignificant so you could still have a Queen size bed in this room. However, for illustration purposes, the IDs have gone with a Super Single on a platform bed instead, which leaves room for a built-in study table.

Both Bedrooms 3 and 4 share Bath 3, which is 4.6 sqm in size. It shares a similar design as the other bathrooms we have seen at Parktown Residence – simple,  inoffensive and if there were to be any gripe about it, it’s the fact that every new launch looks rather similar. The bathroom comes with quality sanitary fittings from Grohe including the wall-hung WC, shower mixer and hand shower set. It’s a well-known German brand (now owned by the Japanese) that has found its way to many homes in Singapore (including mine). The best part about this bathroom is the window – natural ventilation is always my preferred choice! 

As mentioned, the Junior Master Bedroom is similar in size to the common bedrooms at 9.2 sqm, with its only advantage being its ensuite bathroom. The IDs have included a Queen size bed here with some slim shelvings at the corner. 

The ensuite Junior Master Bath is 5.4 sqm in size and uses a darker shade of tiles for the walls, giving it a classier touch. It comes with similar fittings as the common bathroom, including the wall-hung WC, shower mixer and hand shower set from Grohe. It also has a window for natural ventilation. 

Finally, we get to the Master Bedroom, which is very comfortably sized at 14.9 sqm. With its large window panels and spacious area, the bedroom appears roomy with plenty of potential.

The IDs even went as far as placing a proper dresser and bedside table beside the king-size bed. Ambitious but it does look like the dresser would impede access to the built-in wardrobe so I’m not sure if it’d be wise to do that, especially if you intend to have the dresser as a built-in feature.

The ensuite Master Bath is 5.3 in size, which is (surprisingly) marginally smaller than the Junior Master Bath. Not that it makes a difference in my opinion, although I am sure some buyers may have hoped for a larger bathroom – perhaps one with a his and hers sink or even a bathtub. The bathroom here has a window on top of the wall-hung WC – hence, the developers will provide the mesh cover that allows you ventilation while ensuring privacy. You get similar Grohe fittings such as the wall-hung WC, shower mixer and rain shower set, which is only available for the Master Bath.

Parktown Residence Location Review

As you already know, Parktown Residence is an integrated development that comes with direct access to the upcoming Tampines North MRT on the Cross Island Line and a bus interchange. Barring unexpected events, Tampines North MRT is expected to be completed around the same time as Parktown Residence, giving residents enhanced connectivity with the rest of Singapore instantly.

From Tampines North MRT, it would take you 1 stop to Pasir Ris, 2 stops to Hougang, 4 stops to Punggol and 5 stops to Ang Mo Kio. Those working in the CBD will take about 15 stops, which is similar to those living in Pasir Ris. So, while Parktown Residence is an integrated project, do note that the CRL does not have direct access to the CBD and commuters would need to change train lines (which can be a little inconvenient).

Still, the MRT will be a game changer because we cannot hide the fact that Parktown Residence is located far from most parts of Singapore. Taking a look at private transport distances below, you can tell that perhaps driving may not be the most time-efficient option here, especially during peak hours. The sheer distance and time taken to get to most parts of Singapore require plenty of buffer time, as you would be subject to traffic conditions over the long distance. That said, with the upcoming MRT, you may end up taking the same amount of time albeit much more predictably. 

For parents, Angsana Primary would be the only confirmed primary school within the 1 km radius. Poi Ching School is a much more popular option, but its distance has not been updated by OneMap (the official source) yet and will be a “gamble” on the part of buyers looking to enrol their kids here. There are a further 8 (wow!) primary schools within the 2 km radius, which includes the even more popular St Hilda’s Primary, as well as Gongshang Primary School. 

In terms of daily amenities, you should be well served with PARKTOWN mall at your doorstep. If you prefer venturing a little further, the megastores of Courts, Giant and IKEA are also close by, as with the malls at the Tampines Central precinct (Tampines 1, Tampines Mall and Century Square). 

Nearest MRT: Tampines North MRT (Doorstep)

Public Transport 

Bus Station	Buses Serviced	Distance From Condo (& Est. Walking Time)
Opp Blk 614Stop ID: 75499	18, 68, 68A, 296	Doorstep
Blk 614Stop ID: 75491	18, 68, 68A, 296	100m, 3 mins

Schools

School	Distance From Condo
Poi Ching School[pending confirmation]	<1km, 3 mins drive
Angsana Primary School	<1km, 1 min drive
Elias Park Primary	<2km, 6 mins drive
Gongshang Primary School	<2km, 4 mins drive
St Hilda’s Primary School	<2km, 7 mins drive
Tampines Primary School	<2km, 6 mins drive
Junyuan Primary School	<2km, 7 mins drive
Meridian Primary School	<2km, 8 mins drive
Park View Primary School	<2km, 7 mins drive
Tampines North Primary School	<2km, 3 mins drive

Shopping Malls

Destination	Distance From Condo (& Est. Driving Time)
PARKTOWN	Doorstep
IKEA / Giant / Courts (Tampines)	2.2km, 5 mins
Century Square	2.0km, 5 mins
Tampines 1	2.4km, 5 mins
Tampines Mall	2.5km, 5 mins
Pasir Ris Mall / White Sands	3.6km, 7 mins
Jewel	11.6km, 14 mins

Private Transport 

Key Destinations	Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time)
CBD (Raffles Place)	21.0km, 26 mins
Orchard Road	17.5km, 22 mins
Suntec City	18.7km, 22 mins
Changi Airport	7.7km, 9 mins
Tuas Port (By 2040)	54.3km, 55 mins
Paya Lebar Quarters	10.4km, 16 mins
Mediapolis (and surroundings)	23.0km, 30 mins
Mapletree Business City	29.2km, 30 mins
Tuas Checkpoint	44.7km, 45 mins
Woodlands Checkpoint	28.0km, 26 mins
Jurong Cluster (Jem)	29.0km, 30 mins
Woodlands Cluster (Causeway Point)	25.4km, 26 mins
HarbourFront Cluster (Vivo City)	26.2km, 28 mins
Punggol Cluster (Waterway Point)	10.2km, 12 mins

Immediate Road Exits: 1 – onto Tampines St 62, which will take you to TPE in 5 minutes (2.5km), which then connects you to other major expressways 

Unit Mix

Unit Types	Unit Area (sq ft)	No of units
1 Bedroom + Study	463, 506	73	6%
2 Bedroom / Premium / + Study	592 – 764	586	49%
3 Bedroom / Premium / + Study	926 – 1,184	408	34%
4 Bedroom / + Study	1,335 – 1,496	104	9%
5 Bedroom	1,679	22	2%
TOTAL		1,193

We wrote a short write-up on Parktown Residence a few weeks ago and commented that the unit mix is surprisingly skewed towards the “investors”, with 1 and 2 Bedroom units making up 55% of the development. That said, if we scrutinise the figures a little closer, the 1 Bedroom units only make up 6% of the development, with the 2 Bedroom units making up almost 50%. The ever-popular 3 Bedroom unit is the next most common unit, at 34%. 

Therefore, from a different pair of lenses, we can see that 2 and 3 Bedroom types make up 83% of the development and both are the most popular units for HDB upgraders and successful individuals looking for their first home. In that sense, Parktown Residence is still very much focused on owner-occupiers, with a reasonable provision for investors who may be looking to rent their unit out after TOP. 

As for the larger 4 and 5 bedroom units, I am pleased that they are generally larger than those found in 2 of the recent new launches, The Orie and Bagnall Haus and can cater to families looking for more spacious homes. Of course, this will come at a premium but should be worthwhile if you are planning to live in the development for an extended duration.  

Parktown Residence Developer Review

Developer Notes

Capitaland was founded in 2000 as a result of a merger between DBS Land and Pidemco Land, making it the largest listed real estate company in Southeast Asia. Today, Capitaland has grown larger than ever before, much to the credit of founding President and CEO Liew Mun Leong, and manages a portfolio of some $140Bn in just 20 years. These days, it is no longer the most active player in the local residential market as it has interests in commercial, retail, business parks, industrial and logistics assets. Nevertheless, they are still behind some of the most iconic developments in town, including Canninghill Piers, One Pearl Bank, Sky Habitat, D’Leedon and The Interlace among others. 

UOL started life in 1963 as Faber Union Ltd before UOB acquired a controlling stake in 1973, renaming the company United Overseas Land in 1975. In 2018, Singapore Land became a subsidiary of UOL Group. UOL is a publicly listed company on the SGX with over $20b in assets under management. Their core businesses are in property development, property investments and hotel operations. On the property development front, they have been active since the 1970s with iconic projects such as Cairnhill Plaza and Orchard Bel-Air. More recently, they have been involved in a spate of new launches including Amo Residence, Clavon, Avenue South Residence and Meyerhouse. 

Architect Notes

Hong Kong-based P&T Group is among the oldest architectural firms in the world, having been founded in 1868.

They found early success in their Shanghai style buildings for Chartered Bank, Bank of China and HSBC back in the early 1900s. Over in Singapore, they were responsible for the MacDonald House (1949) and Bank of China Building (1953). Many decades on, P&T Group now has offices across 13 cities in Asia and the Middle East, working on regional projects spanning commercial, hospitality, healthcare and residential segments among others. They are one of the more active architects for new launch condos in Singapore, with its portfolio including the likes of Amo Residence, Forrett at Bukit Timah, The M, Stirling Residences and Parc Clematis.

Parktown Residence Stack Analysis

Parktown Residence Site Plan

Afternoon Sun

Best stacks

Parktown Residence has 1,193 units which are spread across all directional facings. While most units do not get any direct West sun, a number of them are Northwest or Southwest facing, so you would still be getting some afternoon sun.

The usual best indicator as to which is the most premium facing is perhaps to have a look at where the development’s most prized units are placed – in this case, the 5 Bedroom units. They occupy 2 stacks, 67 and 100 and are both inward facing with the former facing East and the latter facing Northwest. Both face the pool and greenery areas within the development at the Park East region. 

All of the 4 Bedroom stacks such as 10, 21, 41, 44, 55 and 82 also have an inward pool facing, which further highlights how an inward facing may be the preference for the developers. 

If we have a look at its surroundings, that should come as no surprise. Parktown Residence is bound by various BTO projects, each about 15-16 storeys high while units at Parktown are only between 6 to 12 storeys high. This means that you are unlikely to tower over any of these blocks and would be left with a plain view of the surrounding HDB estate, which is not much to shout about.  

The main thing to note about inward-facing units would be the noise that can come from the pools, especially those close to the kid’s play areas. Some may also cite privacy concerns with the block to block distance but this may just be something to get used to and you can take comfort in the fact that some older condos have even closer distances between blocks. 

Parktown Residence Pricing Analysis Review

If you are considering Parktown Residence, you will undoubtedly compare it against its neighbouring developments. So here is how it stacks up!

To be clear, the developers have released their pricing, with units starting from $2,135 psf and the various units as follows:

• 1 Bedroom + Study (463 sq ft) – $1.07 mil ($2,312 psf);
• 2 Bedroom (from 592 sq ft) – $1.33 mil ($2,247 psf);
• 3 Bedroom (from 926 sq ft) – $2.07 mil ($2,236 psf);
• 4 Bedroom (from 1,335 sq ft) – $2.85 mil ($2,135 psf);
• 5 Bedroom (from 1,679 sq ft) – $3.78 mil ($2,251 psf)

I have gone with an indicative average psf of $2,300, which seems probable given that most unit types start from $2,2XX psf for their lowest floors. What stands out to me is the pricing of the 4 Bedroom units, with its $2,135 psf figure about 4+% lower than its 3 and 5 Bedroom peers. 

Development	Units	Psf	TOP	Tenure	Price Gap
Parktown Residence	1,193	$2,300 (est)	2029	99 Years
The Tapestry	861	$1,685	2021	99 Years	36%
The Alps Residences	626	$1,516	2019	99 Years	52%
The Santorini	597	$1,405	2017	99 Years	64%
The Tampines Trilliant	670	$1,553	2015	99 Years	48%
Citylife@Tampines	514	$1,484	2016	99 Years	55%
Pasir Ris 8	487	$1,934	2025	99 Years	19%
Sengkang Grand Residences	680	$2,030	2023	99 Years	13%

Before we go too much into the psf comparison, I would again like to highlight that Parktown Residence is a harmonised project – so a direct psf comparison as such isn’t the most accurate. Stay tuned for our full in-depth pricing review!

For comparison, I have included the 3 newest condos along Tampines Avenue 10, excluding Parc Central Residences as it is an EC that was launched at a lower price. These condos are not close to any MRT station, although some do have shuttle buses that take them to Tampines MRT. There is also a general lack of amenities nearby, although over the years it has been enhanced by the coffee shops and convenience shops that have sprung up along with the new BTOs.

As you can see, there is a 36% to 62% gap between my expected average psf of Parktown Residence and the resale condos along Tampines Avenue 10. The larger gap can be attributed mainly to the amount of lease left and while that in itself would not justify Parktown’s premium (12 years younger than The Santorini), one also has to factor in Parktown’s main selling point – it is an integrated development that justifies a premium in itself, with an MRT and bus interchange at your doorstep, as well as a hawker centre, community club and retail shops among others. 

While the condos at Avenue 10 do not have amenities to match Parktown Residence, the equation gets trickier when we compare it with The Tampines Trilliant and Citylife@Tampines, both of which are less than 10 minutes walk to Tampines MRT, which has 3 malls in Tampines Mall, Century Square and Tampines 1. Here, Parktown is still expected to command a premium of 48-55%, which is still significant. Tampines Central is arguably in a better location, with more established food joints and accessibility to town. The condos were launched at a time when OCR developments were not as popular with Citylife launching as an EC. The point is, prices for Tampines condos then were more affordable and hence it may not be an apple-to-apple comparison if we pit them directly against each other. 

Pasir Ris 8 and Sengkang Grand Residences are both integrated developments in the OCR, hence providing a good benchmark as to how Parktown should be priced. Granted, they are both in slightly different locations, with Pasir Ris 8 being the more similar one to Parktown. They were also launched in a different era, although I did lament that the Pasir Ris 8 condo was setting a new price benchmark there too. Ultimately, when comparing against these peers, it would come down to personal preference and if you would require a unit right away, as Sengkang Grand has TOP-ed and Pasir Ris 8 will TOP soon as well. 

Parktown Residence Appreciation Analysis

1. The rarity of Integrated Developments in Singapore

Depending on what definition you choose, there are only 9 integrated developments in Singapore that encompass not only direct access to an MRT station, but also public infrastructure such as a hawker centre and community club among others. They include the likes of Compass Heights, The Centris, Bedok Residences and more recently, The Reserve Residences and Pasir Ris 8. As much as we expect more of them in the coming years given our growing MRT network, they are still expected to be a rare commodity in Singapore. Given the unparalleled convenience it offers to tenants and owner occupiers alike, you can be certain of the steady stream of demand that will help to hold the prices here firm. 

2. Pool of upgraders and surrounding sites 

Tampines is a pretty large town, with almost 70,000 flats and more than 230,000 residents here according to HDB’s figure in 2018. With more BTOs springing up in the area, especially in and around Tampines North where Parktown Residence is located, you have a ready pool of upgraders who may have grown comfortable with the area and wish to upgrade to a condo in the area. The prices at Parktown are expected to be stable as its area is relatively undeveloped, with several residential plots (HDB / Condo) that have yet to be launched for sale. As the only integrated development in the area, it would be an aspirational product that upgraders in the area would keenly watch out for.

Our Take 

Parktown Residence marks a significant milestone as Tampines’ very first integrated development, seamlessly blending direct connectivity to Tampines North MRT and a bus interchange with a hawker centre, retail mall, and community club. Despite its relatively less central location, it shares the same integrated concept found in earlier pioneering developments such as Compass Heights—widely considered Singapore’s first integrated project—which debuted in Sengkang (also then a new estate) back in 2003.

That being said, the market dynamics of 2025 are markedly different from the early 2000s, when global uncertainties—like the aftermath of the September 11 attacks and SARS outbreak—significantly impacted property prices. Today’s comparatively stable economic climate has fueled buoyant sales for both mega launches and integrated developments; Parktown Residence, which effectively combines both attributes, is well-positioned to benefit from this heightened market confidence.

In terms of pricing, Parktown Residence is set in the ballpark of S$2,100 to S$2,300 per square foot (psf)—a range that sits alongside recent integrated projects like Sengkang Grand and Pasir Ris 8, which have transacted around S$1,900 to S$2,200 psf. That said, direct comparisons need to be made with caution given harmonisation adjustments in land costs and development factors, but the indicative figures for Parktown Residence are somewhat in line with market expectations for a launch of this scale and profile. Keep a look out for our full pricing review coming out soon.

As with any major development, there are also potential drawbacks to take note of. First, the sheer scale of Parktown Residence—and the wider Tampines North transformation—means ongoing construction in the area for some time, which could lead to noise, dust, and general inconvenience. Second, while an integrated mega project can command a premium, there is also much to be said about just how much of a premium is worth paying. While we know that the nearby Tampines Street 94 has already transacted at a higher land cost, the lack of current comparables in the immediate vicinity makes it tough to make an accurate comparison. Moreover, those prioritising a centrally located property might find it less appealing, given Tampines North’s further distance from the city centre compared to more established estates.

Nevertheless, for prospective buyers, Parktown Residence’s dual identity as both a mega launch and an integrated development translates into multiple advantages: good convenience and a breadth of on-site amenities. If current market enthusiasm for large-scale, integrated projects is any guide, Parktown Residence stands well-placed to be a solid choice for those who are interested in living in Tampines.

Matt K

Reviewer: Matt K