Parktown Residence: Tampines' First Fully Integrated Development
Most integrated developments give you a mall and a train station. Parktown Residence gives you a mall, a train station, a bus interchange, a hawker centre and a community club, all inside the same development, and then puts 1,193 homes on top. Tampines has never had one of these. The market understood that immediately: 1,041 units, 87 percent of the project, went in a single weekend in February 2025. Eighteen months on, 1,167 of the 1,193 homes are sold. What is left is 26 units, all of them 4 and 5-bedroom Premium, priced below the average the project launched at. This review looks at what the buyers saw, whether the price was right, and whether the last 26 are worth taking.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
The consortium paid $885 psf ppr for the land, only 13.9 percent above the second bid, which is disciplined by recent standards and left room to price for volume. At $2,360 psf average the launch set a Tampines record, but it undercut city-fringe launches of the same cycle while delivering more infrastructure. What is left is arguably the best-value stock in the project: the final 4 and 5-bedroom Premium units run $2,221 to $2,472 psf, below the launch average, because large formats carry a lower psf. The deduction: buyers still paid a submarket high, and a $3.3M to $4.2M quantum is a big ask for an OCR address.
This is the strongest pillar in the project and one of the strongest we have scored. An MRT station, bus interchange, retail mall, hawker centre and community club sit inside the development, and the mix runs from a 463 sqft 1-bedroom plus study to 5-bedroom family homes. Selling 87 percent in a weekend was the market's verdict; every layout below 4-bedroom Premium being sold out eighteen months later confirms it. The deduction reflects an OCR address and 1,193 households sharing the same facilities.
Tampines North is still filling in around the project, the Cross Island Line will put a station at the doorstep, and Tampines Regional Centre anchors employment nearby. The east's HDB upgrader pool is deep and reliably converts. The deduction reflects a town that is already mature, so growth here is incremental rather than transformational, and a Cross Island Line timeline that runs to the end of the decade.
Integrated developments have historically held a resale and rental premium over plain condos in the same town, and clearing about 97 percent before completion removes almost all developer overhang. With only 26 units left there is effectively no developer overhang at all. Against that, the entry price was a submarket record, so some of the future re-rating has already been paid for, 1,193 owners eventually compete with each other, and the 99-year lease applies.
What Does Fully Integrated Actually Mean Here?
It means you can get from your lift lobby to a train, a bus, a hawker centre, a supermarket or a community club without crossing a road or opening an umbrella. Most Singapore "integrated" projects deliver two of those. Parktown delivers five in one development.
That matters more in the suburbs than in town. In Tampines North, where the surrounding blocks are still being built, having the amenity arrive with your keys rather than a decade later is the entire value proposition. It is also the reason the project could set a submarket price record without stalling.
Project Snapshot
- Project name: Parktown Residence
- Developer: Topaz Residential and Topaz Commercial, a joint venture of UOL Group, Singapore Land Group and CapitaLand Development
- Location: Tampines Street 62, at the corner of Tampines Avenue 11, Tampines North, District 18
- Tenure: 99-year leasehold from 9 October 2023
- Scale: 1,193 homes on a 545,511 sqft site
- Unit mix: 1-bedroom + study from ~463 sqft, 2-bedroom Premium ~678 sqft, 3-bedroom Premium ~1,066 sqft, 4-bedroom ~1,335 sqft, 4-bedroom Premium ~1,485 sqft, 5-bedroom Premium ~1,679 sqft
- Integrated with: retail mall, future Tampines North MRT (Cross Island Line), bus interchange, hawker centre, community club, green boulevard
- Land cost: $1.21 billion, about $885 psf ppr, 13.9% above the second highest bid
- Launch: 22 February 2025, 1,041 units (87%) sold on the opening weekend at an average of $2,360 psf, a Tampines record
- Sales status (Aug 2026): 1,167 of 1,193 sold (97.8%), 26 available. Sold out: 1BR+Study, all 2-bedroom types, all 3-bedroom types and standard 4-bedroom
- What is left: 4-Bedroom Premium (Type DP1, ~1,485 sqft) 18 units at $2,221-$2,458 psf ($3.32M-$3.68M); 5-Bedroom Premium (Type E1, ~1,679 sqft) 8 units at $2,298-$2,472 psf ($3.86M-$4.15M)
- Expected NOVP: 30 June 2030 (legal completion 30 June 2033)
Why This Location Matters
Tampines is one of Singapore's original model towns and remains among its most self-sufficient: three malls at the regional centre, a full school belt, Our Tampines Hub, and quick access to Changi Business Park and Changi Airport. Parktown sits in Tampines North, the newer extension, where the Cross Island Line station will connect residents westward across the island without going through the city.
The honest caveat is that this is a suburban address with a suburban ceiling. You are buying convenience and daily quality of life rather than scarcity or prestige, and the price already reflects the convenience. For a project-by-project comparison against other Singapore new launches, see the full PropertyNet Insider Benchmark.
The Product and Facilities
The layout splits the grounds into Park East and Park West, each with its own pool and character, so a 1,193-unit project does not feel like one crowd around one pool. The facilities are grouped into four named zones repeated across both parks: an Aquatic Oasis of pools and spa features, a Garden Oasis of lounges and trails, an Adventure Oasis with a playground, tennis and multipurpose courts and a 600m forest jogging trail, and a Lifestyle Oasis of pavilions and function rooms. Well over a hundred numbered facilities in total.
Floor Plans
Five layouts below. The first three show the range that has already sold out, so treat them as reference. The last two, 4-Bedroom Premium and 5-Bedroom Premium, are the only types you can still buy.
Was the Price Right?
Short answer: yes, and the land tender is why. At $885 psf ppr the consortium bought at a level that let them launch at $2,360 psf and still move 87 percent of a 1,193-unit project in two days. Compare that with launches that paid up for land and then had to ask the buyer to fund the mistake.
Against the benchmark, $2,360 psf sat close to The Sen in District 21 and below the Media Circle pair in District 5, while offering infrastructure neither of them has. The counterweight is that a Tampines record is still a Tampines record: the integration premium has been paid at entry, so the resale case rests on that premium widening rather than simply existing.
There is a quiet opportunity in what remains. Because large formats carry a lower psf, the final 4 and 5-bedroom Premium units are asking $2,221 to $2,472 psf against a project launch average of $2,360. A buyer arriving eighteen months late is not paying a scarcity premium; on a per-square-foot basis they are paying less than many who bought on day one. The trade is quantum: $3.32 million to $4.15 million, which is real money for Tampines.
If you are working out affordability or the payment schedule through to 2030 completion, the Progressive Payment Calculator maps the cash flow stage by stage.
Who Parktown Residence Is For
First, east-side HDB upgraders who want to stay in Tampines and will use the mall, hawker centre and MRT every single day. This is the clearest fit and it is who bought it.
Second, families who value a full unit mix and a school-rich town, with the flexibility to move up within the same estate later.
Third, investors targeting the Changi Business Park and Tampines Regional Centre tenant pool, where an integrated address rents faster than a plain condo two bus stops away.
Related reviews: compare with Thomson Reserve (same UOL, SingLand and CapitaLand consortium), The Sen and Norwood Grand, or browse the full Insider Benchmark.
Frequently Asked Questions
How many units does Parktown Residence have, and what is the unit mix?
Who is the developer of Parktown Residence?
How did Parktown Residence sell, and at what price?
What makes Parktown Residence an integrated development?
When will Parktown Residence be completed?
What are the main risks with Parktown Residence?
The Bottom Line
Parktown Residence is what happens when a good site, a disciplined land bid and a genuinely useful piece of infrastructure line up at once. Five pieces of public amenity inside one development is not marketing language here, it is the floor plan, and it is why 87 percent of a very large project sold in a weekend and 97 percent had gone within eighteen months. The honest caveats are the ones that come with success: you are paying a Tampines record price, the upside now depends on the integration premium widening rather than appearing, and 1,193 owners will eventually meet each other in the resale listings. That still lands it at 85/100, a Strong Buy, and among the most convincing suburban launches we have scored. The practical question has narrowed: with 26 units left and everything below 4-bedroom Premium gone, this is now a decision about whether a $3.3 million to $4.2 million large-format home in an integrated Tampines development suits you, at a per-square-foot price below what most of your future neighbours paid.
Information herein is based on the developer's brochure and publicly reported data, and is subject to change without prior notice. Sales figures reflect reported data at the dates stated and balance units move continuously, so confirm live availability before acting. Please verify all figures, plans, and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.