Type

Units

Min Area

Price Range

4 BR

2282 sqft

S$4.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$900K on this acquisition.
Located 12 min (980 m) from TE29 Bayshore MRT Station.

Price Trends & Rental Yield

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Parbury Hill Condominium: Premier Living on Parbury Avenue

Parbury Hill Condominium stands as a distinguished residential development at 28 Parbury Avenue, offering discerning buyers and investors access to one of Singapore's most vibrant eastern neighbourhoods. The project delivers a curated selection of generously proportioned units designed to accommodate modern living standards, with floor plans spanning from intimate configurations to expansive residences of up to 2,282 square feet. This development represents a compelling choice for those seeking quality craftsmanship and thoughtful design in a location with strong demographic fundamentals and sustained long-term appeal.

The development's strategic positioning within the Bayshore precinct provides residents with unparalleled proximity to Singapore's dynamic waterfront corridor. Located merely 980 metres—approximately a 12-minute walk—from Bayshore MRT Station on the Thomson-East Coast Line (TE29), Parbury Hill Condominium ensures seamless connectivity to employment hubs throughout the city and wider regional transport networks. This exceptional MRT accessibility transforms the property into an ideal residence for professionals commuting to the central business district, Changi Business Park, or emerging employment centres along the evolving eastern corridor.

Location and Transport Connectivity

The Thomson-East Coast Line has fundamentally reshaped transport dynamics across Singapore's eastern region since its progressive completion. Bayshore MRT Station serves as a critical junction facilitating rapid access to downtown Singapore within 20 minutes and direct connectivity to secondary employment precincts including Pasir Ris and Tampines. For residents of Parbury Hill Condominium, this proximity to a modern MRT interchange significantly enhances lifestyle flexibility and commuting efficiency, reducing dependency on private vehicular transport whilst maintaining options for those preferring automobile convenience.

The waterfront location near East Coast Parkway creates natural synergies with Singapore's evolving recreational and leisure infrastructure. Nearby facilities including marine clubs, waterfront promenades, and coastal recreational spaces position the development as an attractive destination for active lifestyle pursuits. Young families appreciate the proximity to educational institutions, whilst empty-nesters value the accessibility to wellness facilities and social amenities concentrated throughout the East Coast precinct.

Investment Potential and Rental Dynamics

Parbury Hill Condominium represents a strategically sound investment proposition within the current market cycle. The development's proximity to Bayshore MRT Station creates sustained rental demand from expatriate professionals, relocating executives, and Singapore citizens preferring rental flexibility over ownership commitments. The catchment area surrounding the property continues to attract quality tenants seeking modern accommodation in well-established residential neighbourhoods with established retail, dining, and recreational infrastructure.

Units at Parbury Hill typically achieve gross rental yields ranging between 3% and 4% annually, though specific outcomes depend on individual unit configurations, rental positioning, and prevailing market conditions. The development's premium positioning and contemporary amenity offerings support rental rates competitive with comparable East Coast developments, whilst the ready availability of transportation connectivity reduces tenant acquisition periods and supports consistent occupancy performance. Investors should consider that rental yields fluctuate with broader economic cycles, though the Bayshore precinct has historically demonstrated resilience given sustained expatriate demand and professional relocation patterns.

Buyer Profiles and Suitability

Parbury Hill Condominium appeals to a diverse investor base encompassing distinct buyer personas. High-net-worth individuals seeking primary residences appreciate the development's premium positioning, spacious floor plates, and waterfront neighbourhood credentials. Upgraders transitioning from HDB flats or smaller private properties find the generously proportioned units and comprehensive amenities aligned with aspirational lifestyle objectives. Young professionals and expatriate families leverage the MRT accessibility and recreational proximity to establish urban-oriented living arrangements without sacrificing residential quality.

Astute investors recognise the development's potential for long-term capital appreciation driven by constrained new supply in the East Coast precinct, sustained demand fundamentals, and progressive infrastructure maturation. The waterfront positioning and modern amenity suite create defensive characteristics supporting valuations through property cycle fluctuations. However, investors must carefully evaluate their investment horizons, financing capacity, and risk tolerance when assessing acquisition opportunities at current market pricing levels.

Financing Considerations and Buyer Stamp Duty

Prospective purchasers should carefully evaluate financing requirements and associated costs when acquiring units at Parbury Hill Condominium. For Singapore Citizens acquiring a second residential property, Additional Buyer's Stamp Duty of 20% applies to the purchase price above S$180,000. This represents a material consideration substantially impacting total acquisition costs and effective purchase prices across the development's current offering range.

At current pricing levels in the S$4.5 million range, buyers must ensure adequate total debt servicing capacity to accommodate both the property mortgage and existing obligations. Typical mortgage financing at 70-75% loan-to-value ratios requires demonstrated monthly commitments comfortably within the Debt-to-Service Ratio ceiling of 60%, inclusive of all existing liabilities. Professional buyers are advised to engage mortgage specialists ensuring financing headroom for potential interest rate adjustments during extended holding periods.

Market Positioning and Competitive Context

Parbury Hill Condominium competes within an increasingly refined segment of East Coast residential developments prioritising premium positioning and contemporary design. Recent transaction evidence across comparable properties in the Bayshore, Katong, and Marine Parade precincts indicates pricing trajectories between S$2,000-2,300 per square foot for quality condominium stock, reflecting sustained market demand and limited new supply expansion in these mature residential zones. The development's particular strengths—immediate MRT access, waterfront proximity, and thoughtful architectural execution—support positioning within the premium quartile of comparable offerings.

Competing developments in the wider eastern corridor present distinct value propositions. Nearby projects emphasise alternative positioning strategies including larger community scales, distinct architectural narratives, or alternative MRT proximity parameters. Discerning purchasers are encouraged to undertake comprehensive comparative analysis evaluating unit configurations, amenity offerings, historical price performance, and neighbourhood characteristics when assessing relative value across competing opportunities.

Future Supply and Market Dynamics

The East Coast precinct faces constrained new residential supply over the medium term given land scarcity, established community characteristics, and planning constraints within mature residential zones. This structural supply limitation supports medium-to-long-term price appreciation for existing developments including Parbury Hill Condominium, particularly for properties offering modern construction standards and premium positioning. Buyers should acknowledge that residential supply dynamics across Singapore's eastern corridor remain subject to government planning decisions, economic cycles, and broader demographic patterns that may influence future market equilibrium.

Parbury Hill Condominium represents a compelling opportunity within the premium residential sector, combining locational excellence, contemporary design standards, and sound investment fundamentals. Whether pursued as a primary residence or investment asset, the development warrants serious consideration from buyers prioritising established neighbourhoods, transport connectivity, and quality construction execution.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at Parbury Hill Condominium?

Parbury Hill Condominium typically delivers gross rental yields in the range of 3% to 4% annually, depending on specific unit configuration, targeted tenant profile, and prevailing market rental rates within the East Coast precinct. The development's proximity to Bayshore MRT Station and positioning within an established residential neighbourhood support consistent rental demand from expatriate professionals, relocating executives, and Singapore citizens preferring rental flexibility. However, actual yields vary based on individual purchase prices, holding periods, and market conditions—investors should conduct detailed financial modelling incorporating their specific acquisition costs, expected rental rates across comparable units, and long-term hold assumptions before committing capital.

How does Parbury Hill Condominium's pricing compare to recent per-square-foot transactions in the East Coast area?

Recent transaction evidence across comparable quality condominium developments in the Bayshore, Katong, and Marine Parade precincts indicates market pricing between approximately S$2,000–2,300 per square foot for premium residential stock. Parbury Hill Condominium, with units spanning up to 2,282 square feet, reflects this pricing benchmark and aligns with current market valuations for developments offering modern construction standards, contemporary amenities, and immediate MRT accessibility. Prospective buyers should verify actual transacted prices within the specific catchment area to ensure pricing remains competitive relative to recent comparable sales and market fundamentals prevailing at time of purchase consideration.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property at Parbury Hill?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price exceeding S$180,000. For units at Parbury Hill Condominium priced at S$4.5 million, this stamp duty represents a substantial acquisition cost—approximately S$868,000 based on current pricing levels—materially impacting total effective purchase price and financing requirements. Purchasers must factor this 20% ABSD component into comprehensive cost-benefit analysis and total capital commitment calculations before proceeding with acquisition. Those purchasing a primary residential property incur significantly lower stamp duty obligations, making first-time buyer status particularly valuable in the current regulatory framework.

What leasehold tenure exists at Parbury Hill Condominium and how might lease decay affect future resale value?

Parbury Hill Condominium operates under a leasehold tenure structure that buyers must verify at point of transaction, as this substantially influences long-term asset appreciation and resale liquidity. Properties with 99-year leasehold terms experience progressive lease decay over time—particularly acute deterioration becomes evident as remaining tenure drops below 60 years, significantly impacting financial valuations and mortgageability. Buyers should request formal tenure documentation confirming the specific lease commencement date and remaining years to accurately model long-term capital appreciation scenarios and succession planning. Properties with 999-year leasehold or Freehold tenure avoid this depreciation dynamic entirely and therefore command superior long-term appreciation trajectories.

How does proximity to Bayshore MRT Station (TE29) influence long-term capital appreciation and tenant demand at Parbury Hill?

The immediate accessibility to Bayshore MRT Station—positioned just 980 metres or approximately 12 minutes walking distance from Parbury Hill Condominium—represents a material value driver supporting sustained capital appreciation. Modern transport infrastructure proximity dramatically enhances property demand across both owner-occupier and investment segments, as commuting convenience translates to tangible utility for urban professionals. The Thomson-East Coast Line integration with Singapore's broader MRT network facilitates rapid city-wide connectivity, supporting rental demand from expatriates and professionals prioritising transport efficiency. Historical evidence from comparable projects indicates that properties within 800–1,000 metres of major MRT stations experience stronger price growth and rental market resilience through economic cycles compared to developments with more distant transport connectivity.

Is Parbury Hill Condominium suitable for high-net-worth primary residence buyers versus investor profiles?

Parbury Hill Condominium appeals strongly to high-net-worth primary residence buyers seeking premium waterfront positioning, contemporary amenity standards, and established East Coast neighbourhood credentials. The development's spacious floor plates accommodating families and discerning lifestyle requirements, combined with distinguished architectural execution, align with aspirational primary residence objectives for affluent owner-occupiers. Concurrently, the development presents compelling investment characteristics including MRT accessibility, constrained supply in the mature East Coast precinct, and demonstrated rental demand from professional expatriates and relocating executives. Both buyer personas benefit from long-term capital appreciation potential and lifestyle positioning, though investment purchasers should prioritise yield analysis and financial modelling, whilst owner-occupiers may weight amenity quality and neighbourhood establishment factors more prominently.

What Debt-to-Service Ratio headroom should buyers anticipate at typical Parbury Hill price points?

Prospective purchasers at Parbury Hill Condominium priced around S$4.5 million must ensure total monthly debt obligations—including new mortgage payments plus all existing liabilities—remain comfortably within Singapore's Debt-to-Service Ratio ceiling of 60%. At typical mortgage financing ratios of 70–75% loan-to-value, an S$4.5 million purchase translates to approximately S$3.375 million borrowed requiring monthly servicing around S$15,000–18,000 depending on prevailing interest rates and loan tenure. Buyers with existing property mortgages, vehicle loans, or credit commitments must verify aggregate monthly obligations fall substantially below their total monthly income threshold to ensure adequate servicing capacity and long-term financial flexibility. Professional financial planning through qualified mortgage specialists ensures transparent assessment of financing headroom accommodating potential interest rate increases during extended holding periods.

How does Parbury Hill Condominium compare to other premium East Coast developments in the current market?

Parbury Hill Condominium competes within Singapore's premium East Coast residential segment featuring several comparable developments prioritising modern construction standards and waterfront or transport-proximate positioning. Key competitive differentiation factors include the specific proximity to Bayshore MRT Station (TE29), architectural design narrative, amenity suite comprehensiveness, and unit configuration variety. Competing projects offer alternative value propositions through larger community scales, distinct neighbourhood characteristics, or proximity to alternative transport interchanges such as Tampines or Pasir Ris MRT stations. Discerning purchasers undertaking comparative market analysis should evaluate transacted price histories across these competing developments, historical capital appreciation trajectories, rental market performance, and neighbourhood establishment characteristics to assess relative value positioning at current market pricing.

Which unit stack, floor level, or configuration offers optimal value within the Parbury Hill Condominium development?

Value optimisation at Parbury Hill Condominium depends on individual purchaser priorities, but several principles inform strategic selection. Units at mid-to-upper floor levels typically command appreciation premiums reflecting enhanced views, reduced noise exposure, and perceived prestige, though they sacrifice ease of entry-exit and associated convenience. Lower floor units offer parking proximity and maintenance accessibility whilst potentially featuring discounted initial pricing—an advantage for value-conscious investors accepting modest view compromises. Corner units and those with extended balcony configurations command premium positioning but proportionally inflate acquisition costs. Investors prioritising rental yield should analyse specific unit configurations maximising appeal to professional expatriate tenants, typically preferring 3-bedroom configurations with quality finishes and modern kitchen facilities. Purchasers are advised to inspect multiple comparable units across diverse floor levels and stack positions before commitment, ensuring personal preferences align with pricing premium implications.

What future supply pipeline exists in the East Coast district that might impact Parbury Hill's appreciation trajectory?

The East Coast precinct faces materially constrained new residential supply over the medium-to-long term given land scarcity, established community maturity, and planning restrictions limiting intensive residential redevelopment within these mature zones. Government planning frameworks increasingly prioritise conservation of established neighbourhoods, making significant new competing supply unlikely within the immediate Bayshore and Katong catchment areas. This structural supply limitation supports medium-to-long-term price appreciation for existing quality developments including Parbury Hill Condominium, as demand from growing expatriate and professional populations continues whilst new supply remains constrained. However, broader Singapore supply dynamics remain subject to government policy decisions and economic cycles that could theoretically influence future market equilibrium—buyers should monitor macroeconomic forecasts and planning announcements to remain informed of potential supply pipeline developments affecting long-term appreciation assumptions.

What makes Parbury Hill Condominium attractive for upgrader buyers transitioning from HDB or smaller private properties?

Upgrader buyers transitioning from HDB flats or smaller private residences find Parbury Hill Condominium particularly compelling given the dramatic expansion in living space—units accommodating up to 2,282 square feet represent substantial increases over typical HDB or entry-level condominium footprints. The development's comprehensive amenity suite including facilities catering to family recreation, wellness, and social gathering provides lifestyle upgrades distinctly unavailable in public housing options. MRT accessibility within 12 minutes walking distance ensures commuting convenience matching or exceeding existing transport patterns, whilst the established East Coast neighbourhood offers mature community infrastructure including schools, dining, and retail facilities. For upgrader buyers committing to property ownership permanence, the development's premium positioning and contemporary design standards represent tangible quality-of-life enhancements justifying acquisition costs and long-term housing commitment to this desirable residential precinct.

[For Sale] Condominium At 28 Parbury Avenue — From S$4.5M