Parc Greenwich Location Review

Parc Greenwich is located in the Fernvale area of Sengkang estate. It’s also along Yio Chu Kang Rd, which is a major road connecting the housing estates of Sengkang, Ang Mo Kio, Hougang and Serangoon. Parc Greenwich is also located just opposite the Seletar Hills estate, a peaceful neighbourhood of low-density private houses. This will appeal to families as it’s a great environment to bring up your children. 

Driving 

For drivers, Parc Greenwich is at a very convenient location as you’ll only need to turn out to Yio Chu Kang Rd and drive within 5 minutes to get to the Central Expressway (CTE), Seletar Expressway (SLE) and Tampines Expressway (TPE). The CTE brings you to the CBD in less than 20 minutes (off-peak) while SLE and TPE will conveniently bring you to the northern/western and eastern parts of Singapore. 

What’s great is that Parc Greenwich’s entrance is at Fernvale Lane which is a quiet road so drivers won’t have to worry about congestion when you’re coming in and out of Parc Greenwich. 

Screengrab of Fernvale Lane street view from Google Maps

Do note that there’ll be a BTO project, Fernvale Dew located opposite Parc Greenwich. It will TOP in 2022 and the road is expected to get busier. 

Public Transport

For those who don’t drive or prefer taking public transport, there are several buses along Yio Chu Kang Rd which will bring you to the city centre, Serangoon, Bishan, Yishun, Ang Mo Kio and more. 

One downside is that Parc Greenwich is not located near an MRT station. However, residents can walk for about 10 minutes to Fernvale LRT Station and take a 6-minute ride to Sengkang MRT Station on the Northeast Line (NEL). They can also take bus 70 to get to Serangoon Station, which is an interchange station for the Circle Line (CCL) and NEL. 

Amenities

As for amenities, Greenwich V mall is located just opposite Parc Greenwich and it’s less than a 5-minute walk away. The mall has a Cold Storage supermarket, dining options, a pharmacy, a laundrette and enrichment centres. The Seletar Mall is an even bigger mall about a 10-min walk away and connected to Fernvale LRT Station. There’s Fairprice Finest and a wide variety of restaurants/cafes, retail stores like UNIQLO, furniture stores, a cinema, beauty parlours and more. 

If you’re looking for hangout spots with loved ones, you can head over to the restaurants and cafes at Jalan Kayu, Seletar Aerospace Park and Jalan Selaseh at Seletar Hills. 

With so many dining and retail options and supermarkets nearby, Parc Greenwich residents’ won’t have to travel far for their daily needs. For families, having plenty of dining options nearby is also very convenient so you can easily have meals together outside. 

Schools

As Sengkang is already popular with young families, the good news is that there is a wide range of schools around Parc Greenwich. For parents who are participating in the primary school balloting exercise, Fernvale Primary and Sengkang Green Primary are within a 1km radius. Fern Green Primary, Hougang Primary and Rosyth School are within a 2km radius. For parents with even younger children, there are plenty of pre-school options nearby too. 

Nature Spots

For residents who love nature, they’d appreciate a proposed park that’s just beside Parc Greenwich. This will be perfect for families to take their daily strolls, walk their dogs or even play some sports together. The Coast to Coast Trail and the North Eastern Riverine Loop are also nearby. Both trails will bring you to Sengkang Riverside Park, Punggol Waterway as well as Coney Island. The Coast to Coast Trail also spans 36km across Singapore and you can follow the trail to MacRitchie, Bukit Timah Nature Reserve and Jurong Lake Gardens. 

Unit Layouts of Parc Greenwich

Parc Greenwich Showflat: 3-Bedroom Premium with Study (Type C5A)

Total no. of units (3-bedroom)

• 370
• 3-Bedroom Deluxe: 52
• 3-Bedroom Premium: 194
• 3-Bedroom Premium with Study: 124

Who is it suited for?

• Families with older children

3-Bedroom Premium with Study Floor Plan

• Size of showflat unit - 1066 sq ft.
• What’s great about this unit is that the kitchen comes with a small yard space where there’s a WC and washing machine. 
• There’s also a household shelter which you can use as extra storage space. 

Common Areas of 3-Bedroom Premium with Study Showflat

Dining area

• The dining area is able to fit a 6-seater table comfortably. However, if you wish to entertain more guests, the space might a little limited. 
• One way is to get an extendable table, so you can cater to more guests. 

Living area

• The living area is quite spacious and it can accommodate a 5-seater sofa (as demonstrated in the showflat). 
• However, if you’re thinking of adding a side couch or L-shaped sofa, it might not fit well into the space. 
• You’ll also need to consider the right coffee table to go with your sofa. In the showflat, the ID has fit in a small round coffee table. If you’re planning to get a bigger coffee table, do note that this will limit the space you have to move around in the living area. 

Master Bedroom

• The master bedroom is of a standard size that you can expect from other 3-bedroom units. 
• With a king-sized bed fitted in the room, there’s enough space for a dressing table at the side of the bed. Alternatively, if you don’t need a dressing table, you can always free up the space or add a side couch or another small wardrobe instead. 
• There are also full-length windows, which are increasingly common in new launches today. So, it’s great to see it at Parc Greenwich as well. 

• Both bedroom 2 and bedroom 3 are equally-sized and they share a common bathroom. 
• In the showflat, both rooms have been designed differently. Bedroom 2 has a single bed and desk while bedroom 3 has a queen-sized bed. 
• Depending on the needs of your family, it gives you an idea of how you might want to place the furniture in your bedroom. 
• Both bedrooms have full-length windows, which is very rare for common bedrooms. 

Parc Greenwich Showflat: 4-Bedroom Premium (Type D1)

Total no. of units (4-bedroom)

• 98

Who is it suited for?

• Families with older children
• Multi-generational families

4-Bedroom Premium Floor Plan

• Size of showflat unit - 1206 sq ft.
• As compared to the 3-bedroom unit, the 4-bedroom premium unit has a yard space that’s separate from the kitchen, complete with a WC and household shelter.   
• This is an uncommon layout but the good thing is that the household shelter can be turned into a helper’s room so that the latter will have their own space. 

Common Areas of 4-Bedroom Premium Showflat

Kitchen

• One plus point of the kitchen is that it walks out to the balcony, so there’s plenty of ventilation, considering that there are no windows in the kitchen. 
• The occupants of 4-bedroom units are usually a large family of at least 5 people. Hence, more cooking is likely to be done in the kitchen. 
• That’s why having enough ventilation is important so as not to stink up the entire house. 

Balcony

• Having direct access from the kitchen to the balcony also provides an extended space for alfresco dining. 
• Future residents can also enjoy a mini-grill or steamboat at the balcony during special occasions. 

• Not only does it serve as additional space to entertain guests, but you can also decorate the area with plants. 
• The balcony also links the living room and kitchen, and this opens up the space and allows more wind to flow through. This cools down the unit so you won’t have to switch on the air-conditioning often and can save on electricity bills.  

Living area

• The showflat unit is a penthouse so there’s a floor-to-ceiling height of 5 metres. While the high ceiling accentuates the space in the common areas, do note that you’ll have to pay an additional premium for the strata void area.
• The combined living and dining area totals up to 31 sqm (334 sq ft), which is a standard size for a 4-bedroom unit.
• However, the openness of the balcony makes the space seem larger.  

• As it’s spacious enough, there’s enough room for you to play around with different furniture to decide what works best for you. 
• In the showflat, the ID has placed an L-shaped sofa but you can choose a conventional sofa and add in a one-seater couch or recliner at the side. 
• As the living area in the 4-bedder is wider than the 3-bedroom unit, your choice of a coffee table won’t be limited either. You can fit in a round-shaped, oval-shaped or even a rectangular coffee table and still have space to move around. 

Dining area

• As compared to the living area, the dining area feels a little small. But it can still fit a 6-seater table.  
• The ID has pushed the dining area to a corner and this allows for more walking space from the kitchen to the yard and living room. 
• Take note that when you’re getting a dining table, you’ll need to find a suitable size so that it won’t disrupt the walking space. 
• However, with the balcony doubling up as an alfresco dining area, there will still be enough space even when you have guests over. This is great for days when it’s not raining or not too hot. 
• One idea is to install zip track blinds at the balcony so you’ll have a more comfortable dining area there. 
• Do also note that the showflat uses mirrors and this makes the unit seem bigger. When you’re at the showflat, try to imagine the space without mirrors to see what the actual space is like. 

Also, check out these other things you need to know before going for a showflat viewing. 

Master Bedroom

• The master bedroom and master bathroom has a combined space of 19 sqm (205 sq ft). This is not one of the biggest master bedrooms we’ve seen but it’s still slightly larger than average. 
• A king-sized bed would fit comfortably with a dressing table. 
• Like the 3-bedroom unit, there’s also a full-length window. In fact, one bonus point of Parc Greenwich is that the bedrooms in all units come with full-length windows as the AC ledges are attached to the bathrooms instead. 
• What we would love to have seen are more provisions for the master bedroom such as more wardrobe space or perhaps his and her sinks in the bathroom. 

Other bedrooms

• The three common bedrooms are almost equally-sized. Bedrooms 2 and 3 are 9 sqm (97 sq ft) each while Bedroom 4 is 8 sqm (86 sq ft). 

• At the showflat, the ID has combined Bedroom 2 and 3 into a huge 18sqm (194 sq ft) bedroom for kids. The ID has also installed bunk beds on top, with study desks at the bottom. 
• If you have young children, this would probably be a good idea. However, as your children get older, this might pose a problem as they would prefer to have their own rooms. 
• This gives you an idea of combining two bedrooms especially if you don’t need an additional bedroom. 
• For multi-generational families, the combined room can also be turned into a “junior master bedroom” for the younger couple of the household. 

Parc Greenwich Stack Analysis & Facilities

• The stacks highlighted in blue have the best views as they face the Seletar Hills Estate which is a low-density residential area.
• However, Stacks 11, 12, 15 and 16 might get some noise from the traffic at Yio Chu Kang Rd during peak hours. Stack 11 is also located close to the Bin Centre, so those on the lower floors might have to deal with the garbage smell and pests. 
• Stacks 3, 4, 7, 8 and 24 will get views only if they are on the higher floors as they face some of Parc Greenwich’s facilities. 

• These are the stacks with less impressive views as they face the Fernvale Dew BTO which will TOP in 2022. 
• The highest floor of Fernvale Dew will be the 25th floor, which is higher than Parc Greenwich’s 14th floor. 

• These are the stacks that are inward-facing. There’s a distance of about 18 to 22 metres between them which is a pretty average length.
• Stacks 17, 18, 21, 22, 27, 28, 31, 32, 35 and 36 face the 50m Oasis Pool. Stacks 9, 10, 13, 14, 19, 20 and 23 face the Splash Pool and Spa Pools. Those who are concerned about noise from the pool might want to avoid these stacks. 

Read this to find out if it’s worth getting a pool-facing unit on the lower floor if the higher floors are expensive. 

• In terms of sun direction, stacks 11, 12, 15, 16 will most likely get direct afternoon sun as they have unblocked views facing Seletar Hills. 
• The good news is that they will also get a lot of southerly wind from April to October as there’s no obstruction. So, that’ll keep the house cool. 
• Stacks 20, 23, 24 and 27, 28, 32 will probably get some afternoon sun too and it helps that they are blocked by the other units of Parc Greenwich. 
• In terms of the morning sun, it won’t really affect the units much as Parc Greenwich is blocked by the Fernvale Dew BTO. However, this also means that units facing Fernvale Dew will not get to enjoy much northerly wind. 

Facilities at Parc Greenwich

Parc Greenwich Site Plan

Family-friendly facilities

• As ECs cater mostly to families and married couples, Parc Greenwich has its fair share of family-friendly facilities too. 

• There’s a section called Family Meadow at Blk 31 (stacks 1 to 4) where you’ll find a farm-to-table BBQ pavilion, several lawns and a playground. 
• Here’s where you can host family gatherings or have friends over. While parents can whip up a meal at the BBQ pavilion, their children can run around the lawns or have some fun at the playground. 

• Blk 31 also houses the Clubhouse on Levels 1 and 2.
• The Clubhouse has several function rooms for you to host various events and activities. 

• The Parc Room has a kitchen that’s equipped with ovens, an induction hob, a sink and a dining area. 
• This is perfect for residents who want to invite their loved ones over for a meal.  
• What’s great is that the Clubhouse is located near the drop-off and arrival lounge. This way, guests can conveniently head to their gatherings without having to go through the other parts of the condo.
• This means that other residents won’t have their privacy compromised. 

• Just next door is the Greenwich Room which has a luxurious seating area and entertainment facilities for you to host post-dinner drinks.  
• Both the Parc and Greenwich rooms can be combined if you need a larger space for your party. 

•  There are various spaces for different groups of residents too. 
• The Play Nest is a colourful and thoughtfully-decorated space where kids can play with toys in a fostering environment. 
• Birthday parties can also be held here. 

• While kids are having fun at the Play Nest, their parents can have their own fun at the Champs Club which has a pool table and a dartboard. 

• For some water fun, parents can also bring their kids to the Splash Pool.
• An interesting feature here is that while kids have fun, their parents can do some work at the pavilion which is equipped with tables and perforated screens. These screens double up as shade cover as well as for projection. 
• For parents who work from home and have to take care of their kids, this can be a possible work arrangement. 

• One disadvantage here is that the Splash Pool is located between Blk 37 and 39, which is far from the rest of the family-friendly facilities at the Clubhouse and Family Meadow.
• While that’s not a problem in itself, the Splash Pool is located near the spa and wellness zones where working adults are looking to unwind after a hectic day. 
• Hence, having the Splash Pool near the spa zone might possibly disrupt the peace and tranquillity of those using the spa pools. 

Wellness facilities for young married couples and working adults

• One facility that sets Parc Greenwich apart from other new launch ECs is a 3-storey Wellness Club. 
• Since the pandemic, more importance has been placed on mental well-being and hence, having the Wellness Club is definitely a good move. 

• Think of it as a resort-like facility where you can enjoy a dip in the Rejuvenation Pool and Vitality Pool or enjoy the Spa Garden without going on vacation. 
• The only downside is that you might get disrupted by the noise at the neighbouring Splash Pool which we mentioned earlier. 

• On the first floor of the Wellness Club is a high-ceiling Village Hall which is a multi-purpose space. 
• You can use the hall for a range of activities, from playing sports like badminton to dance and even hosting social events. 

• The Wellness Club has a gym on the second floor so you can burn some calories and keep healthy. 
• If you’re planning to do some outdoor sports, you can also head over to the Tennis Court near blocks 37 and 41 or head to the 50m Oasis Pool. 

• Finally, on the third floor, there’s a Parkview Deck and Parkview BBQ pavilion which offer unblocked views of greenery at the future park and the Seletar Hills estate. 
• Residents can do some yoga at this spot or even plan a BBQ session with loved ones. 

50m swimming pool for all

• Last but not least, the 50m Oasis Pool is a pool for different ages and groups. 
• While most residents who use the pool will be adults, parents might also want to use it for private swimming lessons for their children. 

• Based on where the facilities are located, here’s a recommendation of which stacks you might want to consider based on your lifestyle. 
• Take note that these are just preference recommendations as choosing a stack based on how close it is to a particular facility may not always be a priority. After all, the facilities are just a short walk away from any stack you choose. 
• However, one benefit of staying in a stack near a particular facility is that you’ll be able to see how crowded it is before you actually head there. For instance, those in the pool-facing stacks will be able to decide whether they should go down for a swim based on the crowd at the pool. 

• Parc Greenwich’s architecture is designed by the well-renowned ADDP Architects, which was recognised as BCI Asia’s Top 10 architectural firms in Singapore from 2005 to 2019. 
• With over 170 awards under its belt, ADDP has designed residential projects like Punggol Waves, Seaside Residences, Martin Modern and New Futura.

Parc Greenwich Price Comparison

Here’s the transacted pricing for Parc Greenwich:

Parc Greenwich vs New launch ECs in the whole of Singapore

• As ECs attract families who are upgrading from HDBs and first-time home buyers, we’ve provided a comparison of all new launch ECs in Singapore to see where Parc Greenwich stands.

• Parc Greenwich has the highest average price PSF among all new launch ECs and this could be because it’s the last new launch EC for 2021. 
• Before Parc Greenwich, the last launch was Provence Residence at Canberra in May 2021. 
• If you look at the take-up rate, many of the new launch ECs are fully sold or almost there. Hence, there is a strong demand for ECs especially in an area like Sengkang where many families are looking to purchase their first home. 
• This could explain why the average price psf for Parc Greenwich is the highest. 

New launch ECs vs Resale ECs in Sengkang, Punggol, Hougang and Yio Chu Kang

• With a limited supply of new launch ECs, many buyers might also want to consider resale ECs in the surrounding areas of Parc Greenwich. 
• Many of the ECs have just reached their 5-year MOP period which means that you can sell your house on the open market or rent out the whole apartment. 
• Some of these are also reaching their 10-year mark and that’s when they will be fully privatised. 

• As compared to resale ECs in the area, Parc Greenwich also has the highest average price psf. 
• If you’re not a first-time buyer of ECs, the resale options are worth considering. 
• Some of these, like Esparina Residences and Prive are located near Buangkok and Punggol MRT stations respectively and are reaching their 10-year mark soon. These are unique projects as many ECs are usually not located near an MRT station.
• In terms of location, The Topiary is located closest to Parc Greenwich and it’s along Fernvale Lane too. Its average price psf is S$1,048 and it has just MOP-ed. 
• Do ensure that you know the key differences between buying a new and resale EC, especially in terms of the payment scheme. 

Parc Greenwich vs Private Condos nearby

• Here’s a comparison of Parc Greenwich’s average price psf vs private condos nearby. 
• For buyers who are in a position to choose between an EC and private condo, this will be useful for you. 

Parc Greenwich vs Private Condos nearby | Created with Datawrapper

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• In the Sengkang/Seletar area, there are a handful of resale private condos that are more affordable than Parc Greenwich. 
• For a more central location, The Luxurie and The Quartz are located near Sengkang and Buangkok MRT stations respectively. 
• However, if you’re looking for somewhere relatively near to Parc Greenwich, Rivertrees Residences, Riverbank @ Fernvale and H2O Residences might be worth a look as their TOP is not that long ago. 
• Do ensure that you know the differences between buying an EC and private condo before you make your decision. 

Appreciation Value Analysis

1. URA Masterplan for the Northeast region

• Based on the URA Masterplan, the area opposite Parc Greenwich is designated to be the future Sengkang West Industrial Park.
• Although there’s not much information on when it’ll be ready, it’s expected to bring future residents closer to more job opportunities. 
• This also adds to more jobs in the nearby Punggol Digital District and Seletar Aerospace Park. 
• This might mean that there’ll be more demand for housing in the area, which is most likely to bring up prices in future. 

2. Average price PSFs of ECs nearby have seen an increase 

Price trend of ECs which are over 10 years in Sengkang, Hougang and Yio Chu Kang

• This price chart shows the 4 oldest ECs in the surrounding neighbourhoods - The Rivervale (TOP: 2000), Park Green (TOP: 2004), Nuovo (TOP: 2004) and The Florida (TOP: 2000). 
• Though the average price psf took a hit after cooling measures in 2013, they have bounced back since 2016 and have managed to gradually appreciate. 
• Hence, after hitting its 10-year mark, there is potential for Parc Greenwich’s average price psf to increase. 
• This is because there will be more potential buyers. Only Singaporeans and families can buy a new EC but foreigners, PRs and singles are able to buy a resale EC which has privatised after 10 years. 

ECs in Sengkang, Punggol, Hougang reaching the 10-year mark 

• If you look at the ECs that are about to reach their 10-year mark, their average price psf have been climbing steadily. 

ECs in Sengkang, Punggol, Hougang which just MOP-ed

• The same trend can be observed for projects that have recently MOP-ed. 
• Hence, both price charts show that there is potential for Parc Greenwich’s average psf prices to appreciate 
• Plus, Parc Greenwich is the only EC to be completed in the northeast in 2026. Hence, after 5 years, it will be the only project in the area that reaches MOP status. So, it will most likely be in demand when the time comes. 
• Developments in the surrounding neighbourhoods like the Punggol Digital District and the upcoming Cross-Island Line extension (estimated to be ready in 2030) would increase demand for Parc Greenwich too. 

3. Limited supply but high demand of ECs might drive prices up

• There’s a market for ECs from the sandwiched class and families who want to upgrade but cannot afford a new private condo. However, the supply of ECs has been limited. 
• In 2020, only two ECs were launched - Parc Canberra and Ola.
• In 2021, there were only three ECs launched - Parc Greenwich, Parc Central Residences and Provence Residences and the latter two are almost fully sold out.
• In 2022, only two ECs are expected to be launched - North Gaia in Yishun and Tengah Garden Walk.  

• In the past 5 years, the prices of ECs have also increased at a faster rate than private condos in OCR. We compared the price trends of ECs and private condos in the OCR as ECs are located in the OCR. 
• This trend is expected to continue unless the government decides to allocate more land for ECs. 
• However, one thing to note is that the volume of private condos transacted is way higher than the volume of ECs, which is why the prices of EC might seem like they have increased at a higher rate.

Summary

+ Plenty of primary schools and pre-schools nearby, great for families with young children

+ Near to a number of supermarkets, restaurants and retail options in malls like Greenwich V and The Seletar Mall

+ Near to dining and hangout spots like Jln Kayu, Seletar Hills and Seletar Aerospace Park 

+ There is potential for price appreciation due to proximity to Sengkang West Industrial Park, Punggol Digital District and Seletar Aerospace Park

+ Developed by well-known real estate giants, Frasers Property and CSC Land

- Average price PSF is higher than other new launch ECs, resale ECs and some resale private condos in surrounding areas

- Not near any MRT station, the nearest LRT station is a 10-min walk away but there is a good selection of buses