Overview & Key Facts
EMERALD PARK is a 99 yrs lease commencing from 1991 condominium at INDUS ROAD in District 3 (RCR), developed by BUKIT MERAH GARDENS PTE LTD (FAR EAST ORGANIZATION), comprising 280 units, completed in 1993.
Location & Connectivity
EMERALD PARK is approximately 370m from Havelock MRT station, with 7 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Havelock | Thomson-East Coast Line | 370m |
| Tiong Bahru | East-West Line | 540m |
| Great World | Thomson-East Coast Line | 760m |
| Outram Park | East-West Line | 1.5 km |
| Outram Park | North-East Line | 1.5 km |
| Outram Park | Thomson-East Coast Line | 1.5 km |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng School | Secondary | 430m |
| Gan Eng Seng Primary School | Primary | 480m |
| Kheng Cheng School | Primary | 740m |
| Outram Secondary School | Secondary | 900m |
| Fairfield Methodist School (Primary) | Primary | 1.1 km |
| Henderson Secondary School | Secondary | 1.1 km |
| River Valley Primary School | Primary | 1.4 km |
| Cantonment Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 21 | $1,513 psf | $1,410,328 |
| 3 BR | 15 | $1,482 psf | $1,639,867 |
| 4 BR | 5 | $1,270 psf | $1,888,600 |
Market Position
EMERALD PARK has recorded 41 sales at an average price of $1,552,631.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at EMERALD PARK typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,874/mo | $1,410,328 | 3.30% |
| 3 BR | $4,515/mo | $1,639,867 | 3.30% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 9 | $1,248 psf | — |
| 2022 | 2 | $1,292 psf | ↑ 3.5% |
| 2023 | 6 | $1,565 psf | ↑ 21.2% |
| 2024 | 14 | $1,554 psf | ↓ 0.7% |
| 2025 | 8 | $1,527 psf | ↓ 1.7% |
| 2026 | 2 | $1,588 psf | ↑ 4.0% |
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The latest reading marks the highest point in this series — EMERALD PARK prices have climbed 27.2% since 2021.
Price Index Check
The ShiokNest Price Index for District 3 reads 117.1 as of June 2026 — up 10.4% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | $3,056 psf | 635 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | $2,260 psf | 589 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | $2,285 psf | 482 |
| PENRITH | 99 yrs lease commencing from 2024 | $2,796 psf | 452 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | $2,569 psf | 431 |
Lease Analysis
With 64 years remaining on its 99-year lease, EMERALD PARK still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 64 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 33+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, yield-focused investors, en-bloc speculators and cpf-only buyers best. Located ~370m from Havelock MRT, this property is a comfortable daily walk for transit commuters.
long-term hold (10+ yr) and resort facilities should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
Verdict
EMERALD PARK is a 99 yrs lease commencing from 1991 development in District 3 (RCR), with 280 units, offering a gross yield of 3.2%.
At ~$1,540 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full EMERALD PARK dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EMERALD PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (80m away), an upgrader gap of about $650,000
- Central Area — 4-room average $1,088,814 (830m away), an upgrader gap of about $450,000
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $550,000
FAQ
What is the average PSF for EMERALD PARK?
Is EMERALD PARK freehold?
What is the rental yield for EMERALD PARK?
Which MRT is nearest to EMERALD PARK?
Sources & Next Steps
- EMERALD PARK Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 3 (Tiong Bahru, Queenstown) — District 3 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 41 transactions
- Rental data: 391 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 41 records analysed · Source: URA private-sale caveats