Parc Elegance
Overview & Key Facts
Parc Elegance is a 157-unit freehold condominium at Telok Kurau Road in District 15, completed in 2013 by Fragrance Realty Pte Ltd. The development sits in the heart of one of Singapore’s most characterful residential pockets — the Telok Kurau enclave between Kembangan and Eunos — where low-rise shophouses, independent cafes, and mature rain trees give the streetscape a texture that newer planning estates simply cannot replicate. For a boutique project from a developer better known for volume than prestige, Parc Elegance has quietly carved out a niche as an affordable freehold entry point into the East Coast lifestyle corridor.
Fragrance Group is one of Singapore’s most prolific developers, with over 70 projects to its name since listing on the SGX mainboard in 2005. Their portfolio tilts towards mass-market and mid-tier products — functional designs at competitive price points rather than architectural statements. Parc Elegance fits this mould: four blocks of modest height, a straightforward facilities deck, and a unit mix that spans from compact one-bedders at 377 sqft to family-sized four-bedroom-plus-study configurations at 1,539 sqft. The 69 distinct floor plan types across 157 units is unusually high variety, suggesting the developer optimised for maximum buyer optionality rather than standardised efficiency.
At a current average of $1,656 PSF and a median transaction price of $710,000, Parc Elegance offers something genuinely rare in District 15: freehold tenure at a quantum that first-time buyers and young couples can realistically reach. The gross yield of 4.23% is healthy by district standards, driven by compact units that rent well relative to their purchase price. For buyers who want the East Coast postcode without the seven-figure commitment that most D15 freehold condos now demand, Parc Elegance deserves serious consideration — provided expectations around finishing quality and facilities are calibrated to the price point.
Location & Connectivity
Telok Kurau Road takes its name from the Malay for “mango fish bay” — a reminder that this stretch of the East Coast was once a fishing village before it evolved into one of Singapore’s most sought-after residential neighbourhoods. Parc Elegance sits along Telok Kurau Road, flanked by a mix of landed homes, low-rise apartments, and the shophouse-lined side streets that give the area its distinctive village-like character. The immediate surroundings are quiet and residential — this is not a main road frontage, which means less traffic noise but also less direct footfall convenience.
The nearest MRT station is Kembangan (EW6) at approximately 560 metres — a comfortable 7–8 minute walk that qualifies as genuinely convenient public transport access. Eunos MRT (EW7) is 690 metres away, offering an alternative on the same East-West Line. Both stations connect residents directly to Paya Lebar interchange (two stops), Raffles Place (six stops), and the broader MRT network. Before the TEL’s Marine Terrace station opened at 1.35 km, the East-West Line was the only rail option; now residents have a secondary connection to the Thomson-East Coast Line, albeit at a distance that requires a bus or drive rather than a walk.
Daily amenities are well served by the Telok Kurau and Joo Chiat ecosystem. The Brewing Ground — a popular cafe set on the grounds of the old Telok Kurau Primary School — is a short walk away, and the broader Joo Chiat and Katong heritage strip delivers one of Singapore’s richest food corridors: Katong Laksa, Peranakan restaurants, independent bakeries, and a cafe culture that has made the area a weekend destination for the rest of the island. For grocery runs, Sheng Siong at Joo Chiat Complex is nearby, and the larger Parkway Parade mall with its Cold Storage supermarket, cinema, and comprehensive retail mix is a short drive or bus ride down Marine Parade Road. East Coast Park is accessible within minutes, offering beach, cycling, and seafood dining options.
The school catchment is a genuine strength. Telok Kurau Primary School is just 760 metres away, comfortably within the 1 km priority enrolment radius. Canossa Catholic Primary School sits at 820 metres, and Tanjong Katong Girls’ School at 1.35 km. For international education, Canadian International School (Tanjong Katong campus) is 1.41 km away. The broader Marine Parade education cluster — Broadrick Secondary, Chung Cheng High, CHIJ (Katong) Primary — is well represented within 2 km.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | ~1.4 km |
| Canadian International School (Tanjong Katong) | international | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.5 km |
| EtonHouse International School (Broadrick) | international | ~1.5 km |
| Chung Cheng High School (Main) | secondary | ~1.6 km |
| CHIJ (Katong) Primary | primary | ~1.7 km |
Facilities
Parc Elegance provides a functional set of communal facilities appropriate for its 157-unit scale. The centrepiece is the swimming pool, which is compact but adequate for casual laps and weekend relaxation. A BBQ area, function room, children’s playground, gymnasium, and 24-hour security round out the communal offerings. Basement car parking is provided, a practical consideration in an area where street parking is limited and landed-home neighbours occupy much of the kerb space.
“Nice, clean structures and facilities proportionally designed, devoid of excesses. Landscaping in keeping. Convenient location.”
— Resident review via SingaporeExpats
The honest assessment is that Parc Elegance’s facilities are modest by current market expectations. There is no tennis court, no lap pool, no co-working space, no sky terrace — amenities that buyers now expect even in mid-range developments. The gym is basic, serviceable for light cardio and simple weights but not equipped for serious fitness enthusiasts. The pool, while clean and well-maintained, is not designed for competitive swimming. For a development at the $1,656 PSF price point, this is a reasonable trade-off — you are paying for the freehold land and the D15 address, not for resort-style amenities.
What Parc Elegance does get right is maintenance. Multiple residents note that the grounds are clean, the common areas are well-kept, and the management is responsive. For a smaller development, consistent maintenance quality matters more than facility breadth — a well-maintained pool and BBQ area that residents actually use is worth more than an elaborate but neglected sky garden. The 24-hour security provides peace of mind, though some visitors have noted that guard interactions could be more courteous — a minor but recurring observation across review platforms.
Unit Sizes & Layout
Parc Elegance offers an unusually diverse unit mix for a 157-unit development: 69 distinct floor plan types spanning from compact one-bedroom units at 377 sqft to spacious four-bedroom-plus-study configurations at 1,539 sqft. The unit types include one-bedroom (398–904 sqft), one-bedroom-plus-study (377–840 sqft), two-bedroom (495–980 sqft), two-bedroom-plus-study (947–1,152 sqft), three-bedroom (around 1,442 sqft), three-bedroom-plus-study (700–958 sqft), four-bedroom (1,259 sqft), four-bedroom-plus-study (1,356–1,539 sqft), and even a five-bedroom-plus-study option at 1,421 sqft. This variety means almost every buyer profile can find something that fits, from single professionals to larger families.
The bulk of the development skews towards the smaller end — one-bedroom and two-bedroom units dominate the unit count, which explains the low median transaction price of $710,000 and the healthy rental yield of 4.23%. Compact units in the 400–600 sqft range are the rental workhorses: they attract young professionals and couples drawn to the Telok Kurau lifestyle at rents of $2,300–$2,800 per month, and their low quantum keeps gross yields attractive. The larger three-bedroom and four-bedroom units are rarer and appeal to owner-occupiers who want family space with freehold tenure.
Layout efficiency is mixed, which is typical of Fragrance Group developments from this era. Some floor plans make good use of space with sensible room proportions and minimal wasted corridor area. Others — particularly the “plus study” variants — can feel squeezed, with the study carved from what might otherwise have been a more generous bedroom or living area. Buyers should inspect specific unit plans carefully rather than assuming consistent quality across the 69 types. The finishing quality is functional rather than premium: standard fittings and fixtures that are serviceable but will likely need updating if you are buying on the resale market after 13 years of wear.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 27 | $1,554 | $675,807 |
| 1 BR | 8 | $1,511 | $873,875 |
| 2 BR | 6 | $1,308 | $1,090,648 |
| 3 BR | 1 | $1,006 | $1,180,000 |
| 4 BR | 2 | $1,150 | $1,715,000 |
Pricing & Market Position
Based on 44 recorded transactions, sale prices range from $580,000 to $2,200,000, averaging $827,084 (~$1,701 psf).
Rents range from $1,500 to $5,900 per month across 286 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 34.3% (from $1,243 to $1,669 psf).
Neighbourhood Comparison
The most relevant comparison is with District 15’s recent mega-launches. Grand Dunman ($2,537 PSF, 99-year from 2022, 1,008 units) offers brand-new finishings, a comprehensive facilities deck, and direct Dunman Road frontage — but at a 99-year leasehold tenure and a PSF premium of over 50% above Parc Elegance. Emerald of Katong ($2,640 PSF, 99-year from 2023, 846 units) commands an even higher PSF with the same leasehold limitation. Both developments target buyers willing to pay premium prices for new condition — a fundamentally different value proposition from Parc Elegance’s affordable freehold entry point.
Among freehold competitors, The Continuum ($2,790 PSF, freehold, 816 units) is the newest freehold entrant in D15 but at nearly 70% higher PSF and significantly higher absolute quantum. Amber Park ($2,537 PSF, freehold, 592 units) offers a premium Amber Road address with luxury finishings, also at a substantial PSF premium. The gap between Parc Elegance at $1,656 PSF and these freehold neighbours at $2,500–$2,800 PSF highlights the price tier difference: Parc Elegance competes on value and yield, not on prestige or finish quality. Buyers choosing between them are making fundamentally different lifestyle decisions.
The investment comparison favours Parc Elegance on yield but lags on capital growth. The 4.23% gross yield comfortably exceeds the corridor average and significantly outperforms larger freehold developments where high absolute quantums compress yields. However, the PSF appreciation from $1,243 to $1,667 over the tracked period, while positive, has not kept pace with premium D15 addresses where scarcity and brand cachet drive stronger gains. Parc Elegance’s competitive edge is its accessibility: at a median price of $710,000, it opens the D15 freehold market to buyer segments — first-time purchasers, young investors, singles — who are priced out of every other freehold option in the corridor. That accessibility, combined with freehold tenure and healthy rental demand, creates a durable value proposition even if it never commands headline PSF numbers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC ELEGANCE | Freehold | 2013 | 157 | $1,701 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates PARC ELEGANCE across multiple dimensions.
What Residents Say
“Very quiet and peaceful development. Well-maintained. The environment is great for families with young kids.”
— Resident review via 99.co
“Nice, clean structures and facilities proportionally designed, devoid of excesses. Landscaping in keeping. Convenient location.”
— Owner review via SingaporeExpats
“Lots of eateries and greenery nearby. A great place to stay in the East. The Telok Kurau area has a real neighbourhood feel that you don’t get in newer estates.”
— Tenant review via PropertyGuru
“Security guards could be more polite. Got shouted at for using the wrong exit — poor communication and attitude. The condo itself is fine but the management of security staff needs improvement.”
— Visitor feedback via 99.co
The pattern across review platforms paints a consistent picture: Parc Elegance is a quiet, well-maintained, no-frills development in a neighbourhood that residents genuinely enjoy living in. The positives cluster around the location — Telok Kurau’s food scene, the tree-lined streets, the proximity to both MRT stations, and the East Coast lifestyle. The negatives are operational rather than structural: security staff attitude has drawn complaints from multiple reviewers, and the facilities, while clean, are acknowledged as basic. Nobody raves about the finishings or the architectural design — this is not that kind of development. But nobody complains about noise, overcrowding, or poor maintenance either. The development rated 4.7 out of 5 on 99.co, suggesting that residents who buy or rent at this price point find their expectations met. The consensus is that Parc Elegance delivers honest value in a premium postcode — you get what you pay for, and what you pay for is the location and the freehold title, not the hardware.
Strengths & Weaknesses
- Freehold tenure in District 15 at median price of $710,000 — rare affordability for the postcode
- Healthy gross yield of 4.23% — well above average for freehold D15 developments
- Kembangan MRT (EW6) just 560 metres away — genuine walkable rail access
- Eunos MRT (EW7) at 690 metres provides a second station option on the same line
- Telok Kurau neighbourhood: tree-lined streets, heritage food scene, village-like calm
- Strong school catchment: Telok Kurau Primary (760m) and Canossa Catholic Primary (820m) within 1 km
- Diverse unit mix with 69 floor plan types — options for every buyer profile from singles to families
- Quiet residential setting away from main road traffic and noise
- Well-maintained grounds and common areas consistently noted by residents
- Compact units rent well to young professionals drawn to the East Coast lifestyle
- Basic facilities — no tennis court, lap pool, or lifestyle amenities beyond essentials
- Fragrance Group mid-tier finishing quality — functional but not premium, needs refreshing after 13 years
- ShiokNest score of 37/100 and investment score of 59/100 reflect modest overall standing
- Modest capital appreciation — PSF growth from $1,243 to $1,667 lags premium D15 addresses
- Security staff attitude has drawn multiple complaints from residents and visitors
- Study-variant floor plans can feel squeezed — inspect specific layouts carefully before committing
- En-bloc potential is low at 30/100 — freehold tenure is for holding, not collective sale speculation
- Telok Kurau Road lacks direct shopfront retail — daily errands require walking to adjacent streets
- Gym is basic — limited equipment unsuitable for serious fitness routines
Verdict
Parc Elegance occupies a pragmatic niche in the District 15 landscape: it is the affordable freehold option in a neighbourhood increasingly dominated by seven-figure quantum developments. At $1,656 PSF and a median price of $710,000, it sits well below the corridor’s new launches — Grand Dunman at $2,537 PSF, Emerald of Katong at $2,640 PSF, The Continuum at $2,790 PSF — while offering something none of them can match at that price: freehold tenure. For buyers who think in decades rather than five-year exit cycles, eliminating lease decay is a structural advantage that compounds over time.
The weaknesses are equally clear and deserve honest acknowledgment. The ShiokNest score of 37/100 and investment score of 59/100 reflect a development that is functional rather than exceptional. Facilities are basic by current standards — no tennis court, no lap pool, no lifestyle amenities beyond the essentials. Finishing quality is mid-tier Fragrance Group standard, serviceable but not luxurious, and after 13 years will need refreshing in many units. The profitability score of 43/100 signals that capital appreciation has been modest relative to premium D15 addresses. And while the walkability score of 60/100 is decent — Kembangan MRT at 560 metres is a genuine positive — Telok Kurau Road lacks the direct shopfront convenience of East Coast Road or Joo Chiat.
Where Parc Elegance genuinely delivers is on the value equation. A 4.23% gross yield in freehold D15 is hard to find. Kembangan MRT within 560 metres gives genuine rail connectivity on the East-West Line. The Telok Kurau neighbourhood offers a quality of life — tree-lined streets, heritage food, village calm — that no amount of developer marketing can fabricate. The PSF trend from $1,243 to $1,667 shows steady if unspectacular appreciation. For first-time buyers seeking their first freehold foothold in the East Coast, rental investors targeting yield over capital gains, or anyone who values substance over flash, Parc Elegance is a grounded, sensible choice that does exactly what it promises — nothing more, nothing less.