Parc Regency
Overview & Key Facts
Parc Regency is a 20-unit boutique condominium on Pasir Panjang Road in District 5 (RCR), developed on a 99-year lease that commenced around 2002 — leaving approximately 75 years remaining as of 2026. The Pasir Panjang Road corridor is one of Singapore’s most distinctive residential addresses: a leafy, low-density residential lane along the southern coast of the island between Clementi and the Greater Southern Waterfront, flanked by the Labrador Nature Reserve, the Port of Singapore Authority precinct, and the National University of Singapore main campus approximately 1km to the north. Haw Par Villa MRT (Circle Line) at 760 metres provides the primary transit link.
The rental dataset — 6 transactions averaging S$5,067 and a median of S$5,600 — is thin but indicative of the Pasir Panjang Road premium for tenants who value the unique combination of nature-adjacent living, proximity to NUS and the one-north research corridor, and access to the developing Greater Southern Waterfront. At S$5,600 median, Parc Regency attracts the academic, research, and professional NUS-Biopolis tenant segment: professors, senior researchers, expat academic families, and biomedical industry executives who prefer the quieter Pasir Panjang address over the more commercially active Clementi and Commonwealth corridors.
With 75 years remaining on a 99-year lease, Parc Regency sits in the CPF-accessible zone with approximately 35 years of remaining CPF runway (below 60yr = no new 30yr loans, below 40yr = no CPF). Buyers should model the lease trajectory explicitly: the development will cross the 60-year threshold in approximately 15 years (around 2041), at which point new 30-year mortgage financing is no longer available — a material constraint on future resale pool depth.
Location & Connectivity
Pasir Panjang Road runs along Singapore’s southern coast from the West Coast Highway junction toward the Greater Southern Waterfront precinct, characterised by a mix of low-rise private residential blocks, the Labrador Nature Reserve green buffer to the south, and the NUS Kent Ridge campus to the north. The corridor has a distinctly quiet, almost parkland character for a road so close to the CBD: the Labrador Nature Reserve, the Pasir Panjang hawker centre, and the walking trails of the southern ridgeline create a green belt that insulates the residential addresses from urban noise.
Haw Par Villa MRT (Circle Line) at 760 metres provides CCL access toward Pasir Panjang (1 stop east), Labrador Park, HarbourFront (CCL + NEL interchange), and the westward CCL arc toward Buona Vista (CCL + EWL interchange) and Botanic Gardens. Pasir Panjang MRT (Circle Line) at approximately 1.1km provides an alternative CCL access point.
The National University of Singapore (NUS) main campus at approximately 1km provides the primary institutional employer in the precinct. The one-north biomedical and research hub — home to Biopolis, Fusionopolis, and the Agency for Science, Technology and Research — is accessible via Buona Vista MRT at approximately 2km. The Labrador Nature Reserve provides coastal walking trails, a heritage fort, and a view of the southern straits directly accessible from Pasir Panjang Road. Dulwich College (Singapore) at approximately 1.32km and NUS High School at 1.5km serve the international school segment.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | Within 1 km |
| Dulwich College (Singapore) | international | ~1.3 km |
| Kent Ridge Secondary School | secondary | ~1.9 km |
| Dover Court International School | international | ~1.9 km |
| United World College of South East Asia (Dover) | international | ~1.9 km |
Facilities
At 20 units completed around 2002 (approximately 24 years old), Parc Regency is a mid-vintage boutique development on Pasir Panjang Road. A development of this scale and vintage would typically include a swimming pool, gymnasium, covered parking, and a landscaped garden — standard boutique D5 condominium infrastructure from the early 2000s build era. The building is at an age where mechanical and electrical systems (air conditioning, plumbing, lifts) may require upgrading, and buyers should commission a building inspection and review MCST records for deferred maintenance items.
The Pasir Panjang neighbourhood provides the practical amenity layer: Pasir Panjang Food Centre at approximately 600 metres for affordable hawker dining, the Labrador Nature Reserve for daily outdoor recreation, West Coast Plaza and Clementi Mall for retail, and the NUS canteens and University Cultural Centre for the academic and professional tenant segment. The Greater Southern Waterfront development — Singapore’s next major precinct transformation — will eventually bring new F&B, retail, and recreational infrastructure to the broader Pasir Panjang-Keppel-Sentosa corridor over the next 10–15 years.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,550,000 to $2,550,000, averaging $2,550,000 (~$1,538 psf).
Rents range from $3,200 to $6,300 per month across 6 rental transactions. Current rental yield sits at approximately 2.6%.
Neighbourhood Comparison
D5 is anchored by large-scale launches: One-North Eden (99yr, 165 units, at Buona Vista MRT), Clementi Woods (99yr, 455 units, at West Coast Highway), and the upcoming Pasir Panjang redevelopment pipeline driven by the Greater Southern Waterfront transformation. These large-scale developments offer modern facilities and active resale markets.
Parc Regency at 20 boutique units on Pasir Panjang Road is a distinct proposition from all large-scale D5 launches: the Labrador Nature Reserve directly accessible, Dulwich College proximity, and the NUS-one-north professional tenant base in a private 20-unit setting. The 75-year lease positions it well above the acute-lease-risk category (Kismis Court at 54 years) while being honestly inferior to the freehold boutiques in D9–D10. For buyers who value D5 RCR pricing, nature-adjacent character, and the NUS-Biopolis academic corridor, Parc Regency is the boutique equivalent of what the large-scale D5 launches offer at a smaller, more private scale.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC REGENCY | 2002 | 20 | $1,538 | |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
Lease Decay Analysis
The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARC REGENCY across multiple dimensions.
What Residents Say
“Pasir Panjang Road is genuinely unique in Singapore. You have the Labrador Nature Reserve below, NUS above, Haw Par Villa MRT at 760 metres, and the ocean view from the southern units. The S$5,600 monthly rent for a 3BR here is excellent value compared to D9 or D10 equivalents — and the NUS-Biopolis corridor keeps demand steady year-round.”
— NUS academic tenant via Singapore Expats forum
“The Greater Southern Waterfront is Singapore’s most significant upcoming precinct transformation. Pasir Panjang Road freehold and long-lease sites in the vicinity will benefit from the precinct uplift as Keppel, Sentosa, and the southern waterfront are redeveloped over the next decade. The 75-year lease gives you enough runway to capture the majority of that uplift.”
— D5 RCR property analyst via EdgeProp research
Strengths & Weaknesses
- Labrador Nature Reserve directly accessible from Pasir Panjang Road — coastal trails and heritage fort
- NUS main campus at ~1km — strong NUS academic and research professional tenant base
- Dulwich College at 1.32km — international school access for expatriate family tenants
- Haw Par Villa MRT (CCL) at 760m — CCL to Buona Vista (EWL interchange) and HarbourFront (NEL)
- Greater Southern Waterfront long-term precinct uplift — Pasir Panjang is a beneficiary address
- S$5,600 median rent (6 records) — upper-tier D5 RCR boutique rental positioning
- 20-unit boutique — private residential character with low MCST overhead
- Only 6 rental records — thin dataset; yield modelling requires active comparable research
- ~75yr remaining lease — 60yr loan restriction threshold reached ~2041 (15yr runway at full financing)
- Lease decay: progressive buyer pool narrowing from 2041; plan exit within 12–13 years for full pool
- Haw Par Villa MRT at 760m — not in the premium sub-500m MRT tier
- Pasir Panjang hawker and retail limited — West Coast Plaza / Clementi Mall for full retail access
- ~24yr old building (TOP ~2002) — mechanical/electrical systems inspection and MCST records essential
- One-north/Biopolis at ~2km via Buona Vista — not a direct walk; relies on CCL
Verdict
Parc Regency on Pasir Panjang Road offers one of Singapore’s most distinctive D5 RCR residential propositions: Labrador Nature Reserve at the doorstep, NUS at 1km, one-north at Buona Vista via CCL, Dulwich College at 1.32km, and a rental market at S$5,600 median confirmed by 6 records. The 75-year remaining lease provides a workable medium-term horizon, though the 60-year loan restriction threshold (approximately 2041) sets a natural exit window for buyers relying on conventional financing to resell.
For buyers who value the nature-adjacent Pasir Panjang address, the NUS-Biopolis professional tenant base, and the long-term Greater Southern Waterfront precinct uplift, Parc Regency is a coherent D5 RCR mid-term hold. The investment thesis requires explicit lease-trajectory modelling: plan for a resale within 12–13 years to maximise the buyer pool at exit, or enter with the understanding that the resale pool narrows meaningfully after the 2041 threshold.