ParkSuites Review — Balmoral Road · D10
PI Score: 62/100 — Good
Is ParkSuites a good buy?
PI Score rates ParkSuites 62/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-09 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2016
- Units: 120
- Developer: Far East Organization
- Avg PSF: ~$2,600 psf
- Price from: S$1.8M
Live market data
- Resale transactions (12mo): 6
- Recent resale PSF: ~$2,410 psf
- PSF vs district resale benchmark: -4%
- Gross rental yield: 3.1%
What works in its favour
- Both anchors locked in: 118m to HENRY PARK PRIMARY SCHOOL [GEP] and 774m (~10-min walk) to Dover MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — HENRY PARK PRIMARY SCHOOL: HENRY PARK PRIMARY SCHOOL is GEP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Sensible price gap: PSF sits 4% below the local resale benchmark — you are buying under the established market rather than ahead of it.
- Hot resale demand: Demand pulse 100/100 — 6.0% annual turnover (6 resales/12mo). Units turn over fast; easy to find buyers when you exit.
What to watch out for
- Thin transaction volume: Only 6 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 4 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 240 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who ParkSuites suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Henry Park Primary School at 118m. P1 crowd already eyeing. Boutique 120 units. Beautiful, but exit also boutique.
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