Parc Botannia

Parc Botannia is the northeast’s steady performer rather than its headline. The caveat record reads 211 transactions since August 2021, spread 14 in 2021, 41 in 2022, 31 in 2023, 58 in 2024, 44 in 2025 and 23 more through July 2026. Nothing in that curve spikes. It is turnover equal to roughly 29 per cent of the estate in five years, which is what liquidity looks like when neither panic nor speculation is driving it. The sections below cover the pricing behind that record, the ladder, the supply and who the address fits.

Parc Botannia Prices: The Land Bid Still Shows

The ground explains the pricing floor. Sing Holdings and Wee Hur won the Fernvale Street site in September 2016 for S$287.1 million, the top bid out of fourteen and about S$10,000 clear of the next, which worked out to roughly S$517 psf per plot ratio. The project launched in November 2017 at an average of S$1,280 psf, so an owner who bought at launch and held has watched the median move a long way.

As of July 2026, Parc Botannia’s last sixty caveats cleared between $1,397 and $1,786 psf with a median around $1,655 psf. Over the past twelve months 42 units changed hands with a median of $1,651 psf, so pricing has been flat rather than climbing, and a buyer negotiating today is working against a stable, well-documented band rather than a moving target.

The comparison runs at two levels. Riverfront Residences sets the district’s scale tier and Sengkang Grand Residences its integrated premium, and both price above this quieter slot, which is what a buyer is actually choosing when they accept the LRT transfer. Closer in, the Fernvale field frames the value: High Park Residences sits 0.24km away with 1,376 units from 2019, Riverbank at Fernvale 0.83km with 555 from 2017, Rivertrees Residences 0.85km with 487 from 2017 and H2O Residences 0.85km with 521 from 2015, with Lush Acres, The Topiary and Parc Greenwich adding the executive condominium layer. All run the same 99-year tenure, so age, product and station position decide it rather than lease arithmetic.

One technical note. Parc Botannia was built before GFA harmonisation took effect, so its strata areas still include aircon ledges that the newer rulebook excludes. Comparing its psf against a post-harmonisation launch is not comparing identical square feet, and the honest comparison adjusts for that before concluding the older estate is the cheaper buy.

Weighing a stack here? Speak to us before you offer. We’ll run the tower, floor and outlook numbers with you, honest advice, no pressure. WhatsApp us.

Parc Botannia Floor Plans: A Complete Ladder With a Thin Top

The Parc Botannia floor plan ladder is unusually complete for a 735-unit project. 67 one-bedders at 430 sqft and 126 one-bedroom with study at 506 sqft open it. The two-bedroom band runs 83 compact at 581 sqft, 123 premium at 667 sqft and 63 with study at 775 sqft. Three-bedrooms split into 84 compact at 870 sqft and 105 premium at 969 sqft, then the family top: 21 four-bedroom compact at 1,152 sqft, 42 four-bedroom premium at 1,280 sqft and 21 five-bedders at 1,453 sqft.

Note how thin the top of the Parc Botannia ladder is. Only 84 homes in the whole estate carry four or five bedrooms, and the five-bedroom count is 21. Large-format stock here is scarce, which supports its resale pricing and also means a family looking specifically for a 1,453 sqft layout will wait for one to list.

Run the ladder at the July 2026 median of about $1,655 psf and it prices out cleanly. The 430 sqft one-bedder lands near $710,000, the 506 sqft study format around $840,000, the 581 sqft two-bedroom compact close to $960,000 and the 667 sqft premium near $1.1m. Three-bedders run from about $1.44m to $1.6m, the four-bedroom formats from roughly $1.9m to $2.12m, and the 1,453 sqft five-bedder near $2.4m. Treat those as arithmetic on the caveat record rather than asking prices.

The live prints confirm the shape. A 431 sqft one-bedder traded at $755,000 in July 2026 and a 700 sqft penthouse format at $1,080,000 in the same month. A 667 sqft two-bedder went at $1,110,000 in June and a 980 sqft three-bedder at $1,750,000 in May, the latter at $1,786 psf, the ceiling of the current band. Further back, a 1,453 sqft five-bedder cleared at $2,508,888 and a 1,281 sqft home at $2,210,000, both in July 2024.

The deck behind those numbers runs the full resort programme: a 50m lap pool, aqua gym, kids’ pool and spa pool, a sun deck with cabanas and BBQ pavilions, a tennis court, indoor gym, yoga and tai chi lawns, a jogging trail, then the quieter corners in the tropical and herb gardens, the meditation pavilions and the hammock garden, with a childcare centre on site. Parc Botannia is certified BCA Green Mark GoldPlus, and P&T Consultants handled the design.

Is Parc Botannia Worth Buying? The Fernvale Count

Zoom in to the Fernvale subzone. It holds eight developments and about 5,230 homes, and nothing is currently under construction, so the pocket is built out and the neighbours are known quantities. Wider still, District 28 holds 14 condominiums with about 5,672 private homes and only five of those projects are ten years old or newer, one of the thinnest private markets on the island.

The demand side is enormous by comparison. Sengkang carries 77,661 HDB flats across 671 blocks, and 64,763 of them are 4-room or larger, the flat types upgraders sell from. Sengkang and Punggol produce a steady stream of five-room sellers looking for a first private home, and this ladder receives every rung of that budget. Our HDB to condo checklist walks through the sequencing that decides whether the move works.

Nothing new is scheduled to complete in the Sengkang planning area after 2026, which is the quiet half of the case. Existing owners are not facing a fresh wave of launch stock competing for the same buyers, and the URA Master Plan keeps investing in the northeast, which compounds for a completed estate more than for a launch because owners collect the improvement without waiting through a construction cycle.

On the rental side, the compact stacks let to the Seletar Aerospace Park and Punggol Digital District workforces, both employment nodes growing on committed timelines, which is what separates a rental story here from a hopeful one. The project’s own records put the current yield at about 3.8 per cent, and our rental yields guide explains how to stress-test a number like that before you rely on it. The 63 per cent compact weighting is why the tenancy pool stays deep, and it is also the thing owner-occupiers should check before assuming a quiet block.

Who Parc Botannia Suits

Parc Botannia suits northeast families working the three-school radius, value investors who want completed stock at the district’s gentlest pricing, and Sengkang or Punggol upgraders making a first private move without leaving the town grid. The weekend layer is the underrated part: the Punggol and Sengkang river park loops start minutes away with Coney Island at the trail’s end, and the Jalan Kayu food street sits behind them.

The exit audience is the same pool from the other side. Renters get a completed condominium with a 50m pool, sauna, tennis court and childcare centre at an LRT gate, in a pocket where alternative supply is mostly public housing and older private stock. Compact formats in a school catchment this deep tend to stay occupied, and a 735-unit estate always gives a seller comparables to price against, though it also means neighbours listing at the same time, so a single unit rarely breaks far above the band unless its stack, floor and outlook justify it.

Fit matters in the other direction too. Buyers who need a heavy-rail platform at the gate should shop the Sengkang town centre instead, because the transfer sits inside every city trip here. Fernvale’s church and school traffic peaks on weekends, which is worth seeing before you commit. And the 3.0 plot ratio makes this a dense estate, so check the stack and the outlook rather than judging from the show unit.

Thinking about Parc Botannia? Its discount to the district’s headline estates, transfer adjusted, is the northeast’s honest arithmetic. Speak to us before you offer. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.