18 Holland Grove Road, Singapore 278800; 20 Holland Grove Road, Singapore 278801; 22 Holland Grove Road, Singapore 278802; 24 Holland Grove Road, Singapore 278803; 26 Holland Grove Road, Singapore 278804; 28 Holland Grove Road, Singapore 278805
Parksuites is Far East Organization’s low-rise infill at Holland Grove Road, and it is the newest completed project in the Ulu Pandan subzone: a median $2,408 psf across just 119 units in 5 blocks of only 4 storeys. Completed in 2023, it reads more like garden apartments than a condominium, tucked into the landed enclave a short walk from Holland Village.
The nearest MRT, Dover (EW22), sits within 1km but past the 500m mark, so this is a walk rather than a doorstep station. Buona Vista’s interchange and the one-north employment belt sit a short ride further down the East-West Line.
One school falls inside the 1km priority band: Henry Park Primary School. Under MOE’s P1 registration framework, that 1km radius decides ballot priority in the later phases, and our P1 registration guide walks through how. Fairfield Methodist (Primary), Methodist Girls’ (Primary) and Pei Tong sit in the wider 1km to 2km ring.
Scale is small by design: the database counts 13 one-bedders, 28 two-bedders, 1 three-bedder and 1 four-bedder, though that only totals 43 of the 119 units, so a meaningful slice of the mix is not yet reconciled in our records. What the count does confirm is a project weighted toward compact stock rather than family-sized formats.
On tenure, URA records the lease as 110 years from 2017, which leaves roughly 101 years as of 2026, longer than the standard 99-year clock this district usually runs on. That is the structural edge the price sections below put to work.
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| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 38 | 581 - 689 | 31.93% | ||
| 2 Bedroom | 60 | 700 - 1,227 | 50.42% | ||
| 3 Bedroom | 16 | 1,389 - 1,475 | 13.45% | ||
| 4 Bedroom | 5 | 2,885 - 3,068 | 4.20% | ||
| Overall | 119 | 581 - 3,068 |
Ulu Pandan is an old, freehold-heavy subzone that has not had a completed launch in over a decade, and Parksuites, arriving in 2023 as one of the only leasehold entrants in years, has priced itself near the top of that stack rather than as the discount option. The 4 sections below put numbers on that position.
Most Parksuites resale transactions fall between $2,260 and $2,544 psf, with a median of $2,408 psf. That covers 7 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The subzone is dominated by older freehold stock, and Parksuites still lands near the summit of it. The Marbella (2005, freehold) trades at a median $2,456 psf and The Trizon (2012, freehold) at $2,151 psf, both older than Parksuites and both without its newer specification. Further down the ladder, Montview sits at $2,055 psf, Glentrees at $2,009 psf, and the 1978 Pandan Valley at $1,608 psf. The only supply still to come in the subzone is Pinetree Hill Residences and Nava Grove, both under construction with no transactions yet.
Recent prints show a 785.8 sqft unit at $1.97M in March 2025, the same size at $1.85M in October, and a 764.2 sqft unit at $1.91M in January 2026, before a 785.8 sqft unit printed $2.04M in March 2026, the highest of the run. The spread across near identical sizes shows how much stack and floor still move the number here.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $2,408 psf median:
2-bedders, 700 to 872 sqft, mostly 1 bath: about $1.69M to $2.10M.
Larger 2-bedders, 1,098 to 1,227 sqft with 2 baths: about $2.64M to $2.95M.
3-bedders, 1,421 to 1,464 sqft with 2 baths plus a store: about $3.42M to $3.52M.
A 4-bedroom penthouse at 3,068 sqft with 4 baths: about $7.39M.
There is no 1-bedroom size data in our floorplan records, even though the database counts 13 one-bedders in the project, so that band is a genuine gap rather than an omission we are choosing to skip. At 4 storeys, none of these units carry a real view premium. What the low-rise format does buy is proper ceiling height and direct grounds access on most stacks, closer to a garden apartment than a tower unit.
Supply: the Ulu Pandan subzone holds 20 projects totalling about 4,659 units, and almost all of them completed before 2015. Parksuites, TOP 2023, is the newest completed project in the subzone by a wide margin, and the only other supply coming is Pinetree Hill Residences (520 units, TOP 2026) and Nava Grove (552 units, TOP 2027), both still under construction.
Demand: Bukit Timah town holds about 1,983 four-room, five-room and executive HDB flats already past their Minimum Occupation Period, a smaller upgrader pool than most suburban towns but a genuine one. The median Bukit Timah 4-room resale sold for $922,500 and the median 5-room for $1.115M over the last 12 months, so a paid-up flat covers a meaningful share of the quantum on the smaller formats here.
Rental: tenancy depth is modest but real, with 116 leases signed since January 2025 across the mix. 1-bedders let at a median $3,950 a month, 2-bedders at $5,600, 3-bedders at $7,200, and the handful of 4-bedders at $15,300. On the 2-bedroom band, gross yields run about 3.2% to 4.0% depending on stack size, best on the smaller units in that band.
The honest take: entry quantums start around $1.69M for the smallest confirmed 2-bedder, the unit mix in our records is incomplete for over a third of the project, and 4 storeys means no view to price in anywhere on the estate. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is coming to the corridor.
Couples and downsizers who want Holland Village’s address at low-rise density, and investors underwriting the one-north and NUS rental pool on a newer lease than most of the neighbourhood offers. The compact 2-bedroom band is the project’s real centre of gravity.
Families needing confirmed 3- or 4-bedroom stock should treat this project’s larger formats as unverified until the mix is reconciled, and buyers wanting a newer, bigger development nearby are better served by One Holland Village Residences or Hyll on Holland. For everyone else, Parksuites is the newest lease on offer in an otherwise ageing subzone.
Thinking about Parksuites?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
Parksuites has 5 blocks of 4 storeys.
Parksuites rises 4 storeys across 5 blocks.
Parksuites has 119 residential units.
Parksuites offers 1 Bedroom (581 to 689 sqft), 2 Bedroom (700 to 1,227 sqft), 3 Bedroom (1,389 to 1,475 sqft), 4 Bedroom (2,885 to 3,068 sqft).
The floor plans we hold for Parksuites are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Parksuites sits on a site of about 9,402 sqm (roughly 101,200 sqft).
Parksuites is 110-year leasehold (lease from Nov 2017).
No, Parksuites is a 110-year leasehold development (lease from Nov 2017).
Parksuites is developed by Far East Organization.
Parksuites is at 18 Holland Grove Road, Singapore 278800 – about 750m from Dover MRT (EW22).
Parksuites is in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), in the Core Central Region (CCR).
The nearest MRT is Dover (EW22), about 750m away.
Schools within 1km of Parksuites: Henry Park Primary School.
Primary schools within 2km of Parksuites: Henry Park Primary School, Fairfield Methodist School (Primary), Methodist Girls’ School (Primary) and Pei Tong Primary School. Of these, Henry Park Primary School falls inside the 1km P1 registration radius. Secondary options nearby include New Town Secondary School, Fairfield Methodist Secondary School, Nan Hua High School and NUS High School of Mathematics and Science.
Shopping malls within about 2km of Parksuites include The Star Vista, Rochester Mall, One Holland Village, Holland Piazza, Holland Road Shopping Centre and Fusionopolis 1.
Based on transactions in the last 12 months, PSF ranges from about $2,138 to $2,600.
Based on recent transactions, 2 Bedroom units start from about $1.68M.
Parksuites has seen average rental yields of about 3.0% based on recent transactions, and the nearest MRT, Dover (EW22), is about 750m away. As with any CCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Parksuites is a good fit for school-focused families – Henry Park Primary School is within 1km.
Parksuites is a 110-year leasehold condominium in District 10 developed by Far East Organization, comprising 119 units across 5 blocks. It obtained TOP in 2023.
Parksuites obtained TOP in 2023.
Parksuites is fully completed – TOP was obtained in 2023. Units are now available on the resale market.
Yes. Foreigners can buy Parksuites because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Parksuites is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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