PARC KOMO CONDOMINIUM
The Parc Komo condo is a freehold low-rise residential development in an exclusively private housing estate, near Changi Airport. It is located at the junction of Upper Changi Road North and Jalan Mariam, beside rows of semi-detached houses in a quiet neighbourhood and will likely be the most affordable upcoming freehold launch.
Note: This is NOT an advertisement for sale. Project is pending approval from authorities.
If you don’t mind being tucked away at the eastern corner of Singapore in exchange for a private place with a soothing ambience, then the Parc Komo condo is for you. Here you find an oasis of seclusion and calm, surprisingly so considering how near this spot is to Changi Airport & Changi Business Park, about 5 minutes drive away.
Parc Komo is being built by Chip Eng Seng Corporation (CES) on the site of the former Changi Garden. It has the advantage of having a land size of 200,093 square feet, one of the harder-to-find larger ones for a new freehold project currently. This allows for a resort-style development with a full range of facilities, lush landscaping and gardens, and lower unit maintenance fees.
The previous Changi Garden featured a row of shops along the side facing Upper Changi Road North. The new Parc Komo will incorporate this retail component as well of 32,292 sq ft (3000 sq m) of commercial space. It provides a welcome venue for neighbourhood shopping, that serves the surrounding landed estate too.
This project is being undertaken by CEL Development, the property arm of CES, a trusted and reputable home-grown company. Their most recent launches include Grandeur Park and Park Colonial. Parc Komo is expected to meet demand in housing from those working at the airport and business hubs nearby.
CEL Development is perhaps best characterised by their quality and functional layouts, and fair pricing strategies that saw over 70% of Park Colonial sold since its launch in July 2018, in a slow market.
ABOUT THE LOCATION
Parc Komo and the Jalan Mariam location is part of a private residential enclave between Pasir Ris / Loyang and Changi. This is a predominantly landed estate. Together with the mid-rise condominiums at Flora Drive and low-rise houses at Toh Drive estate, the lifestyle here makes for an unharried existence, for those who are so inclined.
There is no MRT station within comfortable walking distance. The nearest one is about 27 minutes walk away, the Tampines East station. A public bus plies along Mariam Way nearby, and takes you via Flora Road to that station, about 3 to 4 stops away.
The condominiums in this area would appeal to those looking for affordability and a peaceful environment. And especially to those working nearby at eg. Tampines and Changi Business Parks, and the new Jewel @ Changi, and possibly to airport staff and flight crew.
Due to its low-rise nature there is an open relaxed feel to the estate. Within this enclave, not a single HDB block in sight, it is hard to remember that just a 5 minute drive away we have the Pasir Ris and Tampines HDB estates, with their full range of amenities.
There hasn’t been any similar new condominium launches within 2.8 KM radius in the last 6 years. So if you are looking for a more affordable freehold property, and are happy to trade convenience for peace and quiet, you might want to look at this Parc Komo condo.
THE PARC KOMO CONDO · FACTSHEET
|Developer||CEL Development Pte Ltd|
|Status||Condominium (Foreigners eligible to buy)|
|Address||32 Jalan Mariam, Singapore 509310|
|Site Area||18,589.09m² (200,093 sq ft)|
|Floor Area||26,024.7m² (280,130 sq ft)|
|No. of Storeys||5|
|No. of Blocks||10|
|No. of Units||276 Apartments + Retail Shops|
PARC KOMO FLOOR PLANS
The Parc Komo condo floor plans are not available yet. Please fill in your contact details in the Contact Form if you would like the Parc Komo floor plans to be sent to you once ready.
THE PARC KOMO SITE PLAN
The Parc Komo site is an irregular-shaped parcel of land fronting Upper Changi Road North and Jalan Mariam on its south-east and east. The main entrance leads in from Upper Changi Road North, via a private driveway.
On its north-west and west, it backs onto rows of semi-detached houses, ranging from older single storey homes, to spanking new 3 storey ones. And across Jalan Mariam, is a row of terrace houses, followed by some detached bungalows.
The plot ratio here is 1.4, in keeping with the plot ratio for the entire estate. (Plot ratio is the ratio of maximum built up floor space to land area.) 1.4 is also the plot ratio for landed housing, which gives an idea of the permitted density at Parc Komo. Unlike most other locations with plot ratios of 2.8 to 4.9, this place doesn’t feel dense or congested.
Given its very decent land size, its is able to accommodate a good number of 60 facilities that include a 50m lap pool, children’s and party pools, and ‘Glamping’ facilities.
THE PARC KOMO SHOWFLAT · VIEWING
The Parc Komo showflat is not available for viewing yet. Please fill in your details below if you wish to be kept posted on when the showflat is expected to open.
In the meantime, since the Parc Komo location is around the Flora Drive / Pasir Ris / Changi area, here is a peek at what can be found in the vicinity.
PARC KOMO PRICES · UNIT TYPES
UNIT TYPES . SIZES
|Unit Description||Type||No. of
|1 Bedroom||A||30||40 – 43||431 – 463|
|1 Bedroom + Study||AS||10||52 – 54||560 – 581|
|2 Bedroom||B||24||56 – 58||603 – 624|
|2 Bedroom Premium||BP||78||65 – 70||700 – 753|
|2 Bedroom + Study||BS||2||79||850|
|3 Bedroom||C||25||85 – 87||915 – 936|
|3 Bedroom Premium||BP||57||90 – 96||969 – 1,033|
|4 Bedroom||D||30||125 – 136||1,346 – 1,464|
|5 Bedroom||E||20||166 – 176||1,787 – 1,894|
|Total Number of Units||276|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
PARC KOMO PRICE RANGES
The Parc Komo condo prices have not been finalised yet. Kindly let us know via the Contact Form below if you wish to be kept updated on the indicative pricing.
PARC KOMO PRICE BACKGROUND
The site of the new Parc Komo was that of the former Changi Garden. Chip Eng Seng, through its wholly-owned subsidiary CEL Real Estate Development, won the collective sale tender for this site with a top bid of SGD$248.8 million in October 2017.
The Parc Komo site is zoned residential with a plot ratio of 1.4. Due to its high development baseline, no development charge needed to be paid.
Given the land size of 200,093 square feet and master plan plot ratio of 1.4, this works out to allowable gross floor area of 280,130 square feet. Hence the purchase price equates to a land rate of $888 per square foot per plot ratio (PSF PPR).
After factoring in all the development and construction costs including overheads, the break even cost to CEL Development is estimated at $1,390 to $1,450 PSF.
Selling price is typically around 15% above the break-even point.
PARC KOMO SINGAPORE · DEVELOPER
Parc Komo Singapore is being developed by CEL Development Pte Ltd, a wholly-owned unit of Chip Eng Seng Corporation (CES). CES is a mainboard-listed company on the Stock Exchange of Singapore, with more than 30 years of experience in the construction arena.
About Chip Eng Seng Corporation Ltd (“CES” or “the Group”)
CES is a construction and property group, with roots in Singapore that go back to the 1960’s. It started as a building subcontractor for landed properties, but soon grew to take on the role of main contractor.
By 1982, the group had won its first HDB project as main contractor. It has grown from strength to strength since, and built a solid track record and reputation as a specialist for “Design & Build” turnkey projects and high-value contracts.
CES is committed to building quality homes, and to strong ethical practices. It has been able to leverage on its expertise and experience to complete its projects on or ahead of time without compromising on quality.
CEL Development Pte Ltd is the property development and investment arm of CES.
About CEL Development Pte Ltd (“CEL” or “CEL Development”)
CEL has been spearheading the Group’s property development and investment business since 2000. Its portfolio of work includes residential, industrial and commercial properties, ranging from the mid-market segment to prime real estate.
In recent times CEL has charted an impressive growth path, with several developments and investment interests across Singapore, Vietnam, and Australia. Its success is built on its mantra of ethical practices and outstanding build quality, underpinned by its expertise in the construction field.
Among CEL’s projects are ones like Ventuno Balmoral, Fulcrum @ Fort Road, Grange Infinite, My Manhattan, Alexandra Central, CityVista Residences, and more recent launches like Park Colonial and Grandeur Park.
THE PARC KOMO LOCATION · FEATURES
Location. Parc Komo is located within a low-rise landed housing estate. This is a quieter, more laid back corner of Singapore near Changi Beach and Pasir Ris Park. Nearby condominiums are up to 8 storeys tall only, while surrounding landed houses are no more than 3 storeys high. This low density offers more ground and garden space per resident.
Shops, Supermarkets, Food, Banks, Entertainment. The Parc Komo condo location is less than 10 minutes drive to a number of shopping malls and centres. Options include Century Square, Tampines Mall, Tampines One, White Sands, Downtown East, Changi City Point, Changi Village, and the soon-to-open Jewel mixed-use lifestyle development at Changi Airport.
We are also 10 minutes drive to the Giant, IKEA, and Courts outlets, and to Changi Airport with its soon-to-open Jewel, set to be a “world-class, signature lifestyle destination”.
Schools & Academic Institutions. Schools and educational institutes in the vicinity include the Overseas Family School, Japanese School, SUTD (Singapore University of Technology and Design), and UWCSEA (United World College of South East Asia).
Nearest MRT Station. The Parc Komo location is about 2 KM by road from Tampines East (DT33) MRT station. There are buses from the nearest bus-stop about 4 minutes walk away, 3 to 4 stops from the station.
In future the Pasir Ris East MRT station on the Cross-Island Line Phase 1 scheduled for completion in 2029, will be even nearer, about 1.5 KM from Parc Komo.
Accessibility. The Parc Komo condo location is also less than 2 KM from Pan Island Expressway (PIE) and Tampines Expressway (TPE) exits, barely 5 minutes drive off-peak. This makes it easily accessible from around the island.
Business Hubs / Offices / Tenant Pools. There are several centres of employment nearby. Well-known ones include the Changi International Business Park, Tampines Regional Centre, Singapore University of Technology & Design (SUTD), and Singapore Expo Convention & Exhibition Centre.
On top of all that, we have Changi International Airport. Each terminal supports about 15,000 jobs in operations, retail, maintenance, and flight crew. The 4th terminal has just opened, and the 5th is being built. The completion of Jewel and the building of Terminal 5 should further boost demand for housing in the area.
- 1 to 3 Mins Walk to MRT
- 10 to 12 Mins Walk to MRT
- 13 to 15 Mins Walk to MRT
- 16 to 18 Mins Walk to MRT
- 19 to 21 Mins Walk to MRT
- 22 to 24 Mins Walk to MRT
- 25 to 27 Mins Walk to MRT
- 28 to 30 Mins Walk to MRT
- 31 to 33 Mins Walk to MRT
- 34 to 36 Mins Walk to MRT
- 37 to 39 Mins Walk to MRT
- 4 to 6 Mins Walk to MRT
- 7 to 9 Mins Walk to MRT
- Deferred Payment Scheme
- Dual Key Units
- Luxury High-End Project
- Near Park / Nature Reserve
- Near Reservoir
- Near Shopping Mall
- Near Sports Complex
- Near to City
- Payment Scheme
- Prime District
- Progressive Payment Scheme
- Proximity to Primary School
- Sea / Water Views
- Special Discounts
- Special Features
- Star Buys
- Walk to MRT
- Within 1KM of Ai Tong Primary School
- Within 1KM of Anglo Chinese Primary School (Barker Road)
- Within 1KM of Catholic High
- Within 1KM of Cedar Girls Primary School
- Within 1KM of Holy Innocents Primary School
- Within 1KM of Kong Hwa Primary School
- Within 1KM of Maris Stella
- Within 1km of Methodist Girls' Primary School
- Within 1KM of Nan Chiau Primary School
- Within 1KM of Nan Hua Primary School
- Within 1KM of Nanyang Primary School
- Within 1KM of Ngee Ann Primary School
- Within 1KM of Paya Lebar Methodist Girls' Primary School
- Within 1KM of Raffles Girls Primary School
- Within 1KM of River Valley Primary School
- Within 1KM of Rosyth Primary School
- Within 1KM of Singapore Chinese Girls' Primary School
- Within 1KM of SJI Junior
- Within 1KM of St Andrews Primary School
- Within 1KM of Tao Nan Primary School