Resale Project Scorecard
Parc Life Ec
D27 · Sembawang, Yishun · 99-year leasehold · completed 2018 · 628 units
Grade S, 9.05 out of 10, the highest score among 37 resale condos in District 27.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 87 yrs
- Resales, 12 months to Oct 2026
- 29
- To Sembawang MRT
- 550 m
Background: Sembawang, Yishun, not this condo. Photo credits
Parc Life Ec Score
- S
- Grade
- Score out of 10
- 9.05
- Highest score among 37 resale condos in District 27
- 1st
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +7.41% places this condo in the top 5% of its 2018-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 6/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Sembawang Primary School at 0.17km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Sembawang Primary School
- Canberra Primary School
- Wellington Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
628 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%8/10
550 m from Sembawang MRT (NS11) — short walk to MRT, good transport convenience.
The district median is 7/10.
Rental Yield10%10/10
Rental yield of 5.12% — exceptional income return.
The district median is 7/10.
Tenure10%8/10
99YR tenure — about 87 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 2.36km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026.
Why Parc Life Ec scores 9.05
Parc Life Ec scores 9.05 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 7th of 2,350 resale condos scored in Singapore and 1st of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (2/10).
| Factor | This condoParc Life Ec | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 6/10 | +1.00 | 81% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 53% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 69% of district |
| MRT Proximity13% | 8/10 | 7/10 | +0.13 | 53% of district |
| Rental Yield10% | 10/10 | 7/10 | +0.30 | 94% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 17% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 53% of district |
Medians are across the 37 scored resale projects in District 27 (Sembawang, Yishun). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Parc Life Ec and a median-profile project (7.05). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Parc Life Ec Prices
By unit type at Parc Life Ec
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,001 sq ft | 1,001 sq ft | $1.06M to $1.45M | $1,383 psf | 6 |
| 3-bedroom1,066 sq ft | 1,066 sq ft | $1.27M to $1.67M | $1,419 psf | 15 |
| 4-bedroom1,276 sq ft | 1,276 sq ft | $1.80M to $1.97M | $1,492 psf | 6 |
Past transactions at Parc Life Ec
29 resales, Nov 2025 to Oct 2026 · median $1,435 psf · $1,060,000 to $2,158,000 · all 29 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Oct 2026 | 27 Sembawang Crescent | 10 | #10-12124BR · Blk 27 | 4BR | 1,281 | $1,435 | $1,838,000 | Resale |
| 21 Sep 2026 | 23 Sembawang Crescent | 5 | #05-06062BR · Blk 23 | 2BR | 764 | $1,387 | $1,060,000 | Resale |
| 27 Aug 2026 | 39 Sembawang Crescent | 10 | #10-37373BR · Blk 39 | 3BR | 1,066 | $1,501 | $1,600,000 | Resale |
| 21 Aug 2026 | 27 Sembawang Crescent | 14 | #14-13133BR · Blk 27 | 3BR | 1,066 | $1,445 | $1,540,000 | Resale |
| 5 Aug 2026 | 35 Sembawang Crescent | 15 | #15-31313BR · Blk 35 | 3BR | 1,109 | $1,504 | $1,668,000 | Resale |
| 3 Aug 2026 | 25 Sembawang Crescent | 14 | #14-10102BR · Blk 25 | 2BR | 754 | $1,460 | $1,100,000 | Resale |
| 16 Jul 2026 | 33 Sembawang Crescent | 5 | #05-26263BR · Blk 33 | 3BR | 980 | $1,419 | $1,390,000 | Resale |
| 29 Jun 2026 | 39 Sembawang Crescent | 12 | #12-36363BR · Blk 39 | 3BR | 1,109 | $1,466 | $1,625,000 | Resale |
| 25 Jun 2026 | 21 Sembawang Crescent | 13 | #13-03034BR · Blk 21 | 4BR | 1,270 | $1,496 | $1,900,000 | Resale |
| 24 Jun 2026 | 37 Sembawang Crescent | 1 | #01-35353BR · Blk 37 | 3BR | 958 | $1,357 | $1,300,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D27 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,354 psf |
| Dec 2025 | 2 | $1,402 psf | $1,330 psf |
| Jan 2026 | 3 | $1,443 psf | $1,396 psf |
| Feb 2026 | 1 | — | $1,382 psf |
| Mar 2026 | 4 | $1,398 psf | $1,300 psf |
| Apr 2026 | 1 | — | $1,400 psf |
| May 2026 | 6 | $1,414 psf | $1,351 psf |
| Jun 2026 | 4 | $1,441 psf | $1,380 psf |
| Jul 2026 | 1 | — | $1,340 psf |
| Aug 2026 | 4 | $1,481 psf | $1,401 psf |
| Sep 2026 | 1 | — | $1,376 psf |
| Oct 2026 | 1 | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +7.4% a year, ranked 1 of 28 in D27 and 6 of 715 condos. See the most profitable condos in D27 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Parc Life Ec Rent
- Median rent a month
- $4,100
- Gross yield
- 3.2%
- Rental contracts
- 34
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,100 | $4,000 to $4,200 | 3.2% | 34 |
Rental contracts at Parc Life Ec
37 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,300 to $6,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $3,300 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $3,900 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $4,100 |
| May 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Parc Life Ec By stack
- Highest, stack 12
- $1,443 psf
- Lowest, stack 42
- $1,239 psf
- Stacks with 2+ resales
- 42
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,366 psf | 1,055 sq ft | Levels 2 to 14 | 8 |
| 02 | $1,297 psf | 937 sq ft | Levels 11 to 15 | 4 |
| 03 | $1,362 psf | 1,270 sq ft | Levels 4 to 13 | 3 |
| 04 | $1,312 psf | 1,109 sq ft | Levels 2 to 15 | 9 |
| 05 | $1,297 psf | 937 sq ft | Levels 1 to 16 | 9 |
| 06 | $1,348 psf | 764 sq ft | Levels 1 to 15 | 11 |
| 07 | $1,355 psf | 1,550 sq ft | Levels 2 to 8 | 3 |
| 08 | $1,351 psf | 1,066 sq ft | Levels 3 to 16 | 7 |
Show the other 34 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,335 psf | 764 sq ft | Levels 3 to 14 | 7 |
| 10 | $1,340 psf | 754 sq ft | Levels 2 to 16 | 9 |
| 11 | $1,340 psf | 1,066 sq ft | Levels 2 to 16 | 7 |
| 12 | $1,443 psf | 1,281 sq ft | Levels 4 to 14 | 4 |
| 13 | $1,365 psf | 1,066 sq ft | Levels 3 to 15 | 6 |
| 14 | $1,323 psf | 1,066 sq ft | Levels 3 to 15 | 6 |
| 15 | $1,323 psf | 1,281 sq ft | Levels 9 to 16 | 4 |
| 16 | $1,269 psf | 1,066 sq ft | Levels 2 to 15 | 6 |
| 17 | $1,257 psf | 1,066 sq ft | Levels 1 to 8 | 3 |
| 18 | $1,293 psf | 1,044 sq ft | Levels 1 to 15 | 7 |
| 19 | $1,314 psf | 1,066 sq ft | Levels 2 to 9 | 4 |
| 20 | $1,308 psf | 1,109 sq ft | Levels 1 to 16 | 5 |
| 21 | $1,311 psf | 1,066 sq ft | Levels 2 to 14 | 8 |
| 22 | $1,314 psf | 1,066 sq ft | Levels 1 to 13 | 7 |
| 23 | $1,337 psf | 1,109 sq ft | Levels 3 to 16 | 4 |
| 24 | $1,319 psf | 1,001 sq ft | Levels 5 to 16 | 9 |
| 25 | $1,356 psf | 1,066 sq ft | Levels 1 to 15 | 5 |
| 26 | $1,363 psf | 980 sq ft | Levels 2 to 15 | 10 |
| 27 | $1,308 psf | 1,001 sq ft | Levels 2 to 16 | 9 |
| 28 | $1,323 psf | 1,109 sq ft | Levels 7 to 14 | 6 |
| 29 | $1,386 psf | 1,270 sq ft | Levels 8 to 9 | 2 |
| 30 | $1,303 psf | 937 sq ft | Levels 2 to 10 | 8 |
| 31 | $1,362 psf | 1,109 sq ft | Levels 2 to 15 | 7 |
| 32 | $1,331 psf | 1,270 sq ft | Levels 1 to 13 | 7 |
| 33 | $1,339 psf | 1,109 sq ft | Levels 3 to 12 | 3 |
| 34 | $1,304 psf | 1,001 sq ft | Levels 1 to 12 | 6 |
| 35 | $1,324 psf | 1,001 sq ft | Levels 1 to 12 | 5 |
| 36 | $1,357 psf | 1,109 sq ft | Levels 4 to 15 | 3 |
| 37 | $1,361 psf | 1,066 sq ft | Levels 3 to 14 | 5 |
| 38 | $1,293 psf | 1,001 sq ft | Levels 2 to 11 | 4 |
| 39 | $1,283 psf | 1,001 sq ft | Levels 1 to 11 | 4 |
| 40 | $1,315 psf | 1,001 sq ft | Levels 4 to 14 | 6 |
| 41 | $1,322 psf | 1,001 sq ft | Levels 3 to 13 | 6 |
| 42 | $1,239 psf | 1,001 sq ft | Levels 1 to 11 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Parc Life Ec Notes
How these numbers are worked out
- Grade S places Parc Life Ec in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,435 psf at Parc Life Ec against $1,367 psf across District 27, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,361 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 29 resale caveats at Parc Life Ec ranged from $1,356 psf to $1,535 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Sembawang MRT (NS11), 550 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Parc Life Ec for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.