• Victor Kang
  • 30 July 2020

Project name: Parc Komo

Developer: CEL Development (Chip Eng Seng)

Address: 963B Upper Changi Road North

Type: Mixed development with apartments and commercial units

Tenure: Freehold

District: 17

Nearest MRT station: Loyang MRT (U/C)

Parking lots (residential): 276 residential lots, 3 handicaped lots

Parking lots (commercial): 24 commercial lots, 4 handicapped lots 

Configuration: 276 units across 10 x low rise buildings and 28 commercial units

Unit types:

30 x 1-bedroom units (452 to 484 sq ft)
10 x 1-bedroom + study units (549 to 560 sq ft)

24 x 2-bedroom (compact) units (614 to 657 sq ft)
78 x 2-bedroom (deluxe) units (700 to 775 sq ft)
2 x 2-bedroom (premium) units (926 sq ft)

26 x 3-bedroom (compact) units (915 to 980 sq ft)
55 x 3-bedroom (deluxe) units (969 to 1,033 sq ft)
1 x 3-bedroom + study units (1,130 sq ft)

10 x 4-bedroom (compact) units with private lift (1,281 to 1,302 sq ft)
20 x 4-bedroom (deluxe) units with private lift (1,410 to 1,421 sq ft)

20 x 5-bedroom (luxury) units (1,808 to 1,905 sqft)

TOP: est 2023

Site area: 200,093 sq ft

Plot ratio: 1.4

Project Details

Inspired by the Japanese concept of Komorebi – which is the interplay between light and leaves when sunlight shines through trees – Parc Komo is a freehold development in the Upper Changi area in District 17 which offers an exclusive lifestyle with a serene environment. Residents can enjoy the tranquillity of a quiet location with resort-style amenities and facilities without the need to step out of your condo. The lush greenery in the area gives an added level of sophistication and peacefulness to Parc Komo.

Parc Komo review

On the interior, Parc Komo has plenty of facilities that will make you the envy of your family and friends. Besides the typical swimming pool and gym, you have facilities like Poolside Cabana, Water Hammock and Yoga Decks. Parc Komo even has an underground basement Bicycle Hub for cycling enthusiasts.

Parc Komo review

Plus, there’s also a glamping area for you to enjoy the outdoor garden area in peace. It will feel as though you are in holiday mode even though you are still physically in Parc Komo.

Parc Komo review

Parc Komo price

Based on property transaction data from PropertyGuru and URA (at the time of writing), Parc Komo has a price range between $663,000 to $2.8 million.

Unit type Price range Average psf
1-bedroom      $663,000 – $895,000      $1,510
2-bedroom      $870,000 – $1,311,000      $1,540
3-bedroom      $1,294,000 – $1,747,000      $1,502
4-bedroom      $1,628,000 – $2,214,000      $1,480
5-bedroom      $2,596,000 – $2,801,000     $1,460

Parc Komo design

2-bedroom (Deluxe) 2D8 – 775 sq ft


The high ceiling (2.95m) of the 2-bedroom (Deluxe) unit at Parc Komo elevates the interior of Parc Komo and makes the home look even more spacious than it is. It also gives you a lot of room to tinker and redesign the home to suit your personal taste.

3-bedroom (Deluxe) 3D1 – 1,023 sq ft

Parc Komo unit

The segregation of space for the 3-bedroom unit between the kitchen and living/dining area ensures that families can enjoy privacy while it also helps to reduce cooking smells from lingering around the house.

Parc Komo 3-bedroom master bedroom

The master bedroom is also designed to fit a king-sized bed with adequate space for couples to enjoy usage of the space together.

5-bedroom (Luxury) 5L2 – 1,808 sq ft

Parc Komo 5-bedroom living room

The biggest and most luxurious unit of Parc Komo award goes to the 5-bedroom unit. Living in such a luxurious space makes you feel like you are living in a presidential suite in a hotel. It even comes with your own private lift lobby right to your doorstep.

Parc Komo 5-bedroom

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Of course, the perks of living in the Changi area is that you are close to Changi Airport (which is about 3.9 km away), so it’s extremely convenient to get to the airport. Apart from that, Parc Komo is also within close proximity to Changi Business Park (4.3 km) and sits in the middle of a number of landed properties and condo developments. This puts it in a very private area that is cordoned off from the typical suburban buildings and developments.

Another thing to like about this development is the attention to detail that the developer has placed in Parc Komo. As a mixed development, CEL has included a number of shops within the development that makes it very convenient to shop for your daily needs, so you don’t have to venture out of your condo.

That being said, there are still plenty of choices around to choose from; there’s a Giant and Sheng Siong supermarket at Loyang Point (5 mins’ drive), and NTUC FairPrice supermarkets at Tampines Mall (10 minutes’ drive) and White Sands (10 minutes’ drive).

In terms of food options near Parc Komo, there’s The Bark Care, 555 Villa Thai, Koufu and Burger King, as well All Family Food Court at Loyang Point. If you want more options, you will need to venture further to Pasir Ris and Tampines. 

For families with kids, you will also be glad to know that you have a plethora of schools to choose from if you live at Parc Komo. Within a 3km radius, there are six primary schools and five secondary schools nearby that are less than 30 minutes away by public transport. There’s also the Tampines Meridian Junior College, Temasek Polytechnic and Singapore University of Technology And Design (SUTD) that are within easy reach by public transport. In time to come, with the upcoming MRT station (Loyang MRT on the Cross Island Line (CRL)), there will be even more convenient for travelling to and from Parc Komo by public transport.

Nearby schools:

  • The Japanese School Singapore (0.95 km)
  • White Sands Primary School (1 km)
  • East Spring Primary School (1 km)
  • East Spring Secondary School (1 km)
  • Dunman Secondary School (1.65 km)
  • Ngee Ann Secondary School (1.7 km)
  • Singapore University of Technology and Design (2.3 km)
  • Gongshang Primary School (2.4 km)
  • Yumin Primary School (2.4 km)
  • Chong Zheng Primary School (2.4 km)
  • Angsana Primary School (2.5 km)
  • Pasir Ris Secondary School (2.55 km)
  • Changkat Changi Secondary School (2.85 km)


Parc Komo connectivity

However, there aren’t any nearby MRT stations and the project is quite a distance away from the Central Business District (CBD). The nearest MRT station is Tampines East MRT station on the Downtown Line (DTL), which is 2.1 km away and takes about 7 mins by car to reach. There are, however, several busses that will take you to the MRT station, which is great if you don’t have a car. The bus ride to the MRT station is between 17 and 22 mins.

Getting to Tampines East MRT station from Parc Komo by bus

The considerable distance to the CBD means it can be quite a hassle if you work in the city. By MRT, it takes about 41 mins to commute from Tampines East MRT station on the DTL to reach Raffles Place MRT station.

Tampines East MRT to Raffles Place MRT

For those who drive, Parc Komo is about 20 to 40 minutes’ drive to Raffles Place via the East Coast Expressway (ECP), Kallang-Paya Lebar Expressway (KPE) or Pan-Island Expressway (PIE).

Parc Komo to the CBD by car

While there isn’t a nearby MRT station, connectivity will be improved once the Loyang MRT on the CRL is completed in 2029. The station will connect you to other major MRT Lines via the various interchange stations such as: Pasir Ris MRT station (East-West Line), Ang Mo Kio MRT station (North-South Line), Hougang MRT station (North-East Line), and Bright Hill MRT station (Thomson-East Coast Line).

Suggested article: 10 Lucky Condos to Benefit from Cross Island Line MRT (phase 1)

So while connectivity isn’t that great (yet), the condo’s location to major commercial areas such as Changi Business Park, Changi International Logispark, Changi Aviation Park and the upcoming Changi East Industrial Zone is its biggest draw. 

Investors or landlords looking for capital gains or rental yields should also be aware of the transformation of Changi in the coming years under the latest URA Master Plan. With the government planning to build a vibrant Live-Work-Play-Learn ecosystem around Changi Airport, the area around Parc Komo will become a well-connected mixed-use district. 

Changi in the 2019 URA Master Plan

Development of Changi in the 2019 URA Master Plan. Image

The potential Waterfront District at Changi City and innovative lifestyle business centre at Changi East Urban District will add vibrancy to the area. At the same time, the new innovative lifestyle business district of Singapore University of Technology and Design (SUTD) and Changi Business Park will attract companies (and subsequently tenants).

As the Changi area develops, it will attract more tenants and subsequently, housing in the area. With the CRL set to connect households in estates such as Ang Mo Kio, Hougang, Sengkang, Punggol, Clementi, Bukit Timah and Jurong in the future, this could improve the value of the Changi area. 

Recommended article: How To Understand The URA Master Plan And Make Your Property An Investment


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As a low-rise, freehold mixed-use development, Parc Komo is a good option for both home buyers who are looking for a place to stay or for investors who are looking for an investment property. The developers have done a very good job in coming up with a user-centric condo design that is bound to meet the needs of its residents. It takes advantage of its tranquil and green environment and brings out the best of them in its design, as well as the potential of the Changi area. And with the upcoming Loyang MRT station on the CRL, connectivity will be further improved. Furthermore, CEL is a reputable developer so expect good quality all around. 

Apart from the design, the developers have also made sure that Parc Komo remains affordably priced despite its status as a freehold development. At the price that Parc Komo is offering, home buyers are really getting a good bargain that includes well thought-through design and condo facilities. 

Sadly, Parc Komo is located far from the CBD and can be a hassle if you’re working in the city. There’s also a lack of good food options around. 

Ready to buy a home in Parc Komo?

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Eric Wong

Victor Kang