Overview & Key Facts
COCO PALMS is a 99 yrs lease commencing from 2008 condominium at PASIR RIS GROVE in District 18 (OCR), developed by HONG REALTY (PRIVATE) LIMITED, comprising 1586 units, completed in 2019.
Location & Connectivity
COCO PALMS is approximately 430m from Pasir Ris MRT station.
| Station | Line | Distance |
|---|---|---|
| Pasir Ris | East-West Line | 430m |
Schools & Education
13 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | Primary | 320m |
| Pasir Ris Secondary School | Secondary | 500m |
| Pasir Ris Primary School | Primary | 620m |
| Brighton College (Singapore) | International | 760m |
| Elias Park Primary School | Primary | 810m |
| Pasir Ris Crest Secondary School | Secondary | 830m |
| Stamford American International School | International | 960m |
| Meridian Secondary School | Secondary | 990m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 38 | $1,578 psf | $730,237 |
| 1 BR | 3 | $1,143 psf | $713,667 |
| 2 BR | 130 | $1,499 psf | $1,226,955 |
| 3 BR | 49 | $1,406 psf | $1,683,448 |
| 4 BR | 34 | $1,386 psf | $2,083,088 |
| 5+ BR | 5 | $1,182 psf | $2,878,000 |
Market Position
COCO PALMS has recorded 259 sales at an average price of $1,378,757.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at COCO PALMS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,676/mo | $713,667 | 4.50% |
| 2 BR | $3,355/mo | $1,226,955 | 3.28% |
| 3 BR | $4,105/mo | $1,683,448 | 2.93% |
| 4 BR | $5,352/mo | $2,083,088 | 3.08% |
| 5 BR | $7,624/mo | $2,878,000 | 3.18% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 69 | $1,256 psf | — |
| 2022 | 56 | $1,359 psf | ↑ 8.2% |
| 2023 | 28 | $1,497 psf | ↑ 10.2% |
| 2024 | 37 | $1,634 psf | ↑ 9.1% |
| 2025 | 44 | $1,655 psf | ↑ 1.3% |
| 2026 | 25 | $1,690 psf | ↑ 2.1% |
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COCO PALMS prices sit at a fresh series high after a 2.1% gain on the prior period, now 34.5% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | $1,592 psf | 1198 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | $2,367 psf | 1165 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | $1,769 psf | 758 |
| TENET | 99 yrs lease commencing from 2021 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | $1,933 psf | 558 |
Lease Analysis
With 81 years remaining on its 99-year lease, COCO PALMS still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, international school families, nature / park-fronting and long-term hold (10+ yr) best. Located ~432m from Pasir Ris MRT, this property is a comfortable daily walk for transit commuters.
Verdict
COCO PALMS is a 99 yrs lease commencing from 2008 development in District 18 (OCR), with 1586 units, offering a gross yield of 3.1%.
At ~$1,667 psf, it represents a competitive entry point in the OCR segment.
Explore the full COCO PALMS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing COCO PALMS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for COCO PALMS?
Is COCO PALMS freehold?
What is the rental yield for COCO PALMS?
Which MRT is nearest to COCO PALMS?
Sources & Next Steps
- COCO PALMS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 18 (Tampines, Pasir Ris) — District 18 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 259 transactions
- Rental data: 1123 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 259 records analysed · Source: URA private-sale caveats