Sandy Palm

Overview & Key Facts

Sandy Palm occupies a genuinely unusual position in Singapore’s residential landscape: a boutique 48-unit condominium on a 57,163 sqft freehold-sized land parcel in Jalan Loyang Besar, District 17 — delivering a density and site-to-unit ratio that most modern developments cannot touch. Developed by LCD Property Pte Ltd and designed by Architects Vista Pte Ltd, the project was completed in 2002 across three low-rise blocks of four storeys, giving it a landed-enclave quality rarely found in leasehold condominiums. Each block is set well apart, with mature tropical landscaping filling the generous buffer zones between structures.

The unit mix is deliberately family-sized: only 3-bedroom (1,247–1,527 sqft) and 4-bedroom (1,774–2,021 sqft) configurations, with 14 distinct floor plan variants across both types. There are no shoebox or investor-grade studios — every home here is genuinely liveable for a household, with ceiling heights and room proportions that reflect early-2000s construction norms (generous by contemporary new-launch standards). The 4-bedroom units at up to 2,021 sqft are especially spacious, competing with sub-segment landed offerings.

The critical context for any buyer is the 99-year leasehold tenure commencing March 1996. With approximately 69 years remaining as of 2026, the clock is running: the lease drops below the 60-year threshold around 2035 — roughly nine years away. Below 60 years, maximum loan tenures compress and CPF usage for purchase becomes progressively restricted. Buyers who intend to hold beyond a decade or pass the property to the next generation should stress-test their exit horizon carefully against this timeline. For the right buyer — cash-heavy, owner-occupier, 5–10-year horizon — the lease math is manageable. For leveraged investors planning a 15-year hold, it is a genuine constraint.

Location & Connectivity

Sandy Palm sits at the eastern fringe of Singapore’s residential geography, in the Loyang enclave of District 17 — a low-density, semi-rural corridor that borders Pasir Ris Park, the upper reaches of Changi coast, and the Loyang industrial belt. This duality defines the neighbourhood character: exceptional nature and coastal access paired with limited walkable urban amenity. The walkability score of 28/100 tells an honest story — this is a car-centric address, and prospective residents should plan accordingly.

The nearest MRT is Pasir Ris station (EW1/CRL CR5) at approximately 1.30 km — a distance that is not walkable in Singapore’s climate and requires a feeder bus or private transport. The Cross Island Line (CRL) has added Pasir Ris East (CR4) and Loyang (CR3) stations to the vicinity, but both are similarly bus-dependent from the development. For EW Line commuters, Pasir Ris connects to Tampines, Paya Lebar, and the CBD via Tanah Merah interchange. The CRL, when fully operational, will add direct access to Jurong Lake District and the one-north corridor — a meaningful future uplift for residents employed in the west.

Driving connectivity is considerably stronger. Tampines Expressway (TPE) and Pan-Island Expressway (PIE) are accessible within minutes, making the CBD a 25–30 minute drive and Changi Airport just 10–13 minutes via Airport Boulevard — a genuine convenience for frequent flyers or aviation-industry professionals. The Loyang address is specifically attractive for residents working at Changi Business Park, Changi Airport Group, Singapore Airlines, or the various aerospace MRO facilities in the area.

Schools & Education

Facilities

For a 48-unit development on a 57,163 sqft site, Sandy Palm delivers a well-proportioned facilities package: a main swimming pool, a wading pool for young children, a dry playground, clubhouse, BBQ pits, covered carpark, and 24-hour security. The key differentiator is the space ratio — facilities here are not squeezed between towers. The low-density, four-storey configuration means the swimming pool and communal areas feel genuinely resort-like compared with the shared-facility crunch of larger 300–500-unit developments. Maintenance fees, while not publicly published, are typically lower on a per-unit basis in boutique developments of this type, as fixed costs are spread across fewer amenities with no lift lobbies on upper floors beyond Block 4.

“The pool is never crowded — that’s the main thing. In a 48-unit condo you just don’t have the weekend queuing problem you get in bigger developments. The kids use the wading pool every evening.”

— Resident comment via 99.co, 2023

The trade-off is the facility ceiling: there is no gym, no tennis court, no function room or multi-purpose hall, no lap-pool lane marking, and no concierge infrastructure. Residents seeking a full resort-amenity package should look at Coastal Cabana, The Jovell, or Parc Komo — all of which offer significantly richer facility programmes at the cost of higher density and, in most cases, a meaningfully higher PSF. For the buyer who simply wants a quiet pool, safe children’s space, and a secure gated perimeter, Sandy Palm delivers without surplus complexity.

Unit Sizes & Layout

Sandy Palm’s unit profile is atypically generous by the standards of a 2026 new-launch market where 3-bedroom units in OCR developments routinely compress to 883–1,001 sqft. Here, the smallest 3-bedroom is 1,247 sqft and the range extends to 1,527 sqft — delivering room proportions that allow proper dining furniture, a study corner, and a helper’s room in most configurations. The 4-bedroom units — ranging from 1,774 to 2,021 sqft — are spacious enough to function as genuine family homes without the cramped “paper bedroom” layouts that afflict contemporary new-launches. Architects Vista designed the blocks with cross-ventilation in mind: units benefit from east-west orientation that captures the prevailing sea breeze off the Loyang coastline.

The vintage interiors — early 2000s specifications — carry the era’s characteristic traits: solid masonry walls, higher slab-to-slab ceiling heights than post-2010 condos, but older bathroom and kitchen fittings. Most owner-occupied units have seen at least one renovation cycle since TOP. Budget S$60,000–100,000 for a mid-tier kitchen-and-bathrooms refresh; full gut renovations on 4-bedroom units run S$150,000–200,000. The structural bones — thick walls, genuine room sizes — reward renovation investment in a way that thin-slab new-launch units do not.

Pricing & Market Position

Based on 9 recorded transactions, sale prices range from $908,888 to $1,762,000, averaging $1,203,988.

Rents range from $2,300 to $4,350 per month across 19 rental transactions. Current rental yield sits at approximately 3.4%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 50.2% (from $747 to $1,122 psf).

Neighbourhood Comparison

In the D17 leasehold condo market, Sandy Palm’s closest direct comparables are Hedges Park (~$1,151 psf, leasehold, Tampines border) and older leasehold stock along Loyang Avenue. At ~$1,122 psf, Sandy Palm trades at a modest discount to Hedges Park, which benefits from slightly better transport access. The premium alternatives in D17 and the D18 Pasir Ris corridor illustrate the trade-off clearly: The Jovell ($1,394 psf, 99-year, Loyang) offers a resort-scale facility package with its 90-metre lap pool and 200+ facilities — but at 429 units on a dense footprint. Coastal Cabana ($1,790 psf, executive condominium, Pasir Ris) targets the HDB-upgrader EC segment with a younger, larger-scale development. Kassia ($2,032 psf, freehold, Flora Road) and Parc Komo ($1,627 psf, freehold) offer permanent tenure at a significant PSF premium — the freehold uplift alone justifies 40–80% more per sqft for buyers who intend to hold beyond the Sandy Palm lease window.

The honest comparison matrix: if you need 4 bedrooms at under $2 million all-in with a pool and a quiet, green neighbourhood, Sandy Palm has almost no direct competition in D17. If you need MRT walkability, facilities depth, or a lease-free tenure, every premium alternative at $1,400–2,000+ psf delivers those attributes that Sandy Palm structurally cannot. Stacked Homes’ sub-60yr lease analysis provides a useful framework for buyers stress-testing the remaining tenure math against their specific financing and holding horizon.

Lease Decay Analysis

The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates SANDY PALM across multiple dimensions.

What Residents Say

“Peaceful is the word. You almost forget you’re in Singapore when you’re sitting by the pool on a Sunday morning. The park is a 5-minute bike ride and Pasir Ris beach is right there. For families who don’t commute to the CBD, it’s a very good life.”

— Resident review via 99.co, 2024

“The unit sizes are the main selling point — we have a genuine living room, a proper dining area, and still have a helper’s room. You just cannot find that in new launches today at this price point. The downside is real though: no MRT walking distance, and you need a car for groceries.”

— Resident review via PropertyGuru, 2023

“Security could be better — it’s an older condo and the access control shows its age. The management has been slow to upgrade. But the neighbours are long-term, it’s quiet, and the kids love the pool. Not for everyone, but very right for us.”

— Resident review via 99.co, 2022

The consistent resident pattern across review platforms reflects Sandy Palm’s self-selecting buyer base: families who prioritise space, serenity, and nature over MRT proximity, many of whom work locally in the east or are semi-retired owner-occupiers. Criticism centres on the ageing building infrastructure — access control systems, security systems, and common area aesthetics that have not kept pace with newer competitive estates. The management committee’s responsiveness to upgrading common facilities is a factor worth investigating with existing residents before purchase.

Strengths & Weaknesses

Verdict

Sandy Palm is a proposition for a very specific buyer — and that buyer can find genuine value here that the mainstream market overlooks. The combination of large unit sizes (1,247–2,021 sqft), low density (48 units on 57,163 sqft of land), coastal proximity (Pasir Ris Park minutes away), and a PSF still below $1,000 on a 12-month average makes this one of the most affordable genuinely spacious condo propositions in Singapore. Families priced out of landed housing who need 4-bedroom space without the maintenance burden of a landed unit will find 2,021 sqft here at a fraction of what equivalent landed footage costs in D17.

The weaknesses are real and should not be minimised. Walkability at 28/100 is among the lowest in ShiokNest’s D17 coverage — without a car, daily errands and school runs become structurally inconvenient. The MRT gap of 1.30km to Pasir Ris is not walkable year-round, and bus frequency on Jalan Loyang Besar is not comparable to main arteries. The lease tenure creates a ticking clock: buyers in 2026 have a finite resale window before CPF and loan restrictions compress the buyer pool, and the URA resale market data shows D17 leasehold condos approaching 60-year residual experiencing materially slower transaction velocity. The investment score of 61/100 and gross yield of 3.38% suggest moderate but not exceptional income prospects — rental demand is sustained by aviation and Changi Business Park workers, but absorption is thin given the estate’s limited transport profile.

The sweet spot: a cash-dominant or HDB-upgrader family who values space and nature access over urban walkability, intends to owner-occupy for 7–10 years, and plans to sell before the lease crosses 60 years. For that buyer, Sandy Palm at approximately $1,122 psf represents compelling value against Coastal Cabana ($1,790 psf) and Parc Komo ($1,627 psf freehold) — even accounting for the leasehold depreciation curve.