PALM ISLES
UrbanLens Analysis
PALM ISLES trades at $1,233 PSF, sitting 4% above the District 17 median of $1,183 PSF. At 13 minutes from Tampines MRT (1060m), transit access is passable but not a differentiator. KASSIA fetches $2,065 PSF nearby -- that 40% gap frames PALM ISLES's relative value proposition.
A 9.3% appreciation over two years is healthy without looking frothy. 45 transactions over two years gives deep liquidity and reliable pricing signals. For context, HEDGES PARK CONDOMINIUM has gained 11.0% over the same period.
With ~84 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 4.5% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $3,673/month median rent makes this genuinely compelling for income investors.
With 429 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| COASTAL CABANA | $1,790 | — | 0.0% |
| KASSIA | $2,065 | — | 0.0% |
| HEDGES PARK CONDOMINIUM | $1,274 | 4.3% | +11.0% |
| PARC OLYMPIA | $1,192 | 4.5% | +7.2% |
| THE INFLORA | $1,320 | 4.1% | +4.5% |
PSF Trend
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