District 18 · Pasir Ris · OCR
Coco Palms
Pasir Ris Grove · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,695
+21.5% vs district median
Gross yield
3.2%
median rent $3,600/mo
3-year gain
13.4%
Transactions · 5y
241
43 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 416.559m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+203% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Elias Park Primary School 302m · Phase 2C 1.7× balloted · Afterschool @ Elias Park Primary School 302m · Park View Primary School 949m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Meridian Secondary School · 677m
Food
Pasir Ris Central Hawker Centre · 675m
Green
Elias Terrace Pg · 498m - 4 parks within 1km
Mall
Pasir Ris Mall · 386m
Health
Pasir Ris Polyclinic (polyclinic) · 314m
Who lives in Pasir Ris
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
147,110
Median age
40 yrs
50% under 40 · getting older
Children 0–9
12,240
▼ 5% since 2015 · future P1 demand
Household size
3.6 avg
Homes
70% HDB
25% condo · 5% landed
Degree holders
34%
residents 15+
Commute
55% transit
25% drive
45 min+ to work
35%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,705 psf - 4% above units on floors 1–5 ($1,632 psf).
Price trend average PSF by year
2021
$1,255
2022
$1,360
+8.4%
2023
$1,497
+10.1%
2024
$1,633
+9.1%
2025
$1,655
+1.3%
2026
$1,698
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.4% | 241 |
| 2BR | $3,500/mo | $4.67 | 3.3% | 299 |
| 3BR | $4,300/mo | $4.53 | 3.2% | 244 |
| 4BR | $5,500/mo | $4.07 | 2.9% | 73 |
| 5BR | $7,500/mo | $4.29 | 3.0% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,400,000 | 1,378 | $1,742 | 06-10 |
| Jul 2026 | $2,280,000 | 1,259 | $1,810 | 06-10 |
| Jul 2026 | $1,900,000 | 1,098 | $1,731 | 11-15 |
| Jun 2026 | $2,250,000 | 1,378 | $1,633 | 11-15 |
| Jun 2026 | $1,640,000 | 904 | $1,814 | 06-10 |
| Jun 2026 | $1,600,000 | 915 | $1,749 | 11-15 |
| Jun 2026 | $1,275,000 | 743 | $1,717 | 06-10 |
| Jun 2026 | $1,230,000 | 753 | $1,632 | 01-05 |
| May 2026 | $1,795,000 | 1,098 | $1,635 | 01-05 |
| May 2026 | $1,310,000 | 753 | $1,739 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Coco Palms actually sell for - this project trades at 3.1× the nearest block’s PSF.