District 17 · Pasir Ris · OCR
Palm Isles
Flora Drive · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,232
-4.1% vs district median
Gross yield
4.2%
median rent $3,200/mo
3-year gain
4.6%
Transactions · 5y
154
26 in last 12 months
Nearest MRT
Tampines East Mrt Station · 1,016.764m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+120% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential28 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+6.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 543m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 402m
Green
Mariam Walk Pg · 567m - 3 parks within 1km
Health
Changi Medical Facility (hospital) · 804m
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%
Price trend average PSF by year
2021
$989
2022
$1,070
+8.2%
2023
$1,207
+12.8%
2024
$1,224
+1.4%
2025
$1,205
-1.6%
2026
$1,262
+4.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,550/mo | $4.64 | 4.5% | 204 |
| 2BR | $3,200/mo | $3.76 | 3.7% | 167 |
| 3BR | $3,800/mo | $4.00 | 3.9% | 109 |
| 4BR | $4,200/mo | $3.11 | 3.0% | 5 |
| 5BR | $7,300/mo | - | - | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $950,000 | 786 | $1,209 | 01-05 |
| May 2026 | $980,000 | 786 | $1,247 | 06-10 |
| May 2026 | $650,000 | 506 | $1,285 | 01-05 |
| Apr 2026 | $1,267,888 | 990 | $1,280 | 06-10 |
| Apr 2026 | $940,000 | 786 | $1,196 | 01-05 |
| Apr 2026 | $728,000 | 560 | $1,301 | 01-05 |
| Mar 2026 | $1,400,000 | 1,119 | $1,251 | 06-10 |
| Mar 2026 | $748,000 | 560 | $1,336 | 01-05 |
| Mar 2026 | $668,000 | 506 | $1,320 | 01-05 |
| Feb 2026 | $1,170,000 | 947 | $1,235 | 01-05 |
HomeRadar AIlive
Ask anything about PALM ISLES
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around Palm Isles actually sell for - this project trades at 2.4× the nearest block’s PSF.