COCO PALMS
UrbanLens Analysis
At $1,667 PSF, COCO PALMS prices 22% above the District 18 median. Compare that to PARKTOWN RESIDENCE at $2,363 PSF -- a 29% premium that buyers need to justify. Being 5 minutes on foot from Pasir Ris MRT (385m) adds genuine convenience and supports the pricing.
The 17.8% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. 81 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE TAPESTRY has gained 3.8% over the same period.
Roughly 81 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.3% tracks the OCR average of 3.4%. At $4,141/month median rent, income is market-rate -- neither a standout nor a weakness.
The 944-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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