THE PALETTE
UrbanLens Analysis
THE PALETTE trades at $1,515 PSF, sitting 11% above the District 18 median of $1,363 PSF. At 8 minutes from Pasir Ris MRT (629m), transit access is passable but not a differentiator. PARKTOWN RESIDENCE fetches $2,363 PSF nearby -- that 36% gap frames THE PALETTE's relative value proposition.
A 17.9% jump over two years is aggressive -- late buyers risk overpaying near a cyclical peak. 66 transactions over two years gives deep liquidity and reliable pricing signals. For context, TREASURE AT TAMPINES has gained 5.6% over the same period.
With ~83 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.4% tracks the OCR average of 3.4%. At $4,657/month median rent, income is market-rate -- neither a standout nor a weakness.
At 892 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
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
Own a unit here?
Get an instant valuation based on real transaction data for your floor and unit size.