Property

Coco Palms

Condominium · Pasir Ris Grove · District 18 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where: Pasir Ris Grove, District 18
Region: Outside Central Region
Kind of home: Condominium
Tenure: 99-year leasehold from 2008About 81 years left
First recorded sale: Aug 2021the record starts here; the estate may be older
Height: At least 20 storeysthe highest floor band sold
Homes recorded: 463 to 3,111 sq ft235 sales, 0 of them at launch

90 other projects within 4 km

D'Nest0.2 km
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The Tampines Trilliant1.5 km
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Watercolours1.6 km
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Ripple Bay1.7 km
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The Alps Residences2.6 km
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The Tapestry2.8 km
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Treasure at Tampines2.9 km
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Melville Park3.1 km
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4.0 km

Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

235 recorded sales, Aug 2021 to Sep 2026, beside apartments and condominiums in district 18.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 220 of the 235 sales from this project's own contracts, 11 from contracts for that size in the district.

Coco Palmsapartments and condominiums in district 18cooling measure

Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.

The cooling measures on the chart

Dec 2021 absd · major: ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major: Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other: Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major: ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa: URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv: LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd: SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major: 15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

235 recorded sales · * Bedroom count estimated from similar homes in the district.

$2,055,000.004 bed · 1,259.4 sq ft · floor 1–5 · Sep 2026
$1,631.76 psf
$1,615,000.003 bed · 904.2 sq ft · floor 11–15 · Aug 2026
$1,786.17 psf
$2,340,000.004 * bed · 1,668.4 sq ft · floor 1–5 · Aug 2026
$1,402.54 psf
$1,265,000.002 bed · 742.7 sq ft · floor 6–10 · Aug 2026
$1,703.22 psf
$1,740,018.004 bed · 1,248.6 sq ft · floor 1–5 · Aug 2026
$1,393.56 psf
$2,360,000.003 * bed · 1,474.7 sq ft · floor 11–15 · Aug 2026
$1,600.38 psf
$818,000.001 bed · 462.8 sq ft · floor 11–15 · Aug 2026
$1,767.32 psf
$2,350,000.004 bed · 1,377.8 sq ft · floor 6–10 · Aug 2026
$1,705.64 psf
$2,400,000.004 bed · 1,377.8 sq ft · floor 6–10 · Jul 2026
$1,741.93 psf
$1,602,888.003 bed · 904.2 sq ft · floor 6–10 · Jul 2026
$1,772.78 psf

When	Bedrooms	Size (sq ft)	Floor	Price	Per sq ft
Sep 2026	4	1,259.4	1–5	$2,055,000.00	$1,631.76
Aug 2026	3	904.2	11–15	$1,615,000.00	$1,786.17
Aug 2026	4 *	1,668.4	1–5	$2,340,000.00	$1,402.54
Aug 2026	2	742.7	6–10	$1,265,000.00	$1,703.22
Aug 2026	4	1,248.6	1–5	$1,740,018.00	$1,393.56
Aug 2026	3 *	1,474.7	11–15	$2,360,000.00	$1,600.38
Aug 2026	1	462.8	11–15	$818,000.00	$1,767.32
Aug 2026	4	1,377.8	6–10	$2,350,000.00	$1,705.64
Jul 2026	4	1,377.8	6–10	$2,400,000.00	$1,741.93
Jul 2026	3	904.2	6–10	$1,602,888.00	$1,772.78

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes34 recorded sales

Investor

Good fit · High confidence

73/100

Why it scores well

RentalGross yield 4.3%, against 4.1% for similar homes+5.6

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

Resale6 resales a year, more than 90% of similar homes+4.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 22.6 = 73

Rentalscore 78/100 · weight 20% · +5.6 pts
Yield
gross yield 4.3% against a peer median of 4.1%
75
Demand
61 contracts over 4 quarters to 2026-06-30, 18 in the latest
82
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-04
Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Resalescore 84/100 · weight 14% · +4.8 pts
Frequency
6.5 resales a year over 24 months (p90 nationally)
90
Buyer pool
Not measured
Quantum
median resale $815,000 (p33 of 1-bedroom homes nationally)
67
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 161 comparables within 2 km+0.8

Amenities7 of 13 measured amenities within a 10-min walk+0.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Unit1 bedrooms, median 463 sq ft+1.2

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

Young family

Moderate fit · High confidence

63/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+6.5

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+6.5

Resale6 resales a year, more than 90% of similar homes+1.7

What holds it back

Unit1 bedrooms, median 463 sq ft; a weaker fit for this buyer-5.9

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 13.0 = 63

Locationscore 93/100 · weight 15% · +6.5 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 20% · +6.5 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Resalescore 84/100 · weight 5% · +1.7 pts
Frequency
6.5 resales a year over 24 months (p90 nationally)
90
Buyer pool
Not measured
Quantum
median resale $815,000 (p33 of 1-bedroom homes nationally)
67
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Unitscore 20/100 · weight 20% · -5.9 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 463 sq ft over 34 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 161 comparables within 2 km+0.5

Amenities7 of 13 measured amenities within a 10-min walk+1.4

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Limited fit · High confidence

58/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+4.8

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

What holds it back

Unit1 bedrooms, median 463 sq ft; a weaker fit for this buyer-8.9

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.0 = 58

Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 15% · +4.8 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Future supplyscore 66/100 · weight 13% · +2.1 pts
Competition risk
170 unsold units in 5 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
76
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
planned station TAMPINES NORTH about 16 min away, expected 2030
63
Landuse change
95 Master Plan parcels changed class within 2 km (3.9 benefit points)
57
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 14/100 · weight 25% · -8.9 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 463 sq ft over 34 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 161 comparables within 2 km+0.4

Amenities7 of 13 measured amenities within a 10-min walk+1.2

Lease99-year lease from 2008, about 81 years left+1.5

Resale6 resales a year, more than 90% of similar homes+1.7

Downsizer

Good fit · High confidence

70/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+8.7

Resale6 resales a year, more than 90% of similar homes+2.4

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.1 = 70

Locationscore 93/100 · weight 20% · +8.7 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Resalescore 84/100 · weight 7% · +2.4 pts
Frequency
6.5 resales a year over 24 months (p90 nationally)
90
Buyer pool
Not measured
Quantum
median resale $815,000 (p33 of 1-bedroom homes nationally)
67
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Future supplyscore 65/100 · weight 15% · +2.2 pts
Competition risk
170 unsold units in 5 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
76
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
planned station TAMPINES NORTH about 16 min away, expected 2030
63
Landuse change
95 Master Plan parcels changed class within 2 km (3.9 benefit points)
57
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 161 comparables within 2 km+0.6

Amenities7 of 13 measured amenities within a 10-min walk+1.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Unit1 bedrooms, median 463 sq ft+2.2

Lease99-year lease from 2008, about 81 years left+1.5

2-bedroom homes72 recorded sales

Investor

Moderate fit · High confidence

67/100

Why it scores well

Resale17 resales a year, more than 97% of similar homes+5.4

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

RentalGross yield 3.3%, against 3.2% for similar homes+4.6

What holds it back

ValueRecorded prices 13% above 92 comparables within 2 km-3.7

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.5 = 67

Resalescore 88/100 · weight 14% · +5.4 pts
Frequency
17.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,281,800 (p31 of 2-bedroom homes nationally)
69
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Rentalscore 73/100 · weight 20% · +4.6 pts
Yield
gross yield 3.3% against a peer median of 3.2%
73
Demand
83 contracts over 4 quarters to 2026-06-30, 17 in the latest
73
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-04
Valuescore 31/100 · weight 20% · -3.7 pts
recorded prices 13% above 92 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 92, floor on 92)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+0.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Unit2 bedrooms, median 753 sq ft+1.0

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

Young family

Moderate fit · High confidence

65/100

Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+6.5

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+6.5

Resale17 resales a year, more than 97% of similar homes+1.9

What holds it back

ValueRecorded prices 13% above 92 comparables within 2 km-2.2

Unit2 bedrooms, median 753 sq ft; a weaker fit for this buyer-1.7

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 14.7 = 65

Locationscore 93/100 · weight 15% · +6.5 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 20% · +6.5 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Resalescore 88/100 · weight 5% · +1.9 pts
Frequency
17.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,281,800 (p31 of 2-bedroom homes nationally)
69
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Valuescore 31/100 · weight 12% · -2.2 pts
recorded prices 13% above 92 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 92, floor on 92)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Unitscore 41/100 · weight 20% · -1.7 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 753 sq ft over 72 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.4

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Limited fit · High confidence

57/100

Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+4.8

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

What holds it back

Unit2 bedrooms, median 753 sq ft; a weaker fit for this buyer-8.1

ValueRecorded prices 13% above 92 comparables within 2 km-1.9

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.7 = 57

Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 15% · +4.8 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Future supplyscore 66/100 · weight 13% · +2.1 pts
Competition risk
170 unsold units in 5 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
76
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
planned station TAMPINES NORTH about 16 min away, expected 2030
63
Landuse change
95 Master Plan parcels changed class within 2 km (3.9 benefit points)
57
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 17/100 · weight 25% · -8.1 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 753 sq ft over 72 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 31/100 · weight 10% · -1.9 pts
recorded prices 13% above 92 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 92, floor on 92)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.2

Lease99-year lease from 2008, about 81 years left+1.5

Resale17 resales a year, more than 97% of similar homes+1.9

Downsizer

Good fit · High confidence

71/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+8.7

Unit2 bedrooms, median 753 sq ft+6.2

Resale17 resales a year, more than 97% of similar homes+2.7

What holds it back

ValueRecorded prices 13% above 92 comparables within 2 km-2.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 21.1 = 71

Locationscore 93/100 · weight 20% · +8.7 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 92/100 · weight 15% · +6.2 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 753 sq ft over 72 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Resalescore 88/100 · weight 7% · +2.7 pts
Frequency
17.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,281,800 (p31 of 2-bedroom homes nationally)
69
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Valuescore 31/100 · weight 15% · -2.8 pts
recorded prices 13% above 92 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 92, floor on 92)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

3-bedroom homes67 recorded sales

Investor

Moderate fit · Medium confidence

67/100

Why it scores well

RentalGross yield 3.2%, against 2.8% for similar homes+6.3

Resale10 resales a year, more than 91% of similar homes+5.5

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

What holds it back

ValueRecorded prices 14% above 166 comparables within 2 km-4.5

Unit3 bedrooms, median 904 sq ft; a weaker fit for this buyer-0.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.2 = 67

Rentalscore 82/100 · weight 20% · +6.3 pts
Yield
gross yield 3.2% against a peer median of 2.8%
85
Demand
66 contracts over 4 quarters to 2026-06-30, 16 in the latest
76
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-04
Resalescore 89/100 · weight 14% · +5.5 pts
Frequency
10.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $1,627,500 (p20 of 3-bedroom homes nationally)
80
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Valuescore 27/100 · weight 20% · -4.5 pts
recorded prices 14% above 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 165, floor on 160)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Unitscore 46/100 · weight 8% · -0.3 pts
Bedrooms
3 bedrooms (project basis, runner-up band 44%)
Size
median 904 sq ft over 67 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+0.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

Young family

Moderate fit · Medium confidence

68/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+6.5

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+6.5

Unit3 bedrooms, median 904 sq ft+2.2

What holds it back

ValueRecorded prices 14% above 166 comparables within 2 km-2.7

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.1 = 68

Locationscore 93/100 · weight 15% · +6.5 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 20% · +6.5 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Unitscore 61/100 · weight 20% · +2.2 pts
Bedrooms
3 bedrooms (project basis, runner-up band 44%)
Size
median 904 sq ft over 67 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 27/100 · weight 12% · -2.7 pts
recorded prices 14% above 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 165, floor on 160)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.4

Lease99-year lease from 2008, about 81 years left+1.5

Resale10 resales a year, more than 91% of similar homes+1.9

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Limited fit · Medium confidence

59/100

Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+4.8

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

What holds it back

Unit3 bedrooms, median 904 sq ft; a weaker fit for this buyer-5.5

ValueRecorded prices 14% above 166 comparables within 2 km-2.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.0 = 59

Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 15% · +4.8 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Future supplyscore 66/100 · weight 13% · +2.1 pts
Competition risk
170 unsold units in 5 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
76
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
planned station TAMPINES NORTH about 16 min away, expected 2030
63
Landuse change
95 Master Plan parcels changed class within 2 km (3.9 benefit points)
57
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 28/100 · weight 25% · -5.5 pts
Bedrooms
3 bedrooms (project basis, runner-up band 44%)
Size
median 904 sq ft over 67 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 27/100 · weight 10% · -2.3 pts
recorded prices 14% above 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 165, floor on 160)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.2

Lease99-year lease from 2008, about 81 years left+1.5

Resale10 resales a year, more than 91% of similar homes+1.9

Downsizer

Good fit · Medium confidence

70/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+8.7

Unit3 bedrooms, median 904 sq ft+5.5

Resale10 resales a year, more than 91% of similar homes+2.7

What holds it back

ValueRecorded prices 14% above 166 comparables within 2 km-3.4

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.8 = 70

Locationscore 93/100 · weight 20% · +8.7 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 87/100 · weight 15% · +5.5 pts
Bedrooms
3 bedrooms (project basis, runner-up band 44%)
Size
median 904 sq ft over 67 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Resalescore 89/100 · weight 7% · +2.7 pts
Frequency
10.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $1,627,500 (p20 of 3-bedroom homes nationally)
80
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Valuescore 27/100 · weight 15% · -3.4 pts
recorded prices 14% above 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 165, floor on 160)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

4-bedroom homes49 recorded sales

Investor

Moderate fit · High confidence

69/100

Why it scores well

Resale13 resales a year, more than 97% of similar homes+5.4

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

RentalGross yield 3.0%, against 2.8% for similar homes+4.6

What holds it back

Unit4 bedrooms, median 1,259 sq ft; a weaker fit for this buyer-1.5

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.1 = 69

Resalescore 89/100 · weight 14% · +5.4 pts
Frequency
13.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,260,000 (p29 of 4-bedroom homes nationally)
71
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-04
Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Rentalscore 73/100 · weight 20% · +4.6 pts
Yield
gross yield 3.0% against a peer median of 2.8%
80
Demand
14 contracts over 4 quarters to 2026-06-30, 2 in the latest
63
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-04
Unitscore 31/100 · weight 8% · -1.5 pts
Bedrooms
4 bedrooms (project basis, runner-up band 25%)
Size
median 1,259 sq ft over 49 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 58 comparables within 2 km+0.3

Amenities7 of 13 measured amenities within a 10-min walk+0.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

Young family

Good fit · High confidence

70/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+6.5

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+6.5

Resale13 resales a year, more than 97% of similar homes+1.9

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.8 = 70

Locationscore 93/100 · weight 15% · +6.5 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 20% · +6.5 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Resalescore 89/100 · weight 5% · +1.9 pts
Frequency
13.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,260,000 (p29 of 4-bedroom homes nationally)
71
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 58 comparables within 2 km+0.2

Amenities7 of 13 measured amenities within a 10-min walk+1.4

Unit4 bedrooms, median 1,259 sq ft+1.0

Lease99-year lease from 2008, about 81 years left+1.5

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+0.8

Large family

Moderate fit · High confidence

67/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+5.2

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+4.8

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.1

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.4 = 67

Locationscore 93/100 · weight 12% · +5.2 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Schoolsscore 82/100 · weight 15% · +4.8 pts
Primary nearest
7 min walk to ELIAS PARK PRIMARY SCHOOL
90
Primary count
1 primary within 1 km, 10 primary within 2 km
70
Primary transport
Not measured
Secondary nearest
8 min walk to MERIDIAN SECONDARY SCHOOL
80
Secondary count
2 secondary within 1 km, 7 secondary within 2 km
85
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Future supplyscore 66/100 · weight 13% · +2.1 pts
Competition risk
170 unsold units in 5 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
76
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
planned station TAMPINES NORTH about 16 min away, expected 2030
63
Landuse change
95 Master Plan parcels changed class within 2 km (3.9 benefit points)
57
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 58 comparables within 2 km+0.1

Amenities7 of 13 measured amenities within a 10-min walk+1.2

Unit4 bedrooms, median 1,259 sq ft+0.5

Lease99-year lease from 2008, about 81 years left+1.5

Resale13 resales a year, more than 97% of similar homes+1.9

Downsizer

Moderate fit · High confidence

69/100

Why it scores well

Location6 min walk to Pasir Ris MRT Station (EW1)+8.7

Resale13 resales a year, more than 97% of similar homes+2.7

Future supply170 new condo and EC homes planned within 2 km; 2 planned rail stations+2.2

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.4 = 69

Locationscore 93/100 · weight 20% · +8.7 pts
Mrt
5.8 min walk to PASIR RIS MRT STATION (EW1)
90
Bus
9 bus stops within a 5-minute walk, 24 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Resalescore 89/100 · weight 7% · +2.7 pts
Frequency
13.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,260,000 (p29 of 4-bedroom homes nationally)
71
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-04
Future supplyscore 65/100 · weight 15% · +2.2 pts
Competition risk
170 unsold units in 5 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
76
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
planned station TAMPINES NORTH about 16 min away, expected 2030
63
Landuse change
95 Master Plan parcels changed class within 2 km (3.9 benefit points)
57
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 58 comparables within 2 km+0.2

Amenities7 of 13 measured amenities within a 10-min walk+1.6

SchoolsElias Park Primary School, 7 min walk; 1 primary schools within 1 km+1.0

Unit4 bedrooms, median 1,259 sq ft+1.5

Lease99-year lease from 2008, about 81 years left+1.5

5-bedroom homes9 recorded sales

Investor

Unavailable

Rental evidence is below the minimum for this home kind (4 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 5-bedroom homes.

Rental potential:: Only 4 rental records are available. At least 5 are needed.
Resale activity:: Only 4 recorded resales are available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 5-bedroom homes.

Resale activity:: Only 4 recorded resales are available. At least 5 are needed.

Why: The Young family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 5-bedroom homes.

Resale activity:: Only 4 recorded resales are available. At least 5 are needed.

Why: The Large family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable

Requirement warning: a median 1,744 sq ft is above the 1,500 sq ft a downsizer is usually looking for.

There isn't enough data to calculate a Downsizer score for 5-bedroom homes.

Resale activity:: Only 4 recorded resales are available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted.

Listed projects within 2 km

Aurelle Of Tampines · Tampines Street 62 · 760 homes · completion not stated · 644 m away · selling now (counted with the developer's sales)
Parktown Residence · Tampines Street 62 · 1,193 homes · completion not stated · 1,097 m away · selling now (counted with the developer's sales)
Coastal Cabana · Jalan Loyang Besar · 748 homes · expected 2028 · 1,286 m away · selling now (counted with the developer's sales)

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

Distance	Zoned for	Land area	Plot ratio	Area
1,422 m away	Residential	38,896.6 m²	2.1	Pasir Ris
1,569 m away	Residential	10,788.5 m²	2.8	Tampines
1,624 m away	Residential	9,793 m²	3	Tampines
1,807 m away	Residential	46,397.8 m²	3.5	Tampines
1,943 m away	Residential	17,293.2 m²	2	Pasir Ris

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

Expected	Under construction	Planned	Total
2H2026	2,152	0	2,152
2027	3,405	8	3,413
2028	3,314	82	3,396
2029	2,768	978	3,746
2030	2,610	2,747	5,357
>2030	0	4,191	4,191

Expected:: the half-year or year the homes are expected to be completed.
Under construction:: homes being built now.
Planned:: homes with planning approval where building has not started; their dates can move.
Total:: both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

Coco PalmsIs it right for you?