EAST PALM is a freehold development along PALM ROAD in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 42 units and is TOP 2004.
This profile draws on 19 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 22 years from TOP, EAST PALM is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for EAST PALM is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 19 sales and 61 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST PALM dashboard.
- Average sale price: $1,902,836 across 19 transactions
- Estimated gross rental yield: 2.5%
- District 15 PSF ranking: Mid-range (top 50%)
- Freehold tenure · OCR · D15 · 42 units
About EAST PALM
EAST PALM is a freehold condominium, located at PALM ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), developed by POH HENG REALTY, comprising 42 residential units, completed in 2004.
As a freehold property, EAST PALM does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST PALM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 16 | $1,565 psf | $1,815,243 |
| 4 BR | 2 | $1,246 psf | $2,180,000 |
| 5+ BR | 1 | $1,259 psf | $2,750,000 |
Sales Market Overview
EAST PALM has recorded 19 sale transactions with an average transaction price of $1,902,836, ranging from $1,500,000 to $2,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,290 psf | $1,500,000 | — |
| 2022 | 1 | $1,440 psf | $1,720,000 | ↑ 11.6% |
| 2023 | 6 | $1,440 psf | $2,021,481 | ↑ 0.0% |
| 2024 | 9 | $1,549 psf | $1,893,889 | ↑ 7.6% |
| 2025 | 2 | $1,739 psf | $1,880,000 | ↑ 12.3% |
EAST PALM ranks in the top 50% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, EAST PALM trades 2.2% below the segment benchmark.
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Rental Market Overview
EAST PALM has recorded 61 rental transactions with monthly rents averaging $3,918/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 27 | $3,620/mo | $2,450/mo | $4,800/mo |
| 3 BR | 32 | $4,136/mo | $2,450/mo | $6,500/mo |
| 4 BR | 2 | $4,450/mo | $4,400/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $3,215/mo |
| 2022 | 16 | $3,813/mo |
| 2023 | 11 | $4,573/mo |
| 2024 | 10 | $4,175/mo |
| 2025 | 6 | $4,550/mo |
| 2026 | 1 | $4,000/mo |
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Investment Analysis
Based on average rents and sale prices, EAST PALM delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows EAST PALM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST PALM
- Siglap MRT
- Bayshore MRT
- Bedok MRT
- Dunman High School
- Dunman High School (JC)
- Global Indian International School (GIIS East Coast)
Nearby MRT Stations
EAST PALM is 620m from Siglap MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
Nearby Schools
There are 13 schools within 2 km of EAST PALM, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 630m |
| Dunman High School (JC) | Jc | 630m |
| Global Indian International School (GIIS East Coast) | International | 770m |
| East Coast Primary School | Primary | 780m |
| Chung Cheng High School (Main) | Secondary | 1.0 km |
| Victoria School | Secondary | 1.1 km |
| Victoria Junior College | Jc | 1.1 km |
| Temasek Junior College | Jc | 1.1 km |
| Temasek Primary School | Primary | 1.2 km |
| Opera Estate Primary School | Primary | 1.3 km |
| Bedok South Secondary School | Secondary | 1.7 km |
| Yu Neng Primary School | Primary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Siglap is about 0.62km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 42 units, EAST PALM keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Dunman High School sits about 0.63km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 19 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: EAST PALM hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 19 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for EAST PALM?
What is the rental yield for EAST PALM?
Is EAST PALM freehold or leasehold?
How far is the nearest MRT from EAST PALM?
What is the tenure of EAST PALM?
How does EAST PALM compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST PALM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions analysed
- Rental data: 61 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for EAST PALM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.