Hundred Palms Residences stands as one of the most storied Executive Condominiums (ECs) in Singapore’s property history. Developed by Hoi Hup Realty and Sunway Developments, the 531-unit project at 274 Yio Chu Kang Road in District 19 (Hougang) achieved the remarkable distinction of selling out all units within seven hours on its launch day of 22 July 2017 — drawing over 2,700 e-applications during the ballot window and becoming the most oversubscribed EC at the time of launch, according to ERA Realty. The average launch price of approximately S$836 psf now looks extraordinarily attractive: by early 2026, resale transactions are recording S$1,738–S$2,212 psf, implying annualised PSF growth of roughly 10.2% and average seller returns exceeding 115% on initial outlay. Having fulfilled its five-year Minimum Occupation Period (MOP) in December 2024, Hundred Palms Residences has entered its semi-privatised phase, opening resales to Singapore Citizens and Permanent Residents and allowing full unit rentals — a milestone that has energised secondary-market activity and sharpened investor focus on this Hougang address.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Hundred Palms Residences occupies a 99-year leasehold site (lease commencing 2016) in the mature estate of Hougang, a neighbourhood the Urban Redevelopment Authority classifies under the North-East Region OCR (Outside Central Region). The development comprises nine 15-storey blocks totalling 531 units that achieved Temporary Occupation Permit (TOP) in December 2019. Unit types span two- to five-bedroom configurations ranging from roughly 700 sqft to over 1,700 sqft, with the bulk of the offering in three- and four-bedroom formats suited to multi-generational Singaporean families.
The Hougang / Yio Chu Kang corridor of District 19 is characterised by a dense ecosystem of established schools, mature HDB amenities, and improving transport links. Hundred Palms Residences sits within walking distance of Serangoon North MRT (planned Cross Island Line integration will further strengthen east-west connectivity), and is roughly two kilometres from NEX Serangoon, the North-East’s largest regional mall. Hougang Mall, Heartland Mall Kovan, and multiple wet markets serve everyday retail needs within a five-minute drive. For families, the proximity to Rosyth School — a Gifted Education Programme (GEP) centre just three minutes’ walk from the main gate — has been a persistent demand driver, alongside Xinmin Primary, Hougang Primary, Yio Chu Kang Primary, and Serangoon Junior College all within the wider catchment.
As an Executive Condominium, Hundred Palms Residences was originally restricted to Singapore Citizens purchasing directly from the developer, subject to income ceilings and the HDB eligibility framework. The EC hybrid model means buyers at launch accessed a product with full condominium facilities at pricing substantially below comparable private condominiums — a structural pricing gap that, combined with the mature-estate location, explains both the frenzied ballot demand in 2017 and the strong capital appreciation since. With MOP fulfilled in late 2024, the development now behaves increasingly like a private resale condominium for the purposes of buyer eligibility and mortgage structuring, while full privatisation (open to foreign buyers) will follow in approximately December 2029.
We track 122 sales and 57 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HUNDRED PALMS RESIDENCES dashboard.
- Average sale price: $1,864,841 across 122 transactions
- Estimated gross rental yield: 2.7%
- District 19 PSF ranking: Premium tier (top 13%)
- 99 yrs lease commencing from 2016 · OCR · D19 · 531 units
About HUNDRED PALMS RESIDENCES
HUNDRED PALMS RESIDENCES is a 99 yrs lease commencing from 2016 condominium, located at YIO CHU KANG ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), comprising 531 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HUNDRED PALMS RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 38 | $1,830 psf | $1,637,412 |
| 3 BR | 81 | $1,842 psf | $1,935,211 |
| 4 BR | 3 | $1,862 psf | $2,845,629 |
Sales Market Overview
HUNDRED PALMS RESIDENCES has recorded 122 sale transactions with an average transaction price of $1,864,841, ranging from $1,360,000 to $3,058,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,420 psf | $1,360,000 | — |
| 2023 | 2 | $1,630 psf | $1,439,000 | ↑ 14.8% |
| 2024 | 3 | $1,865 psf | $1,746,296 | ↑ 14.4% |
| 2025 | 104 | $1,836 psf | $1,872,027 | ↓ 1.5% |
| 2026 | 12 | $1,924 psf | $1,945,250 | ↑ 4.8% |
HUNDRED PALMS RESIDENCES ranks in the top 13% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, HUNDRED PALMS RESIDENCES trades 18.7% above the segment benchmark.
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Rental Market Overview
HUNDRED PALMS RESIDENCES has recorded 57 rental transactions with monthly rents averaging $4,236/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 54 | $4,173/mo | $3,400/mo | $5,500/mo |
| 4 BR | 3 | $5,367/mo | $5,300/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $3,400/mo |
| 2022 | 4 | $4,563/mo |
| 2023 | 4 | $5,050/mo |
| 2024 | 3 | $4,093/mo |
| 2025 | 37 | $4,161/mo |
| 2026 | 8 | $4,169/mo |
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Investment Analysis
Based on average rents and sale prices, HUNDRED PALMS RESIDENCES delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows HUNDRED PALMS RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HUNDRED PALMS RESIDENCES
- Townsville Primary School
- Presbyterian High School
- Rosyth School
Nearby Schools
There are 19 schools within 2 km of HUNDRED PALMS RESIDENCES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Townsville Primary School | Primary | 230m |
| Presbyterian High School | Secondary | 350m |
| Rosyth School | Primary | 420m |
| Xinghua Primary School | Primary | 890m |
| Yangzheng Primary School | Primary | 930m |
| Xinmin Primary School | Primary | 1.2 km |
| Xinmin Secondary School | Secondary | 1.2 km |
| Holy Innocents' High School | Secondary | 1.4 km |
| Holy Innocents' Primary School | Primary | 1.4 km |
| Serangoon Garden Secondary School | Secondary | 1.5 km |
| Serangoon Secondary School | Secondary | 1.6 km |
| St. Gabriel's Primary School | Primary | 1.7 km |
The case for Hundred Palms Residences rests on a convergence of location quality, facilities depth, developer pedigree, and proven capital performance that few post-MOP ECs can match simultaneously.
Exceptional capital appreciation track record. Launching at an average of ~S$836 psf and now transacting at S$1,738–S$2,212 psf, the development has delivered annualised PSF growth of approximately 10.2% over eight years. More viscerally, multiple sellers have banked profits exceeding S$1 million on individual units — a metric that EdgeProp and other analysts have used to hold Hundred Palms up as the benchmark within the EC segment. Buyers who entered at the ballot price effectively purchased a mature-estate EC at a significant discount to equivalent private condominiums; the gap has since compressed, crystallising outsized gains.
GEP school proximity as a structural demand anchor. Rosyth School, one of Singapore’s handful of primary schools offering the Gifted Education Programme, sits approximately 250 metres from the development entrance. For families actively managing the Primary One registration process, this proximity confers a sustained queue of motivated buyers that will persist through multiple market cycles, providing a floor to demand independent of broader sentiment.
Comprehensive resort-style facilities. Despite the EC price bracket at launch, Hoi Hup delivered a full-specification facility suite: a 50-metre lap pool, jacuzzi pool, therapeutic wellness pool, aqua gym, floating yoga deck, steam room, two-storey clubhouse, gymnasium, function rooms, lazy river, children’s pool, toddler bubble pool, teppanyaki grill, BBQ pavilions, basketball court, and tennis courts. Smart-home integration across units was incorporated at build stage — a meaningful amenity differentiator versus older-vintage ECs in the same price band.
Improving transport connectivity. The Cross Island Line (CRL) has been confirmed to include a station at Serangoon North, transforming a neighbourhood that previously depended on the NE Line Hougang/Serangoon stations and bus services into a two-line interchange precinct. Infrastructure upgrades of this nature reliably correlate with capital appreciation in the surrounding residential catchment, particularly for freehold-equivalent long-hold positions.
Hoi Hup Realty’s delivery record. Hoi Hup has co-developed multiple award-winning public and private residential projects across Singapore (City View @ Boon Keng, The Peak @ Toa Payoh, Arc at Tampines, Lake Vista @ Yuan Ching). Hundred Palms Residences completed on schedule and to a specification that has drawn consistently positive resident feedback, reinforcing confidence in both build quality and estate management.
For a calibrated view of OCR valuations and how District 19 sits within Singapore’s price geography, the District 19 analytics page provides current median PSF, transaction velocity, and rental yield benchmarks. Buyers modelling their entry cost can use the Buyer’s Stamp Duty calculator and the mortgage calculator to size their commitment under current TDSR constraints, while the affordability calculator helps household-income stress-testing against the prevailing interest rate environment.
Buyers considering Hundred Palms Residences in the post-MOP resale market should weigh several structural and market-specific risk factors before committing.
Lease decay on a 99-year tenure from 2016. With approximately 89 years remaining on the lease as of 2026, the development is not yet subject to meaningful lease-decay discounting from banks or HDB valuation adjustments. However, buyers on a 25–30 year mortgage horizon should model the resale trajectory as the lease approaches the 60-year threshold (circa 2076), at which point CPF usage restrictions and reduced LTV from banks begin to compress the buyer pool. The lease decay calculator allows buyers to model the CPF-usage impact at various resale horizons.
Resale-premium compression risk. Post-MOP pricing at S$1,738–S$2,212 psf sits meaningfully above the launch price but increasingly approaches the lower band of comparable private condominiums in the OCR. As the privatisation premium narrows, price growth may moderate toward the broader OCR appreciation rate rather than the structurally elevated trajectory seen during the 2019–2024 period. Buyers entering at 2026 resale prices should underwrite future gains on more conservative assumptions than early ballot holders enjoyed.
Absence of direct MRT access today. While the Cross Island Line Serangoon North station is planned, it is not yet operational, and commuters currently rely on buses or a short drive to Hougang MRT (NE Line, approximately 1.2 km). Families without a car may find daily commuting less convenient than MRT-adjacent developments, which could moderately suppress rental demand until the CRL opens.
EC resale buyer pool restrictions until full privatisation. Until December 2029 (approximately), units can only be resold to Singapore Citizens and Permanent Residents. Foreign buyers — who account for a growing share of high-end resale demand in other OCR projects — cannot participate until full privatisation. This structural restriction moderates the demand ceiling and may compress price discovery relative to a fully privatised comparable.
Concentration of similarly-priced inventory in D19. The North-East corridor has seen a pipeline of new ECs and private launches (Parc Central, North Gaia, Copen Grand, and upcoming sites) that compete for the same family-oriented buyer base. Future supply additions could soften rental yields and resale pricing for any single development in the cluster.
[
{
"persona": "HDB upgrader family with school-age children",
"fit_color": "green",
"reason": "The combination of GEP-centre Rosyth School within 250m, a full suite of family amenities (lazy river, children’s pool, BBQ pavilions, basketball and tennis courts), and proven capital preservation makes this a strong upgrade target. Post-MOP, the family can purchase without EC eligibility constraints that applied at launch, and the mature Hougang estate minimises lifestyle disruption during the transition from HDB living."
},
{
"persona": "First-time homebuyer CPF-funded SC/PR couple",
"fit_color": "green",
"reason": "Buying as a resale EC (post-MOP), eligible Singapore Citizens and PRs can use CPF OA savings and apply for an HDB housing grant (subject to prevailing grant criteria), making the effective entry cost more manageable than a comparable private condominium. The 89-year remaining lease fully supports CPF usage under current withdrawal rules, and the established D19 rental market provides an income-generating option if work or family needs shift."
},
{
"persona": "Yield-focused property investor",
"fit_color": "amber",
"reason": "Gross rental yields of approximately 3.0% (3-bedroom units at ~S$4,097/month) sit at the lower end of OCR benchmarks when set against the 2026 resale acquisition cost. Investors seeking net yields above 2.5% after mortgage servicing, maintenance fees, and property tax must underwrite carefully. The CRL tailwind and full privatisation in ~2029 offer upside, but the current yield profile is modest. Use the <a href=\"/calculator/roi\">ROI calculator</a> to stress-test hold periods against rental income and projected exit PSF."
},
{
"persona": "Decoupling couple optimising for a second property purchase",
"fit_color": "amber",
"reason": "One spouse holding Hundred Palms Residences as sole owner while the other purchases a new launch under a clean ABSD slate is a viable strategy, but the Additional Buyer’s Stamp Duty exposure on the existing unit and the legal costs of decoupling must be modelled in full. The <a href=\"/calculator/decoupling\">decoupling calculator</a> and the <a href=\"/calculator/stamp-duty\">ABSD calculator</a> are essential planning tools before committing to this path."
},
{
"persona": "Retiree or near-retiree downsizer from a larger landed property",
"fit_color": "red",
"reason": "The 99-year lease with approximately 89 years remaining and the post-MOP resale buyer pool restriction (SC/PR only until ~2029) create a narrower exit liquidity window for older buyers who may need to realise capital within a 10–15 year horizon. Buyers aged 55 and above should model CPF withdrawal rules and bank LTV policies for loans with tenure extending into the sub-60-year lease band before proceeding."
}
]
Hundred Palms Residences has earned its status as a benchmark EC through a combination of rare circumstances — a ballot-era entry price that was structurally below market, a GEP-centre school at the doorstep, a developer with a clean delivery record, and a maturing North-East corridor with confirmed MRT infrastructure investment. For Singapore Citizen and PR buyers purchasing in the 2026 resale market, the development offers a genuinely differentiated lifestyle proposition: resort-scale facilities, a family-oriented catchment, and a transparent capital appreciation history that supports the price premium over older-vintage OCR stock.
The honest caveat is that the extraordinary returns available to 2017 ballot buyers are not replicable at 2026 entry prices. Buyers paying S$1,800–S$2,200 psf are acquiring a semi-privatised EC at pricing that is no longer deeply discounted to comparable private condominiums — the structural EC discount has been substantially arbitraged away. Future returns will be shaped by Cross Island Line delivery timing, overall OCR supply pipeline, and the macro interest-rate environment rather than the one-time structural undervaluation that drove the initial appreciation. Investors should size their expectations accordingly and test scenarios using the cash flow calculator to confirm that rental income covers holding costs at the prevailing acquisition price.
Overall verdict: a well-located, well-built, family-ready post-MOP EC trading at a fair-to-full valuation. The investment thesis is no longer a “value purchase” story but rather a quality-lifestyle play with modest embedded upside from CRL completion and full privatisation by ~2029. Buyers who prioritise school catchment, facility depth, and the proven Hoi Hup build standard over yield maximisation will find Hundred Palms Residences a compelling, if no longer bargain-priced, choice within District 19.
FAQ
What is the average price for HUNDRED PALMS RESIDENCES?
What is the rental yield for HUNDRED PALMS RESIDENCES?
Is HUNDRED PALMS RESIDENCES freehold or leasehold?
Has Hundred Palms Residences completed its MOP, and who can buy it now?
Yes. Hundred Palms Residences fulfilled its five-year Minimum Occupation Period on 19 December 2024. From that date, existing owners may resell their units to Singapore Citizens and Permanent Residents and may also rent out their entire unit without restriction. Full privatisation — which will open purchases to foreigners — is expected around December 2029, ten years after TOP. Buyers in the 2026 resale market are not subject to the HDB income-ceiling or family-nucleus eligibility rules that applied at the original EC launch; standard private-property resale rules and ABSD schedules apply.
What are current resale prices and how much have they grown since the 2017 launch?
Resale transactions recorded over the twelve months to early 2026 show a PSF range of approximately S$1,655–S$2,055, with an average around S$1,880 psf. Listing-price data suggests the market is currently testing S$1,738–S$2,212 psf depending on unit size and floor level. This compares with the 2017 launch average of ~S$836 psf, implying a roughly 125% absolute gain and an annualised growth rate of approximately 10.2% — one of the strongest track records in the EC segment. In absolute dollar terms, multiple sellers have realised profits exceeding S$1 million per unit.
Which schools are within 1&nbsp;km of Hundred Palms Residences?
The most prominent nearby school is Rosyth School, a Gifted Education Programme (GEP) centre approximately 250–300 metres from the development — roughly a three-minute walk. Within the broader 1 km radius, families can also consider Hougang Primary School, Yio Chu Kang Primary School, and Xinmin Primary School. At secondary level, Xinmin Secondary School and Serangoon Junior College are accessible within a short commute. The GEP offering at Rosyth is a persistent demand driver that has consistently supported values at Hundred Palms Residences above the baseline OCR EC premium.
What facilities does the development offer, and how does it compare with other ECs?
Hoi Hup delivered a resort-calibre facility suite that is considered above-average even by full-private-condominium standards. Key features include a 50-metre lap pool, therapeutic wellness pool, jacuzzi pool, aqua gym, floating yoga deck, steam room, lazy river, children’s pool, toddler bubble pool, two-storey clubhouse, fully equipped gymnasium, function rooms, teppanyaki grill pavilion, BBQ pits, basketball court, and tennis courts. Smart-home technology was integrated at build stage, allowing residents to manage home systems via mobile devices. Twenty-four-hour security, CCTV, a guardhouse, and an arrival plaza with a reflective pool complete the estate experience. For an EC-entry price in 2017, this specification was exceptionally comprehensive.
How does proximity to the Cross Island Line affect the investment outlook?
The Cross Island Line (CRL) Phase 2 includes a planned Serangoon North station that will significantly improve east-west connectivity for residents. Currently, Hundred Palms Residences is approximately 1.2 km from Hougang MRT on the North-East Line, serviceable by bus but not walkable for most residents. When the CRL Serangoon North station opens (targeted mid-2030s), the development will effectively become a two-line precinct, dramatically expanding the job-centre catchment. MRT-proximate precedents across Singapore consistently show a price uplift of 5–15% within a 500–800 metre radius of new stations — providing a credible medium-term catalyst for capital appreciation beyond baseline OCR growth rates.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 122 transactions analysed
- Rental data: 57 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 HUNDRED PALMS RESIDENCES
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