ISUITES @ PALM is a 86-year balance leasehold development along GLASGOW ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 64 units and is TOP 2013.
This profile draws on 25 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 13 years from TOP, ISUITES @ 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 19 (Hougang / Punggol / Serangoon), the immediate context for ISUITES @ 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 25 sales and 86 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ISUITES @ PALM dashboard.
- Average sale price: $876,120 across 25 transactions
- Estimated gross rental yield: 3.5%
- District 19 PSF ranking: Above average (top 48%)
- 999 yrs lease commencing from 1878 · OCR · D19 · 64 units
About ISUITES @ PALM
ISUITES @ PALM is a 999 yrs lease commencing from 1878 condominium, located at GLASGOW ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by I DEVELOPMENT PTE LTD, comprising 64 residential units, completed in 2013.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ISUITES @ PALM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 11 | $1,466 psf | $655,818 |
| 1 BR | 9 | $1,319 psf | $837,667 |
| 2 BR | 1 | $1,446 psf | $1,230,000 |
| 3 BR | 4 | $1,233 psf | $1,480,000 |
Sales Market Overview
ISUITES @ PALM has recorded 25 sale transactions with an average transaction price of $876,120, ranging from $602,000 to $1,560,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,231 psf | $872,000 | — |
| 2022 | 7 | $1,364 psf | $757,286 | ↑ 10.8% |
| 2023 | 6 | $1,431 psf | $836,833 | ↑ 4.9% |
| 2024 | 4 | $1,419 psf | $1,066,500 | ↓ 0.8% |
| 2025 | 2 | $1,560 psf | $697,500 | ↑ 9.9% |
| 2026 | 1 | $1,283 psf | $1,560,000 | ↓ 17.8% |
ISUITES @ PALM ranks in the top 48% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, ISUITES @ PALM trades 11.3% below the segment benchmark.
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Rental Market Overview
ISUITES @ PALM has recorded 86 rental transactions with monthly rents averaging $2,547/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 40 | $2,245/mo | $1,630/mo | $2,800/mo |
| 2 BR | 39 | $2,736/mo | $1,950/mo | $3,300/mo |
| 3 BR | 7 | $3,220/mo | $2,788/mo | $3,650/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 22 | $1,979/mo |
| 2022 | 17 | $2,497/mo |
| 2023 | 18 | $2,983/mo |
| 2024 | 12 | $2,654/mo |
| 2025 | 13 | $2,777/mo |
| 2026 | 4 | $2,850/mo |
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Investment Analysis
Based on average rents and sale prices, ISUITES @ PALM delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
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 ISUITES @ PALM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ISUITES @ PALM
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Xinmin Secondary School
- Xinmin Primary School
- Yangzheng Primary School
Nearby MRT Stations
ISUITES @ PALM is 710m from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of ISUITES @ PALM, including 15 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | Secondary | 290m |
| Xinmin Primary School | Primary | 440m |
| Yangzheng Primary School | Primary | 540m |
| Cedar Primary School | Primary | 680m |
| Serangoon Secondary School | Secondary | 690m |
| Cedar Girls' Secondary School | Secondary | 740m |
| Holy Innocents' High School | Secondary | 790m |
| Zhonghua Primary School | Primary | 820m |
| Zhonghua Secondary School | Secondary | 840m |
| Holy Innocents' Primary School | Primary | 880m |
| Rosyth School | Primary | 890m |
| Montfort Secondary School | Secondary | 890m |
Adequate lease horizon. Around 86 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Kovan is about 0.71km — 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 64 units, ISUITES @ 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. Xinmin Secondary School sits about 0.29km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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: ISUITES @ PALM combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 25 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 ISUITES @ PALM?
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Is ISUITES @ PALM freehold or leasehold?
How far is the nearest MRT from ISUITES @ PALM?
What is the tenure of ISUITES @ PALM?
How does ISUITES @ PALM compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 25 transactions analysed
- Rental data: 86 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 ISUITES @ PALM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.