SANDY PALM is a 69-year balance leasehold development along JALAN LOYANG BESAR in District 17 (Loyang / Changi), part of the OCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2002.
This profile draws on 9 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 24 years from TOP, SANDY 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 17 (Loyang / Changi), the immediate context for SANDY 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 9 sales and 19 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANDY PALM dashboard.
- Average sale price: $1,203,988 across 9 transactions
- Estimated gross rental yield: 3.2%
- District 17 PSF ranking: Value tier (top 92%)
- 99 yrs lease commencing from 1996 · OCR · D17 · 48 units
About SANDY PALM
SANDY PALM is a 99 yrs lease commencing from 1996 condominium, located at JALAN LOYANG BESAR in District 17 (Changi, Loyang) (Outside Central Region), developed by LCD PROPERTY PTE LTD, comprising 48 residential units, completed in 2002.
With approximately 69 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 SANDY PALM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $840 psf | $1,090,648 |
| 4 BR | 3 | $862 psf | $1,430,667 |
Sales Market Overview
SANDY PALM has recorded 9 sale transactions with an average transaction price of $1,203,988, ranging from $908,888 to $1,762,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $747 psf | $1,042,778 | — |
| 2022 | 1 | $843 psf | $1,180,000 | ↑ 12.9% |
| 2023 | 1 | $937 psf | $1,170,000 | ↑ 11.1% |
| 2024 | 1 | $986 psf | $1,762,000 | ↑ 5.2% |
| 2025 | 1 | $1,122 psf | $1,510,000 | ↑ 13.8% |
SANDY PALM ranks in the top 92% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, SANDY PALM trades 45.3% below the segment benchmark.
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Rental Market Overview
SANDY PALM has recorded 19 rental transactions with monthly rents averaging $3,212/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 19 | $3,212/mo | $2,300/mo | $4,350/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,460/mo |
| 2022 | 4 | $2,988/mo |
| 2023 | 5 | $3,710/mo |
| 2024 | 2 | $3,650/mo |
| 2025 | 3 | $3,642/mo |
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Investment Analysis
Based on average rents and sale prices, SANDY PALM delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,791 psf | 597 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows SANDY PALM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANDY PALM
- Pasir Ris MRT
- Pasir Ris Crest Secondary School
- Pasir Ris Primary School
- Stamford American International School
Nearby MRT Stations
SANDY PALM is 1.3 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.3 km |
Nearby Schools
There are 9 schools within 2 km of SANDY PALM.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.1 km |
| Pasir Ris Primary School | Primary | 1.1 km |
| Stamford American International School | International | 1.2 km |
| Meridian Primary School | Primary | 1.2 km |
| Meridian Secondary School | Secondary | 1.2 km |
| Elias Park Primary School | Primary | 1.3 km |
| Pasir Ris Secondary School | Secondary | 1.3 km |
| Brighton College (Singapore) | International | 1.3 km |
| White Sands Primary School | Primary | 1.4 km |
Boutique character. With 48 units, SANDY 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. Pasir Ris Crest Secondary School sits about 1.10km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.30km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 9 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: SANDY PALM sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 SANDY PALM?
What is the rental yield for SANDY PALM?
Is SANDY PALM freehold or leasehold?
How far is the nearest MRT from SANDY PALM?
What is the tenure of SANDY PALM?
How does SANDY PALM compare to other projects in the district?
What stamp duty applies for a foreign buyer of SANDY PALM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 19 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 SANDY PALM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.