Coco Palms

Overview & Key Facts

Coco Palms is a 1,586-unit condominium developed by a joint venture of City Developments Limited (CDL), Hong Leong Holdings, and Hong Realty — three of Singapore’s most established property names collaborating on a resort-inspired mega-development. Completed in 2019 on a 99-year lease from 2008, the development spans 12 towers of 12 and 16 storeys along Pasir Ris Grove in District 18, designed by Axis Architects with a tropical resort aesthetic inspired by the Maldives and Caribbean.

The development earned a BCA Green Mark GoldPLUS Award for its sustainability design, reflecting CDL’s commitment to environmental building standards. At a current average of $1,670 psf with a gross rental yield of 3.24% and median rent of $3,400, Coco Palms positions itself as the resort-lifestyle option in the Pasir Ris corridor — a development where the daily living experience is designed to feel like a permanent holiday, with salt-water pools, an onsen garden, and a three-storey clubhouse delivering amenities that most suburban condos cannot match.

The headline concern is the lease. At approximately 81 years remaining from a 2008 commencement, Coco Palms is one of the shorter-leased developments in its price bracket. The 75-year CPF threshold will arrive in roughly 6 years (around 2032), and the narrowing lease window is a factor that every buyer must weigh against the development’s genuine lifestyle appeal.

Location & Connectivity

Coco Palms sits along Pasir Ris Grove, within comfortable reach of Pasir Ris MRT station (East-West Line) approximately 430 m away — a 5–6 minute walk. Pasir Ris MRT will also serve as a station on the Cross Island Line (CRL) Phase 1, expected by 2032, transforming it into a dual-line interchange and significantly expanding connectivity to Ang Mo Kio, Hougang, and the central corridor. This upcoming CRL connection is arguably the most important infrastructure catalyst for the Pasir Ris property market.

White Sands shopping mall is approximately 500 m from the development, offering Cold Storage supermarket, food court, and essential retail. For more extensive shopping, the Tampines mall cluster (Tampines Mall, Tampines 1, Century Square) is three MRT stops away. The nearby Pasir Ris Central hawker centre and kopitiam options serve affordable daily meals.

Schools within the 1 km priority-enrolment radius include White Sands Primary (320 m), Pasir Ris Primary (620 m), and Elias Park Primary (810 m). Pasir Ris Secondary and Pasir Ris Crest Secondary are both under 1 km. For international education, Stamford American International School (960 m) and Brighton College Singapore (760 m) are nearby — a cluster that makes Coco Palms attractive to expatriate families as well.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Coco Palms’ facilities are its defining feature — designed to transport residents from suburban Pasir Ris to a tropical resort experience every day. The aquatic centrepiece is a Grand Lagoon complemented by a salt-water pool, a 50-metre lap pool, a hydrotherapy pool with massage jets, and a children’s play pool. The salt-water pool is a distinctive touch — gentler on skin and hair than chlorinated alternatives, and a feature that very few Singapore condominiums offer.

The three-storey Club Cocomo is the social heart of the development, housing function halls, activity rooms, and entertainment spaces across three levels. The Onsen Garden draws on Japanese bathhouse culture with a hot bath, steam room, salt-water pool, zen garden, meditation deck, and tea pavilion — a spa-like amenity set that would cost a premium at an external wellness centre. Additional facilities include a music jamming studio, art studio, sky terraces, and even a skating rink — the breadth of offering is exceptional even by mega-development standards.

“The Onsen Garden is hands down my favourite feature — I use the hot bath and steam room after work almost every evening. The salt-water pool is lovely and much easier on my daughter’s skin than chlorine. The Club Cocomo function hall is great for birthday parties. For a Pasir Ris condo at this price, the resort-style facilities feel like a steal. It genuinely feels like living in a holiday resort.”

— Owner-occupier, three-bedroom, since 2020 (99.co)

With 1,586 units sharing these facilities, some crowding is inevitable during peak weekend hours, particularly at the Grand Lagoon and BBQ areas. However, the sheer variety of pool and amenity options distributes usage more effectively than developments with a single pool complex. Maintenance is managed to a good standard, consistent with CDL’s reputation for quality estate management.

Unit Sizes & Layout

Coco Palms offers a comprehensive unit mix ranging from one-bedroom (463 sqft) to five-bedroom (3,111 sqft), plus 17 penthouses — catering to singles, couples, families, and multi-generational households. The one- and two-bedroom units target the investor-tenant market (expatriates, singles, couples), while the three- to five-bedroom configurations serve the family-oriented owner-occupier segment that dominates the Pasir Ris buyer profile.

Unit layouts reflect CDL’s practical design philosophy: enclosed kitchens across most configurations, functional bathroom sizes, and balconies that provide genuine outdoor space without consuming excessive floor area. The five-bedroom units at over 3,000 sqft are among the largest in any Pasir Ris development, suitable for multi-generational families or those seeking a landed-living alternative with full condo facilities. Interior finishes are mid-market — functional and durable, though buyers expecting the premium fittings of CCR developments should calibrate expectations.

Pricing & Market Position

Across 263 recorded transactions (all-time), sale prices range from $632,000 to $3,380,000, averaging $1,387,654.

Over the last 12 months, transactions averaged $1,695 psf.

Rents range from $1,700 to $14,000 per month across 1,141 rental transactions. Current rental yield sits at approximately 3.2%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at COCO PALMS typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 35.2% (from $1,256 to $1,698 psf).

Neighbourhood Comparison

In the Pasir Ris condo corridor, Coco Palms ($1,670 psf, 99-year from 2008, ~81 years remaining) competes with two neighbours at different price points. Pasir Ris 8 ($1,678 psf, 99-year from 2021, ~94 years remaining) is an integrated development directly above Pasir Ris MRT with a Polyclinic and town plaza — trading at near-identical PSF but offering 13 additional years of lease and absolute MRT convenience. The premium is entirely justified by the lease and integration. The Jovell ($1,345 psf, 99-year from 2017) is the budget alternative deeper in the Flora Drive enclave, offering a lower entry price but with a declining PSF trend and significantly weaker MRT access.

Coco Palms’ competitive position rests on its unmatched facility offering (Onsen Garden, salt-water pool, Club Cocomo) and proven estate character. Pasir Ris 8 wins on lease, MRT integration, and future-proofing. The Jovell wins on entry price alone. For buyers who value daily lifestyle and are comfortable with a shorter holding horizon, Coco Palms delivers more resort per dollar than either competitor. For those prioritising long-term value preservation, Pasir Ris 8 is the more prudent choice.

Lease Decay Analysis

The 99-year lease runs from 2008, meaning approximately 18 years have already been consumed. Roughly 81 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~71 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates COCO PALMS across multiple dimensions.

What Residents Say

“We moved from a 5-room HDB and the lifestyle upgrade is enormous. The kids have five pools to choose from, we use the BBQ area every weekend, and I personally spend Friday evenings in the Onsen Garden steam room. Pasir Ris Park is a 10-minute walk for cycling. The MRT is close and getting the CRL will be a huge bonus. Only concern is the lease — 81 years feels like it could become an issue when we want to sell.”

— Owner-occupier, four-bedroom, since 2021 (PropertyGuru)

“I own a two-bedder here as a rental investment. Tenanted at $3,400 to an expat family who loves the resort feel and proximity to international schools. Yield is around 3.2% which is decent for D18. The CRL interchange should push rents up when it opens. My concern is the lease — I plan to sell by 2033 while there’s still over 74 years left and the CRL hype is at its peak.”

— Investor-owner, two-bedroom, since 2022 (EdgeProp)

“Beautiful condo, facilities are fantastic, but the lease situation worries me. We bought in 2019 and the lease was already starting from 2008 — meaning we had 10 years of lease consumed before we even moved in. That’s the risk with buying a late-TOP development on an earlier lease. The living experience is great, but if I could go back, I’d factor in the effective lease more carefully.”

— Owner-occupier, three-bedroom, since 2019 (Stacked Homes)

Strengths & Weaknesses

Verdict

Coco Palms is a resort-lifestyle proposition that leverages CDL’s development expertise and the Pasir Ris neighbourhood’s family-friendly character to deliver an experience well above its price point. The Onsen Garden, salt-water pool, and Club Cocomo create a daily living environment that justifies the development’s name and tropical resort branding. At $1,670 psf with Pasir Ris MRT 430 m away, the location and transit fundamentals are solid — and the upcoming Cross Island Line interchange at Pasir Ris (expected 2032) will be a genuine appreciation catalyst.

The critical caveat is the lease. With approximately 81 years remaining from a 2008 commencement, Coco Palms will cross the 75-year CPF threshold around 2032 — coincidentally the same year the CRL interchange is expected to open. This creates an unusual dynamic: the infrastructure upgrade may temporarily boost demand and values, but the inexorable lease decay will eventually reassert itself. Buyers holding beyond 2040 face an increasingly constrained buyer pool as CPF usage restrictions tighten.

For families seeking a resort-quality living environment in Pasir Ris with good MRT access and a 5–10 year holding horizon, Coco Palms is compelling. The CRL interchange provides a medium-term catalyst, the 3.24% yield covers holding costs, and the lifestyle amenities are genuinely exceptional. Just be disciplined about the exit timeline — this is a home to enjoy for a decade, not a forever hold.