Coco Palms
Imagine a 1,586-unit resort-style estate where the lap pool stretches longer than a football field, the cabanas line up like a Sentosa hotel deck, and Pasir Ris Park's mangroves and beach are a 12-minute stroll across Tampines Road (as of 2026-05). That is Coco Palms — Hong Realty's mega-launch from 2014, TOP'd in 2019, sitting in the eastern crook of District 18 (Pasir Ris / Tampines) where the Cross Island Line will eventually meet the East-West Line at Pasir Ris interchange.
For a buyer-investor weighing Coco Palms against its D18 mega-cohort peers — D'Nest, The Tampines Trilliant and Treasure at Tampines (compare D18 large-format options) — the question is not whether Pasir Ris has improved. The Pasir Ris Town Centre revamp is underway, Downtown East is being redeveloped, and the Cross Island Line is on the URA Master Plan timetable. The question is whether 1,586 units of supply, a 99-year lease now ticking into its 18th year, and an OCR yield ceiling justify entry pricing today. This review walks through the data, the trade-offs and the scenarios where Coco Palms earns its keep.
The headline numbers (as of 2026-05):
- Developer: Hong Realty (Private) Limited — a wholly owned subsidiary of SGX-listed City Developments Limited (CDL), the same group behind Whistler Grand, South Beach Residences and the Boulevard 88 trophy block.
- Site: Pasir Ris Grove, District 18 (Pasir Ris / Tampines) — an established East Region housing belt with deep HDB density, BTO supply and the Pasir Ris coastal park system.
- Tenure: 99-year leasehold from 2008 — approximately 82 years remaining (as of 2026-05). Past the freshest decade but still comfortably ahead of the 60-year CPF/financing inflection point.
- Scale: 1,586 residential units across 12 blocks (12-15 storeys) on a sprawling site sized for full resort programming — multiple pools, cabanas, tennis courts, a function island and themed gardens.
- Unit mix: 1-bedroom (~474 sqft) through 5-bedroom premium (~1,475 sqft+); strong family-format share (3- and 4-bedroom stacks dominate the inventory profile, reflecting the East-side family demand thesis).
- TOP: 2019. The project is fully occupied and into its second rental cycle (as of 2026-05), giving buyers a real transaction history rather than a launch-pricing extrapolation.
- Stamp duty: Standard BSD applies for citizens; ABSD layered by buyer profile. Model your effective entry cost with the stamp-duty calculator and stress-test affordability with the affordability calculator before viewing.
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.
| School | Type | Distance |
|---|---|---|
| White Sands Primary School | primary | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Pasir Ris Primary School | primary | Within 1 km |
| Brighton College (Singapore) | international | Within 1 km |
| Elias Park Primary School | primary | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
| Meridian Secondary School | secondary | Within 1 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 37 | $1,573 | $727,946 |
| 1 BR | 3 | $1,143 | $713,667 |
| 2 BR | 124 | $1,488 | $1,216,565 |
| 3 BR | 48 | $1,401 | $1,681,125 |
| 4 BR | 33 | $1,378 | $2,078,030 |
| 5 BR | 5 | $1,182 | $2,878,000 |
Pricing & Market Position
Based on 250 recorded transactions, sale prices range from $632,000 to $3,380,000, averaging $1,374,352 (~$1,672 psf).
Rents range from $1,700 to $14,000 per month across 1087 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33.4% (from $1,256 to $1,675 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| COCO PALMS | 99 yrs lease commencing from 2008 | 2019 | 1,586 | $1,672 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~81 years | Full bank financing available |
| 2038 | ~69 years | CPF usage still unrestricted for most buyers |
| 2047 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2067 | ~39 years | Significant financing restrictions for next buyer |
| 2107 | Expiry | Lease reverts to state |
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)
1. The mega-development thesis — facilities at hotel scale (as of 2026-05)
Coco Palms was designed during the 2013-2014 vintage of resort-condo planning, when developers competed on facility breadth rather than unit size. The result is a site that reads more like an integrated leisure complex than a residential block: a 50-metre lap pool flanked by smaller themed pools and family wading zones, double-digit cabana count, full-size tennis and basketball courts, an indoor gym scaled for the resident base, function rooms, themed BBQ pavilions and landscaped pockets that absorb crowd density at peak weekends. For families paying for a home and a lifestyle in one transaction, the per-resident facility footprint is genuinely competitive with newer launches at twice the PSF.
The trade-off is operating cost. MCST contributions on a 1,586-unit estate with this facility scale are not trivial — buyers should request the latest MCST budget and sinking-fund balance during due diligence, and fold those line items into total-cost modelling. The total-cost calculator helps surface the all-in carrying cost across MCST, property tax and financing over a realistic hold horizon.
2. Connectivity — Pasir Ris MRT today, CRL interchange tomorrow
Pasir Ris MRT (EWL terminus) is approximately an 8-minute walk from most Coco Palms stacks, with semi-sheltered routes along Pasir Ris Grove and the Pasir Ris Drive 1 underpass. EWL run-time to City Hall is roughly 35-40 minutes; Tampines interchange (EWL/DTL) is two stops away, opening the Downtown Line corridor through Bedok, Macpherson and Bugis.
The Cross Island Line is the larger story. The URA Master Plan places a CRL interchange at Pasir Ris, with construction underway across the network. Once operational, Pasir Ris becomes a true interchange — orbital access to Loyang, Punggol, Hougang, Ang Mo Kio, Bright Hill and eventually West Coast. That is a structural connectivity uplift, not a marketing-brochure aspiration. The commute-time map shows door-to-CBD isochrones for the current EWL-only reality; the CRL re-rate will compress travel times to the Bishan-Marymount belt by 15-20 minutes from the Pasir Ris node.
For drivers, the TPE on-ramp at Pasir Ris Drive 1 is 5-6 minutes; ECP/PIE access via Tampines Avenue 10 is comparable. Door-to-Raffles Place by car in off-peak is ~25-30 minutes — meaningfully longer than RCR comparables, which is reflected in OCR pricing.
3. Lifestyle — Pasir Ris Park, Downtown East and the coastal loop
Pasir Ris Park is a 12-minute walk across Tampines Road via the pedestrian overpass — mangrove boardwalks, the bird-watching tower, cycling tracks linking to the Pasir Ris-Punggol PCN, and a stretch of coastline where families actually swim and picnic on weekends. Few OCR projects this size offer coastal park access at this distance.
Downtown East (the NTUC-operated leisure complex with Wild Wild Wet, D'Resort hotel and E!hub) is being redeveloped on a multi-year programme. White Sands mall sits beside Pasir Ris MRT, anchoring everyday retail and F&B. The Pasir Ris hawker centre and Elias Mall round out the local-grocery and hawker layer. The combination is a self-contained East-side leisure loop that materially supports family demand and weekend liveability.
4. School catchment and family demand
Within 1km, the school catchment includes Casuarina Primary, Coral Primary, Park View Primary and Loyang View Secondary; further out within 2km are Greenview Secondary, Hai Sing Catholic and the established East Spring cluster. The catchment is local-school dominant rather than international-school adjacent — which is exactly the demand profile underwriting the family-format stacks. Investors should price rental demand to local-school upgrader families and Changi/Loyang industrial-corridor professionals rather than expat international-school cohorts.
5. Pricing context and lease-decay framing
D18 transactions cluster around three cohorts — older 99-year stock from the 2000s (D'Nest, NV Residences, Livia), the 2014-2019 wave (Coco Palms, The Tampines Trilliant) and the post-2020 generation (Treasure at Tampines, The Tapestry, Parc Komo). At 82 years remaining (as of 2026-05), Coco Palms trades at a discount to fresh launches but a clear premium to D18 99-year stock with 70 years or fewer left. Use the ROI calculator to stress-test rental yield assumptions against realistic OCR yield bands, and the cash-flow calculator to project the rental years.
6. What 1,586 units means in practice
Coco Palms is among the largest single condo developments in D18 — and absorption mechanics matter at this scale. Pro: extremely deep resale order book, frequent transaction comparables, faster price discovery and easier rental-market signalling. Con: concentration risk on any single school year, expat-rotation cycle, or East-side rental downturn — if 50-80 units come to rent in the same quarter, asking rents soften measurably. The broader D18 pipeline (Treasure at Tampines with ~2,200 units, plus future Pasir Ris/Tampines GLS sites) compounds that absorption pool. Prudent investors should run scenarios at 85% occupancy and OCR-cap yield assumptions, not stabilised RCR comparables.
How Coco Palms stacks against its closest D18 mega-cohort peers (indicative, as of 2026-05; verify with current listings):
| Project | Tenure | Units | TOP | MRT | Distinguishing factor |
|---|---|---|---|---|---|
| Coco Palms | 99yr from 2008 (~82yr) | 1,586 | 2019 | Pasir Ris EWL ~8min walk | Resort-scale facilities, coastal park proximity, CRL interchange future |
| D'Nest | 99yr from 2012 (~85yr) | 912 | 2017 | Pasir Ris EWL ~10min walk | Smaller, quieter family format, similar Pasir Ris park access |
| The Tampines Trilliant | 99yr from 2011 (~84yr) | 670 | 2015 | Tampines EWL/DTL ~12min walk | Tampines interchange access, DTL connectivity |
| Treasure at Tampines | 99yr from 2018 (~91yr) | 2,203 | 2023 | Simei EWL ~12min walk | Largest D18 condo, freshest lease, broader unit mix |
Use the D18 comparison tool to line up specific stacks on PSF, floor and orientation. The price heatmap shows how PSF varies across Pasir Ris, Tampines and the wider East Region sub-zones, and the rental-yield map overlays the OCR yield bands relevant to this cohort.
Who Coco Palms fits best
Coco Palms suits three buyer archetypes most cleanly (as of 2026-05):
- End-user families who value the development's facility load and intend to occupy for 5+ years — the strengths and risks blocks above outline the day-to-day liveability case.
- Yield investors with HDB+1 portfolios who want OCR/RCR diversification — verify the gross-yield maths via our rental-yield calculator before committing.
- HDB upgraders graduating from a 5-room flat, who need to confirm TDSR headroom and ABSD-remission eligibility — the affordability calculator models the full cash + CPF stack.
This project is less suitable for foreign buyers facing the 60% ABSD ceiling unless under qualifying tax treaty, and for short-hold flippers given Singapore's seller's stamp duty cliff in the first three years.
Verdict (as of 2026-05): Coco Palms is a credible buy for the family-owner archetype seeking facilities-at-scale in the East, and a defensible patient-investor hold on the Cross Island Line thesis — but it is not a yield-chase, and the 1,586-unit absorption profile demands discipline on entry pricing.
- Buy if: You want resort-style facilities, a coastal park 12 minutes away, local-school catchment and a Cross Island Line re-rate optionality on a still-healthy 82-year lease. The remaining masterplan dividend (CRL interchange completion, Downtown East redevelopment, Pasir Ris Town Centre uplift) is concrete on the URA timetable, not speculative.
- Hold/observe if: You need rental yield above ~3.0% gross to make the math work — OCR yield ceilings and 1,586-unit absorption pressure cap the upside in soft years. Stress-test with the cash-flow calculator at 85% occupancy and modest rental growth.
- Skip if: You prioritise CCR/RCR connectivity above all else — the OCR distance from the city centre is real, and EWL run-times reflect that; or if you want a fresh-lease premium, in which case Treasure at Tampines (91-year lease) or post-2024 launches fit better.
Before you commit, model the deal end-to-end: mortgage and amortisation, TDSR headroom, and a refinancing scenario for year-3 and year-5 rate resets. For HDB upgraders, also work the decoupling scenarios against future ABSD exposure, and check the HDB grant calculator if a sell-then-upgrade path is on the table.
Bottom line (as of 2026-05): Coco Palms is the East's most aggressive resort-mega-condo bet — facilities scaled for a 5-star hotel, an 8-minute walk to Pasir Ris MRT (EWL today, CRL interchange on the URA timetable), and Pasir Ris Park plus Downtown East entertainment minutes away. The catch: 1,586 units means rental absorption risk, and a 99-year lease from 2008 leaves roughly 82 years remaining — still healthy, but no longer fresh.
- Tenure status: 99-year lease from 2008, ~82 years remaining (as of 2026-05). Comfortably above the 60-year CPF/financing inflection, but past the "fresh lease" premium of post-2020 launches. Model the runway tail with the lease-decay calculator.
- Connectivity: Pasir Ris MRT (EWL) is an 8-minute walk; the Cross Island Line will turn Pasir Ris into an interchange on the URA Master Plan, lifting orbital connectivity to Loyang, Punggol and the JTC corridor in the next decade. See the URA Master Plan overlay for the CRL alignment.
- Lifestyle anchor: Pasir Ris Park, White Sands mall, Downtown East (under redevelopment), Loyang Point and the Pasir Ris hawker centre form a self-contained leisure-and-retail loop within a 15-minute radius. Few OCR projects this size sit this close to a coastal park.
- Watch-outs: 1,586-unit mega-development means concentration risk on every rental cycle, OCR yield ceiling caps upside vs CCR/RCR comparables, and the broader D18 pipeline (Treasure at Tampines, future GLS) adds supply. Check the new-launches and pipeline map for incoming competition.
- Best for: Owner-occupier families wanting resort facilities, school catchment and East-side park living; investors with a 7-10 year hold willing to ride the Cross Island Line completion thesis on an OCR yield profile.