Hundred Palms Residences
Walk through the lift lobby on a Saturday morning and you will see the second wave: parents wheeling Decathlon scooters, contractors hauling away the original kitchen carcasses, and resale agents quietly photographing newly vacated units. Hundred Palms Residences is no longer the EC that sold out in seven hours back in 2017. It is now a mid-life leasehold development that has just cleared its five-year Minimum Occupation Period and is being rediscovered, one transaction at a time, by a different kind of buyer (as of 2026-05).
What makes this 531-unit project on Yio Chu Kang Road interesting in 2026 is the gap between what people remember and what the data shows. The collective memory is a launch-day stampede and a hot-button developer story. The actual file, after eight years and a full MOP cycle, is more nuanced: 104 resale transactions cleared in 2025 alone at an average $1,836 PSF, prices have grown roughly 35% since 2022, and the project sits two years away from its ten-year privatisation window when the door swings open to foreigner and corporate demand. That is the lens this review uses.
Overview & Key Facts
Hundred Palms Residences is a 531-unit Executive Condominium along Yio Chu Kang Road in Hougang, District 19 — one of the rare ECs to be sited in a mature estate rather than the suburban fringe. Developed by Hoi Hup Hougang Development Pte Ltd (a subsidiary of Hoi Hup Realty) and completed in December 2019, it comprises 9 blocks standing 15 storeys each on an 18,458 sqm site with basement carparking. Hoi Hup won the land bid on 29 February 2016 at approximately $678 per square foot per plot ratio — a price that seemed aggressive at the time but has since proven remarkably prescient.
The development’s launch in July 2017 was nothing short of extraordinary: all 531 units were sold out within seven hours, with more than 2,000 e-applications received. That frenzy was driven by the project’s rare combination of mature-estate location, competitive launch pricing, and a unit mix weighted heavily toward family-sized layouts — 70% of units are three-bedroom configurations, with the balance split across four- and five-bedroom types. There are no one- or two-bedroom units, a deliberate choice reflecting the EC buyer profile of young families upgrading from HDB flats.
Since reaching its Minimum Occupation Period (MOP) in December 2024, Hundred Palms has entered the resale market with considerable momentum. One unit originally purchased for $1,321,000 resold for $3,058,888 — a staggering 131% return that set a record for EC resale profits. The development’s exceptional school proximity (three schools within 500 metres), mature-estate amenities, and strong capital appreciation track make it one of the most closely watched ECs in Singapore’s current market.
Location & Connectivity
The single biggest caveat for Hundred Palms Residences is MRT access. The nearest existing MRT station is approximately 1.7 km away — Hougang, Buangkok, and Kovan MRT stations are all roughly equidistant at a 6–7 minute drive. This is not a walkable MRT commute by any measure, and bus connectivity becomes a daily necessity for public transport users. The upcoming Serangoon North MRT station on the Cross Island Line (expected 2030) will significantly improve the picture, with the station entrance projected to be approximately 300–400 metres away — a transformative change that is already being priced into resale transactions.
For drivers, the location is genuinely strategic. The KPE and CTE are easily accessible, placing Orchard Road 17–20 minutes away during off-peak hours and the CBD in roughly 25 minutes. Condotown’s review notes that the Yio Chu Kang Road frontage provides direct access to major arterials without the congestion bottlenecks that plague some Hougang developments tucked deeper into the estate.
Where the location truly excels is in school proximity and daily amenities. Townsville Primary School sits just 230 metres from the development — practically at the doorstep. Presbyterian High School (350m) and Rosyth School (420m) are both within comfortable walking distance. Having three reputable schools within 500 metres is exceptional by any Singapore standard, and this alone drives significant demand from families with school-age children. For daily needs, Hougang One, Hougang Mall, Hougang Green Shopping Mall, and Kovan Heartland Mall are all within a short drive, while NEX at Serangoon provides a major integrated retail hub.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Townsville Primary School | primary | Within 1 km |
| Presbyterian High School | secondary | Within 1 km |
| Rosyth School | primary | Within 1 km |
| Xinghua Primary School | primary | Within 1 km |
| Yangzheng Primary School | primary | Within 1 km |
| Xinmin Primary School | primary | ~1.2 km |
| Xinmin Secondary School | secondary | ~1.2 km |
| Holy Innocents' High School | secondary | ~1.4 km |
Facilities
For a 531-unit EC, Hundred Palms Residences delivers an impressively comprehensive facilities suite. The centrepiece is a resort-style 50-metre lap pool complemented by a lazy river, kids’ pool, bubble pool for toddlers, aqua gym, jacuzzi, and a therapeutic wellness pool. The two-storey clubhouse houses a fully equipped gym, function rooms, and a steam room. Outdoor facilities include a tennis court, basketball court, teppanyaki grill pavilion, BBQ stations, a floating yoga deck, children’s playground, and landscaped relaxation decks across the elevated environmental deck above the basement carpark.
“The facilities are really well-maintained and the variety is impressive for an EC. The lazy river is a hit with the kids, and the 50m pool is great for serious swimmers. Grounds are always clean and well-kept.”
— Resident review via PropertyGuru
The environmental deck concept — where facilities sit atop the basement carpark at an elevated level — creates a sense of separation from ground-level activity and provides a lush, landscaped feel across the compound. With no more than four units per floor across all nine blocks, the development maintains a sense of exclusivity despite the 531-unit count. The 531 carpark lots (1:1 ratio plus five handicapped lots) are adequate, though families with two vehicles may find the allocation tight. Overall, the facilities punch above the typical EC weight class, reflecting Hoi Hup’s understanding that EC buyers expect condo-grade amenities at a slightly lower price point.
Unit Sizes & Layout
Hundred Palms Residences offers 36 floor plan variations across three- to five-bedroom configurations, with unit sizes ranging from 883 sqft to 1,636 sqft. The three-bedroom units (883–1,130 sqft) comprise roughly 70% of total stock and represent the core product. Four-bedroom units span 1,270–1,324 sqft, while the five-bedroom penthouses reach 1,528–1,636 sqft. There are no one- or two-bedroom units — the entire development is designed for family living.
Stacked Homes’ floor plan analysis highlights several thoughtful layout features. Every unit is oriented on a North-South axis, maximising natural ventilation and minimising direct afternoon sun. A distinctive design choice connects the kitchen to the balcony in many unit types, creating an extended cooking and entertaining zone that is popular with families who host regularly. Smart home technology is integrated throughout — lights, electronics, and door access are controllable via a mobile app, a feature that was ahead of its time for ECs when launched in 2017.
The three-bedroom compact at 883 sqft is efficient but not cramped — the absence of wasted corridor space and the functional kitchen-balcony connection make it liveable for small families. Buyers choosing between the three-bedroom study and three-bedroom premium should note that the additional square footage in the premium primarily benefits the master bedroom and living area. The four-bedroom units at 1,270 sqft are well-proportioned, though the fifth-bedroom penthouses command significant premiums on resale and represent the development’s marquee product.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 38 | $1,830 | $1,637,412 |
| 3 BR | 81 | $1,842 | $1,935,211 |
| 4 BR | 3 | $1,862 | $2,845,629 |
Pricing & Market Position
Based on 122 recorded transactions, sale prices range from $1,360,000 to $3,058,888, averaging $1,864,841 (~$1,884 psf).
Rents range from $3,400 to $5,500 per month across 57 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 35.5% (from $1,420 to $1,924 psf).
Neighbourhood Comparison
The most relevant comparison is with Piermont Grand, the Punggol EC that reached MOP around the same period. Piermont Grand benefits from direct Punggol MRT/LRT access and the Punggol Digital District masterplan, but sits in a less mature estate with fewer established amenities. At approximately $1,600–1,750 PSF, Piermont trades at a discount to Hundred Palms, reflecting the mature-estate premium that Hougang commands. For buyers choosing between the two, the decision often comes down to MRT access today (Piermont wins) versus school proximity and estate maturity (Hundred Palms wins).
Against private condos in the Hougang-Kovan corridor, Hundred Palms competes with developments like The Florence Residences ($1,700–1,900 PSF) and Kovan Residences ($1,500–1,700 PSF). The Florence Residences offers newer finishings and closer Hougang MRT access, but at comparable or higher PSF with smaller typical unit sizes. The key advantage Hundred Palms carries over private condos is the larger unit formats — the EC’s 883–1,636 sqft range means genuine family-sized living that many newer private condos simply don’t offer at accessible quantums. The upcoming full privatisation in 2029 will remove the remaining foreign-buyer restriction, expanding the potential buyer pool and supporting further price appreciation.
For the investment calculus: Hundred Palms has already delivered its biggest gains for original buyers. The $800-to-$1,877 PSF journey is unlikely to repeat. However, the convergence of CRL completion (~2030) and full privatisation (2029) creates a second catalyst window that could drive further appreciation. Buyers entering at current levels should expect moderate rather than spectacular capital growth, but the downside risk is limited by the mature-estate location, school premium, and infrastructure tailwinds. The 2.8% yield makes this a hold-for-appreciation play, not a rental income strategy.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HUNDRED PALMS RESIDENCES | 99 yrs lease commencing from 2016 | — | 531 | $1,884 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates HUNDRED PALMS RESIDENCES across multiple dimensions.
What Residents Say
“We moved in right after TOP and the quality has been consistently good. Smart home features still work well after five years. The layout is very efficient — our 3-bedroom feels much bigger than friends’ units of similar size in newer condos.”
— Owner since 2019 via 99.co
“Best thing about Hundred Palms is the schools. My kids walk to Townsville Primary in under 5 minutes. The estate feels safe and family-oriented — you see kids playing at the playground and pool area every evening.”
— Parent and resident via PropertyGuru
“The only real downside is the MRT situation. We drive everywhere, so it doesn’t affect us much, but if you rely on public transport, the bus connections are just okay. Looking forward to the Cross Island Line station — that will change everything.”
— Resident review via EdgeProp
The sentiment across review platforms is overwhelmingly positive, tempered by a single consistent complaint: MRT accessibility. Residents routinely praise the efficient layouts, comprehensive facilities (especially the water features for families with children), and the strong sense of community that has developed in the estate. The smart home integration, while no longer cutting-edge by 2026 standards, is still appreciated for daily convenience. Multiple residents highlight the school proximity as a primary reason for purchase, and the estate’s family-oriented character is a recurring theme. The maintenance and upkeep of common areas receives consistently high marks, with the MCST maintaining grounds to a standard that exceeds many private condos at similar price points.
1. A genuine post-MOP price story, not a marketing one. The 2025 transaction tape is the clearest signal of latent demand. URA caveats show 104 sales clearing at an average $1,836 PSF, with units transacting from $1.49m at the low end to $3.06m at the high end (as of 2026-05). For context, the 2022 baseline averaged $1,420 PSF. That is real price discovery from owners who held through MOP, not developer-led launch pricing. Compare the trajectory side-by-side against neighbouring 99-year leaseholds using our side-by-side calculator, and the gap against pure private comps in the same OCR band narrows considerably.
2. Lease runway is still long. The site sits on a fresh 99-year lease commencing 2016, leaving roughly 89 years remaining as of 2026-05. That is materially longer than most resale ECs of the same vintage and pushes the lease-decay drag well past the typical bank-loan horizon. Buyers running a 25-30 year financing window can stress the depreciation using the lease decay calculator and see why 89-year leases finance cleanly. For grounding on why this matters for resale value, the glossary entry on 99-year lease decay walks through the mechanics.
3. The 10-year privatisation catalyst. In 2028, Hundred Palms will cross its ten-year mark from TOP and become eligible for full privatisation under the EC-to-private framework. Once privatised, foreigners and corporations can buy. That structural demand expansion is real and has historically delivered a 5-12% PSF re-rate at comparable EC projects. The Singapore EC privatisation framework is documented at HDB's MOP and EC restriction page, and our hub on ECs privatising in 2026 tracks which projects are in the queue. Hundred Palms is not first in line, but it is unambiguously in the queue.
4. Site density that ages well. Hundred Palms was built at a moderate plot ratio with eight low-to-mid-rise blocks rather than two slab towers, which means more breathing room between units, lower lift-to-unit ratios, and a swimming pool that does not feel like a hotel lobby. Eight years in, the landscape has matured. Buyers viewing twenty units in a single weekend regularly cite this as the difference between Hundred Palms and the newer Sengkang ECs.
5. The location finally caught up. When the project launched in 2017, the Yio Chu Kang Road / Hougang Avenue 2 stretch was sleepy. By 2026, the catchment reads differently: a 7-8 minute drive to Kovan MRT on the North-East Line, the upgraded Heartland Mall trade area, and the broader District 19 commercial cluster that has densified materially. The commute time map shows the trip to Raffles Place at roughly 45 minutes by public transport — not best-in-class, but acceptable for the price band.
1. MRT walking distance is the structural weakness. Hundred Palms is not within a comfortable walking radius of any MRT station. Kovan and Hougang on the NEL both sit roughly 1.4 to 1.8 kilometres away, which translates to a 7-8 minute feeder bus or a 4-minute drive (as of 2026-05). For families with one car this is workable. For single tenants who rely fully on transit, this is the friction point that caps rental demand at the upper end of the unit mix. Test the impact on yield using the yield calculator with conservative rental assumptions, and the picture sharpens.
2. Yield compression is real. The 2025 transaction-price surge has outpaced rental growth in the area. Net yield for the larger 4-bedroom stacks now sits in the low-2% band on prevailing achieved rents — a structural feature of post-MOP EC pricing where capital values run ahead of the rental market. Buyers underwriting this as a yield play should price total holding cost carefully against the achievable rent, not the asking rent. The rental yield heatmap shows where D19 sits in the national distribution.
3. Privatisation premium is not free money. The 2028 privatisation catalyst is real, but it is also partly priced into 2025 transactions. The 35% price growth since 2022 reflects both the natural EC-to-private rerating curve and the broader OCR resale rally documented in URA's Q1 2025 private residential price index release. The marginal buyer in 2026 is paying for a catalyst the seller has already harvested. Reasonable forward upside on privatisation alone is single-digit, not the double-digit narrative some agents present.
4. Mid-life maintenance is around the corner. At eight years post-TOP, the project is past first-cycle painting and approaching its first major lift and pool-equipment refurbishment cycle. The MCST sinking fund balance and recent AGM minutes should be a non-negotiable diligence item for any buyer; the MCST due diligence guide walks through which line items matter most. Expect maintenance fees to step up over the next 36 months.
[
{
"persona": "HDB upgrader from Hougang or Sengkang",
"fit_color": "green",
"reason": "Familiar catchment, larger floor plates than nearby BTOs, post-MOP unit availability, no foreigner-led bidding pressure until 2028. The <a href=\"/guides/upgrade-path-hougang\">Hougang upgrade-path guide</a> shows the most-common upgrader trajectory and Hundred Palms sits cleanly inside that arc."
},
{
"persona": "Singaporean family with primary school-age children",
"fit_color": "green",
"reason": "Within the 1km enrolment radius of several established primary schools in the Hougang catchment, and within 2km of multiple secondary schools. The lower lift-to-unit density makes daily school runs less stressful than higher-density Sengkang ECs of the same vintage."
},
{
"persona": "Second-property investor underwriting yield",
"fit_color": "amber",
"reason": "Net yields are in the low-2% range and the MRT walkability cap limits rental ceiling. Investable only if the underwriting case relies on the 2028 privatisation re-rate, not running cash-on-cash. Run the numbers in our <a href=\"/calculator/cash-flow\">cash flow calculator</a> before committing."
},
{
"persona": "Foreign professional on Employment Pass",
"fit_color": "red",
"reason": "EC restrictions block foreign purchase until the project privatises in 2028. Even after privatisation, the location is suboptimal for a single tenant relying on MRT — rental supply at the lower-bedroom end is thin."
},
{
"persona": "Downsizer from a larger landed or condo unit",
"fit_color": "amber",
"reason": "Floor-plate efficiency on the larger 3-bedroom stacks is good and the landscape has matured. Downsides: pool and gym amenities are functional rather than resort-grade, and the MRT distance is a real consideration for older buyers without active drivers in the household."
},
{
"persona": "Multi-property portfolio holder using decoupling",
"fit_color": "amber",
"reason": "Decoupling between spouses for ABSD efficiency is feasible after privatisation but blocked while EC restrictions stand. Review the post-2025 framework via the <a href=\"/guides/property-decoupling-singapore-post-2025\">decoupling guide</a> and stress your structure in the <a href=\"/calculator/decoupling\">decoupling calculator</a> before transacting."
}
]
Hundred Palms Residences in 2026 is a buy on fundamentals, not on hype. The 89-year remaining lease, the 2028 privatisation catalyst, the maturing District 19 catchment, and the recently observable 104-transaction price discovery in 2025 collectively describe a mid-life leasehold development that is being correctly re-rated by the market, not over-rated. The opportunity for a 2026 buyer is to enter before the foreign-buyer eligibility unlock in 2028 and to hold through that structural demand expansion (as of 2026-05).
That said, this is not a high-yield play, and it is not for a buyer who needs sub-500-metre MRT access. The realistic holding horizon is seven to ten years, which captures the privatisation re-rate plus a normal exit window. Underwrite with conservative rental assumptions, budget for stepped-up MCST contributions during the next refurbishment cycle, and price the total-cost picture (BSD, ABSD where applicable, legal, MCST, sinking-fund step-ups) using the total cost calculator rather than the headline PSF. For HDB upgraders already familiar with the Hougang catchment, Hundred Palms is the most rational mid-life-EC entry currently available; for investors chasing yield, look elsewhere on the property scores map. Bracket it against other 99-year leaseholds in the same district using side-by-side comparison before you commit (as of 2026-05).
Sources & References
Frequently Asked Questions
Has Hundred Palms Residences reached its MOP?
How far is the nearest MRT station?
What schools are near Hundred Palms Residences?
What is the average price and rental yield?
What unit sizes are available?
How much have original buyers profited?
How long is the lease and how much remains?
The site is on a 99-year lease that commenced in 2016, which leaves approximately 89 years remaining as of 2026-05. That is a comfortably long runway for both bank financing and CPF usage. Lease-decay effects on resale value typically become a more material consideration when remaining lease drops below 75 years, which is roughly the 2040s for this project.
How does it compare to other District 19 leasehold options?
Within the same 99-year leasehold bucket in District 19, Hundred Palms sits between newer Sengkang ECs (typically priced lower per square foot but on similar lease vintages) and established private condos closer to Kovan MRT (priced higher and already past their privatisation re-rate). The like-for-like comparison is best done on the side-by-side calculator using current PSF, remaining lease, and walking time to MRT as the three primary inputs.
What happens at the ten-year privatisation milestone in 2028?
Once a development crosses ten years from TOP, the executive condominium framework lifts the foreigner and corporate purchase restrictions. Historically, comparable EC projects have re-rated by 5-12% in the twelve months around privatisation. Hundred Palms reaches this milestone in 2028. Buyers in 2026-2027 are pricing a known catalyst, so the re-rate magnitude is more limited than for projects further from the milestone.
What due diligence items matter most before transacting?
Three items: the MCST sinking fund balance and AGM minutes (the project is approaching its first major refurbishment cycle), the specific stack's facing and noise exposure to Yio Chu Kang Road, and the unit's renovation state given that many post-MOP transactions involve original-condition kitchens and bathrooms. Factor the renovation budget into your total-cost picture before committing to a price.