Hundred Palms Residences

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.

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.

Pricing & Market Position

Across 130 recorded transactions (all-time), sale prices range from $1,360,000 to $3,058,888, averaging $1,877,212.

Over the last 12 months, transactions averaged $1,908 psf.

Rents range from $3,400 to $5,500 per month across 68 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at HUNDRED PALMS RESIDENCES 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 2022 to 2026, the average PSF has appreciated by 37.1% (from $1,420 to $1,946 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.

Lease Decay Analysis

The 99-year lease runs from 2016, meaning approximately 10 years have already been consumed. Roughly 89 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 ~79 years remaining, which is still very bankable. The risk profile changes for longer holds.

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.

Strengths & Weaknesses

Verdict

Hundred Palms Residences occupies a unique position in Singapore’s EC landscape: a mature-estate development that has already proven its investment thesis. At an average PSF of approximately $1,877, it sits at the upper end of EC pricing — but this reflects a development that has appreciated from launch prices around $800 PSF to current levels, delivering spectacular returns for original buyers. The question for today’s buyers is whether there is further upside, and the answer depends largely on the Cross Island Line timeline and privatisation in 2029.

The honest weaknesses deserve frank assessment. The 2.8% gross yield is low, reflecting the high capital values rather than weak rental demand — 52 rental transactions with an average rent of $4,235 suggests healthy occupier interest, but the yield mathematics are unfavourable for pure income investors. The 1.7 km distance to the nearest existing MRT is a genuine daily inconvenience until Serangoon North MRT opens around 2030. The walkability score of 51/100 reflects the reality that while schools are exceptionally close, most other amenities require a vehicle. And with 89 years remaining on a 99-year lease, the long-term lease decay trajectory is a factor that will become more relevant with each passing decade.

Where Hundred Palms genuinely excels is in three areas that are difficult to replicate: school proximity (three schools within 500m is rare anywhere in Singapore), proven capital appreciation (84/100 profitability score with profits up to $1.74 million), and the coming CRL catalyst. The en-bloc score of 20/100 reflects reality — a 531-unit EC is essentially impossible to en-bloc — but for owner-occupiers who plan to hold through privatisation in 2029 and the CRL completion around 2030, the fundamentals remain compelling. For investors seeking yield, look elsewhere. For families wanting a mature-estate home with exceptional schools and a credible growth story, Hundred Palms remains one of the strongest EC propositions in the market.