Palm Grove Condominium
Overview & Key Facts
Palm Grove Condominium is a boutique 111-unit low-rise development on Palm Grove Avenue in District 19, developed by CapitaLand and completed in 2002. Its tenure is 999-year leasehold from 1878 — in practical terms indistinguishable from freehold, with over 850 years remaining on the lease and no CPF or financing constraints that would ever affect a residential buyer.
At just 111 units spread across low-rise blocks framed by tropical landscaping, Palm Grove Condominium is a deliberate departure from the high-density residential typology that characterises much of D19. The development’s compact scale means that residents enjoy a genuine sense of privacy and community — neighbours know each other, noise from communal areas is minimal, and the grounds have a resortlike quality that larger developments typically sacrifice on the altar of unit count. Reviews consistently describe the property as an “oasis” within the broader Kovan–Hougang catchment.
At an average transacted PSF of approximately $1,362 — materially below both newer D19 launches and the broader RCR benchmark — Palm Grove Condominium represents one of the more compelling value propositions in the north-east corridor for buyers who prioritise tenure security, mature landscaping, and neighbourhood character over brand-new finishes or headline amenity counts. The effective-freehold tenure, CapitaLand provenance, and established Palm Grove Avenue address collectively underpin a long-term hold thesis that is difficult to replicate at this price point in Singapore’s residential market.
The average rent of $4,254 per month against a PSF of $1,362 implies a gross yield of approximately 3.1% — meaningfully above the D19 average for newer comparable product, and reflecting both the genuinely strong rental demand in the Kovan corridor and the competitive acquisition cost relative to replacement value. For yield-oriented buyers, the combination of effective-freehold tenure, above-average gross yield, and CapitaLand build quality in an established residential enclave makes Palm Grove Condominium a structurally sound income asset.
Location & Connectivity
Palm Grove Condominium sits on Palm Grove Avenue, a quiet residential cul-de-sac off Upper Serangoon Road in Hougang, District 19. The address sits within a low-density landed and condominium enclave bounded by Upper Serangoon Road to the west and the Kovan commercial strip to the south — a location that delivers the residential tranquillity of a private estate address while remaining within walkable or short-drive distance of the full range of D19 amenities.
MRT access is centred on Kovan MRT (NE13) on the North East Line, approximately 870 metres and 12 minutes on foot from the development. Kovan NE13 sits between Serangoon (NE12, CC13) — a major interchange with the Circle Line — and Hougang (NE14), providing rapid access to Dhoby Ghaut (NE6, interchange with NS and CC lines) in approximately 10 minutes and to HarbourFront in approximately 20 minutes. The nearby Serangoon MRT (CC13/NE12) is a Circle-North East interchange reachable in approximately 15 minutes on foot or 2 minutes by feeder bus, extending connectivity to Bishan, Bartley, and the eastern corridor without a change penalty.
The Kovan neighbourhood lifestyle matrix is among the strongest in the north-east corridor. Heartland Mall–Kovan is the primary retail and dining anchor, providing supermarket, food court, banking, and lifestyle retail within 10 minutes on foot. Kovan Market & Food Centre (Block 209 Hougang Street 21, 65 cooked food stalls and 118 market stalls) is the neighbourhood’s hawker centrepiece — a short walk from the development and a daily anchor for residents who appreciate affordable, varied hawker fare within arm’s reach. Hainanese Village Food Centre (Lorong Ah Soo), one of the north-east’s most respected hawker venues, is a short drive away.
For families with school-age children, the Palm Grove Avenue address benefits from proximity to established primary schools including Zhonghua Primary School, Xinmin Primary School, and Xinghua Primary School — all within the 1–2 km primary school registration radius. The D19 corridor is one of Singapore’s most family-orientated residential zones, with a concentration of well-regarded primary and secondary schools that consistently supports strong family buyer and tenant demand.
Upper Serangoon Shopping Centre, ICB Shopping Centre, and the broader Serangoon commercial hub are within a five-minute drive. NEX Mall at Serangoon MRT — one of Singapore’s largest suburban malls with over 380 retail and dining units — provides a comprehensive full-range shopping destination accessible via feeder bus or a short drive, making Palm Grove’s Palm Grove Avenue address more connected to the wider D19 commercial fabric than the quiet street environment might initially suggest.
Schools & Education
7 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | secondary | Within 1 km |
| Cedar Primary School | primary | Within 1 km |
| Xinmin Primary School | primary | Within 1 km |
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Serangoon Secondary School | secondary | Within 1 km |
| Yangzheng Primary School | primary | Within 1 km |
| Zhonghua Primary School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | Within 1 km |
Facilities
As a 111-unit boutique development, Palm Grove Condominium’s facilities programme is curated rather than comprehensive — and this is by design rather than omission. The development offers a swimming pool, gymnasium, BBQ pavilions, and a residents’ clubhouse across well-maintained tropical landscaped grounds. The facilities footprint is calibrated for the scale of the development: at 111 units, a 50-metre lap pool and three tennis courts would be excessive and commercially unviable to maintain; the present offering is appropriately scaled and practically well-utilised.
The defining facility advantage at Palm Grove Condominium is not the amenity count but the quality of the grounds and the experience of using the facilities at the scale of a boutique development. Residents consistently cite the pool area in particular — well-maintained, rarely crowded, surrounded by mature tropical palms and greenery — as a meaningful quality-of-life feature. At larger developments with 500–800 units, the same pool becomes a shared resource managed by committee; at 111 units, it functions more like a semi-private amenity.
“An oasis hidden inside the perplexing and vast Kovan–Braddell neighbourhood. The pool, gym, and reading room are well maintained, and the lush greenery makes it feel genuinely removed from the urban density around it.”
— Resident review via EdgeProp
The low-rise layout and generous plot-to-unit ratio mean that the landscaping is a genuine amenity rather than a decorative afterthought. CapitaLand’s landscape design at Palm Grove Condominium — tropical palms, mature trees, and softscaped walkways linking the blocks — creates an environment that feels materially different from the concrete-heavy amenity decks of newer high-rise developments. For residents who use the grounds for morning walks, reading, or simply as a visual buffer from urban density, the landscaping quality is a substantive feature of the living environment.
Buyers who require comprehensive amenity counts — tennis courts, multiple pools, function rooms, concierge services, sky gardens — should note that Palm Grove Condominium’s facilities are deliberately scaled to the development. The proposition here is resort-quality serenity in a boutique setting, not a comprehensive lifestyle club. For residents whose priority is peaceful, well-maintained grounds with a functional pool and gym over an amenity checklist, Palm Grove Condominium delivers well within its price tier.
Unit Sizes & Layout
Palm Grove Condominium’s 111 units are distributed across a low-rise block configuration and offer a notably specialised unit mix: 1-bedroom units from approximately 678 sqft and 3-bedroom configurations ranging from approximately 1,281 to 1,701 sqft, with 3-bedroom-plus-study variants extending to approximately 1,927 sqft. With 42 distinct floor plan types across 111 units, the development’s configuration variety is unusually high relative to its unit count — reflecting CapitaLand’s practice of offering multiple orientations, aspect variants, and strata-area configurations within a low-rise layout.
The 3-bedroom units are the development’s core offering, and the sizes are generous by contemporary Singapore standards. At 1,281 to 1,701 sqft, a 3-bedroom at Palm Grove Condominium is materially larger than the 1,000–1,200 sqft that passes for a 3-bedroom in most post-2010 Singapore residential launches. Families requiring genuine three-bedroom living space — separate children’s rooms, a functional living and dining area, and a kitchen that accommodates regular cooking — will find the Palm Grove Condominium 3-bedroom proportions among the most practical in the D19 submarket at this price point.
The 3-bedroom-plus-study configurations at 1,485 to 1,927 sqft are a particularly notable offering. At the upper end of this range, the larger units provide near-landed space at a condominium price point — a combination that is increasingly rare in Singapore’s residential market and that appeals strongly to multigenerational households, work-from-home professionals, and families who have outgrown smaller condo footprints but do not yet have the budget for landed property.
As a CapitaLand 2002 vintage, the unit finishes reflect the design language of the era: solid construction, practical layouts, and durable finishes rather than the statement-material specifications of contemporary luxury launches. Buyers who have purchased similar-vintage CapitaLand product across Singapore will recognise the quality of the bones: well-sized bedrooms, functional kitchens, and layouts that prioritise usable space over open-plan aesthetic trends. Renovation potential is high for buyers who want to bring the interiors up to contemporary standard while benefiting from the structural quality of a CapitaLand-built product.
The overall unit value proposition at Palm Grove Condominium is strongest for buyers who prioritise space, tenure permanence, and the boutique residential environment over new-launch finishes and comprehensive amenity counts. At approximately $1,362 PSF average — well below the $1,800–$2,200 PSF range of newer D19 launches — the development offers genuine size and effective-freehold tenure at a price point that reflects its 2002 vintage rather than its underlying land value or locational quality.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,330 | $901,667 |
| 3 BR | 3 | $1,478 | $1,942,000 |
| 4 BR | 19 | $1,357 | $2,093,684 |
| 5 BR | 4 | $1,325 | $2,552,500 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $855,000 to $2,760,000, averaging $2,017,966 (~$1,465 psf).
Rents range from $2,050 to $6,200 per month across 60 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 31.6% (from $1,186 to $1,560 psf).
Neighbourhood Comparison
The most direct comparison to Palm Grove Condominium within the Palm Grove Avenue catchment is Palm Haven (also on Palm Grove Avenue, 99-year leasehold, 60 units), which typically transacts at approximately $1,100–$1,300 PSF. Palm Haven’s 99-year leasehold structure versus Palm Grove Condominium’s 999-year leasehold is a material structural difference: Palm Haven buyers carry a finite-tenure asset with progressive CPF usage and financing constraints as lease decay accelerates; Palm Grove Condominium buyers hold a functionally permanent tenure. The PSF premium commanded by Palm Grove Condominium over Palm Haven accurately reflects this structural advantage, and the gap is likely to widen over time as Palm Haven’s leasehold clock advances.
Within the broader D19 corridor, The Scala (Serangoon Avenue 3, 99-year, 2013, 468 units) and Kovan Residences (Kovan Road, 99-year, 2011, 521 units) represent the mainstream D19 99-year leasehold benchmark, typically transacting at approximately $1,400–$1,700 PSF. Both offer more comprehensive amenity packages (more pools, tennis courts, larger gym) and more modern finishes than Palm Grove Condominium, but both carry 99-year leasehold tenure with approximately 85–87 years remaining — materially less tenure permanence than Palm Grove Condominium’s effective freehold. Buyers comparing these developments against Palm Grove Condominium should weight the tenure differential carefully: over a 25-year hold horizon, the accumulated lease-decay advantage of the 999-year property compounds meaningfully in both capital value retention and financing flexibility.
Serangoon Garden and the broader Upper Serangoon landed enclave provide an alternative point of comparison for buyers at the Palm Grove Condominium’s size and tenure tier. Landed terrace houses in the Serangoon Garden Estate with freehold or 999-year tenure and similar floor areas (1,500–2,000 sqft) transact at approximately $2,500,000–$3,500,000 — broadly two to three times the price of a comparably sized Palm Grove Condominium unit. The landed premium reflects land title permanence and the absence of MCST constraints; Palm Grove Condominium’s 999-year structure offers the closest practical approximation of landed tenure permanence available within the condominium asset class, at a fraction of the landed price.
Against newer D19 launches — The Garden Residences (Serangoon North, 99-year, 2022) at approximately $1,800–$2,000 PSF or newer D19 launches at $2,000–$2,200 PSF — Palm Grove Condominium’s $1,362 PSF average represents a 25–40% discount to new-launch pricing in the same district. This discount purchases a 2002-vintage product (renovation required), a boutique 111-unit development, and a smaller amenity deck — but in exchange delivers effective-freehold tenure, significantly larger unit sizes, and an established residential address on a quiet, low-density avenue.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PALM GROVE CONDOMINIUM | 999 yrs lease commencing from 1878 | 2002 | 111 | $1,465 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | 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 ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PALM GROVE CONDOMINIUM across multiple dimensions.
What Residents Say
“An oasis hidden inside the perplexing and vast Kovan–Braddell neighbourhood. The pool, gym, reading room, and lush greenery make it feel genuinely removed from the urban density. I have been here for six years and have no intention of moving.”
— Resident review via EdgeProp
“The apartments are nicely spaced apart, affording real privacy and peace. The mature landscaping around the pool area is beautiful. For a family with young children, Palm Grove is one of the best-value D19 addresses we have found.”
— Resident review via PropertyGuru
“We rented here for two years before buying. The 3-bedroom is genuinely large — over 1,400 sqft — and the building is very quiet. Kovan MRT is a 12-minute walk, which is manageable. The MCST manages the place well and the grounds are always maintained.”
— Owner-occupier via 99.co
“The 999-year lease was the deciding factor for us. We wanted a long-term hold and the effective freehold tenure at this price point in D19 is very hard to find. The unit sizes are also genuinely large compared to anything new you can buy today for the same money.”
— Investor comment via SRX
The resident feedback pattern at Palm Grove Condominium is remarkably consistent: buyers and tenants are drawn by the combination of effective-freehold tenure, generous unit sizes, quiet boutique residential environment, and the Kovan neighbourhood’s established family-friendly character. Residents who have stayed more than three years consistently note the MCST management quality, the low-density grounds, and the sense of genuine community as differentiating factors versus larger D19 developments. The development attracts long-term owner-occupiers and multi-year tenants rather than transient short-let residents — a resident profile that supports stable common area maintenance and a well-managed development environment.
Strengths & Weaknesses
- 999-year leasehold from 1878 — effectively freehold with over 850 years remaining; no CPF, financing, or lease-decay constraints applicable within any realistic residential hold horizon
- Generous unit sizes: 3-bedroom at 1,281–1,701 sqft and 3-bedroom-plus-study at up to 1,927 sqft — materially larger than equivalent bedroom counts in post-2010 D19 launches
- CapitaLand-developed (2002) — sound construction quality, reliable MCST management track record, and developer brand that supports resale liquidity
- Boutique 111-unit scale: pool, gym, and BBQ facilities operate at a favourable resident-to-amenity ratio; grounds are rarely crowded and well-maintained
- Mature tropical landscaping — resort-quality grounds with palms and established greenery that newer developments cannot replicate for decades
- Attractive gross yield of approximately 3.1% — above the D19 average for newer product at this effective-tenure tier, reflecting strong Kovan rental demand and competitive acquisition PSF
- Kovan neighbourhood lifestyle: Heartland Mall–Kovan, Kovan Market & Food Centre (65 cooked food stalls), Hainanese Village Food Centre, and multiple primary schools all within the immediate catchment
- Quiet, low-density Palm Grove Avenue address within a landed and boutique condominium enclave — materially less traffic and noise than main-road D19 alternatives
- PSF discount vs new D19 launches: at ~$1,362 PSF versus $1,800–$2,200 PSF for newer D19 product, the development offers effective-freehold tenure at a vintage discount that rewards long-term holders
- Serangoon MRT interchange (CC13/NE12) accessible via short feeder bus — extends effective network reach beyond the immediate Kovan NE13 walking catchment
- Kovan MRT (NE13) is approximately 870 metres / 12 minutes on foot — a genuine walking commitment, particularly in Singapore’s climate; no covered linkway to the station
- 2002 vintage interiors: finishes are dated and buyers should budget a meaningful renovation spend to bring units to contemporary standard — original kitchens, bathrooms, and flooring reflect early-2000s specifications
- Limited amenity count: no tennis court, no multiple pool zones, no function rooms or concierge — boutique facilities suit the 111-unit scale but will not satisfy buyers expecting comprehensive lifestyle-club amenity
- No 2-bedroom units in the mix: the unit configuration skews toward 1-bedroom (compact, 678 sqft) and larger 3-bedroom formats, which limits appeal for couples and small households seeking a mid-sized unit
- Low transaction volume (29 recorded transactions) — thin resale liquidity compared to larger D19 developments; exit timeline may be longer than at higher-turnover properties
- D19 suburban location: approximately 30–35 minutes by MRT to the CBD (Raffles Place); buyers who commute daily to the financial district should factor commute time into the decision
- Age-related maintenance considerations: as a 2002 development approaching 25 years, buyers should conduct due diligence on any upcoming special levy or large-scale maintenance cycles for the building envelope, waterproofing, and M&E systems
Verdict
Palm Grove Condominium’s investment and owner-occupier thesis is straightforward and well-supported: effective-freehold tenure (999-year from 1878), generous unit sizes, CapitaLand build quality, and a competitive $1,362 PSF in an established D19 address, with a gross yield of approximately 3.1% that outperforms newer D19 product at the current price point. This is not a growth-momentum story; it is a value and tenure-permanence story, and one that is increasingly difficult to source in Singapore’s residential market.
The key risks are known and quantifiable. The 12-minute walk to Kovan MRT is a genuine limitation — not a dealbreaker, but a real consideration for residents without a car or those who commute daily via MRT. The 2002 vintage means that buyers should budget for a meaningful renovation to bring interiors to contemporary standard; the bones are sound (CapitaLand construction), but the finishes are showing their age. The facilities are boutique-scaled and will not satisfy buyers who expect multiple pools, tennis courts, and a comprehensive lifestyle club from their condominium.
Palm Grove Condominium is the right answer for buyers who value tenure permanence, genuine living space, and a quiet residential environment above headline amenity counts and new-launch finishes — and who are prepared to renovate a CapitaLand 2002 product to contemporary standard in exchange for one of D19’s last remaining effective-freehold condominiums at a PSF that reflects vintage rather than land value.
The 999-year leasehold from 1878 is the development’s single most structurally significant attribute. With over 850 years remaining, this is a tenure structure that no CPF rule, bank financing guideline, or lease-decay calculation will ever meaningfully affect within any realistic residential hold horizon. For buyers who have experienced the financing and CPF constraints that begin to apply to 99-year leasehold condominiums as leases decline below 75 and 60 years, the Palm Grove Condominium structure represents a permanent escape from those future constraints — at a price point that remains well below comparable product in other districts.
For long-term owner-occupiers, particularly families who need genuine 3-bedroom or 3-bedroom-plus-study living space at a price point south of $2 million and who value the Kovan neighbourhood’s established schools, hawker culture, and community character, Palm Grove Condominium represents one of the better value-and-permanence propositions in D19. The combination of effective-freehold tenure, CapitaLand provenance, generous unit sizes, and a competitive PSF on Palm Grove Avenue is a set of attributes that converge rarely in Singapore’s secondary residential market — and that justify the 12-minute walk to Kovan MRT for the right buyer.