Palm Grove Regency
Palm Grove Regency is a 999-year leasehold condominium located in District 19 (Punggol, Hougang, Serangoon Gardens), part of the Outside Central Region (OCR). Completed in 2008, the development comprises 20 units, on a lease that commenced in 1878. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
PALM GROVE REGENCY is a 999 yrs lease commencing from 1878 condominium at PALM GROVE AVENUE in District 19 (OCR), developed by FRAGRANCE LAND PTE LTD, comprising 20 units, completed in 2008.
Location & Connectivity
PALM GROVE REGENCY is approximately 800m from Kovan MRT station, with 3 stations within 1.5 km.
Schools & Education
24 schools within 2 km (16 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | Secondary | 400m |
| Hillside World Academy | International | 450m |
| Yangzheng Primary School | Primary | 520m |
| Xinmin Primary School | Primary | 550m |
| Serangoon Secondary School | Secondary | 580m |
| Cedar Primary School | Primary | 600m |
| Cedar Girls' Secondary School | Secondary | 660m |
| Zhonghua Primary School | Primary | 840m |
Market Position
PALM GROVE REGENCY has recorded 6 sales at an average price of $2,508,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 5 | $821 psf | — |
| 2025 | 1 | $1,100 psf | ↑ 34.0% |
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Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 20-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, freehold / generational hold and boutique low-density (<100 units) best. Parking and arterial road access matter more here than walking-distance MRT.
For long-term hold (10+ yr), foreign / absd-aware buyers and first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
PALM GROVE REGENCY is a 999 yrs lease commencing from 1878 development in District 19 (OCR), with 20 units, offering a gross yield of 3.6%.
At ~$1,100 psf, it represents a competitive entry point in the OCR segment.
Explore the full PALM GROVE REGENCY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PALM GROVE REGENCY against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for PALM GROVE REGENCY?
Is PALM GROVE REGENCY freehold?
What is the rental yield for PALM GROVE REGENCY?
Which MRT is nearest to PALM GROVE REGENCY?
Sources & Next Steps
- PALM GROVE REGENCY Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions
- Rental data: 2 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 6 records analysed · Source: URA private-sale caveats