Palm Residence
Overview & Key Facts
Palm Residence sits quietly on Jalan Rajawali in District 21, a leafy enclave within the Clementi Park and Upper Bukit Timah precinct that has long been one of Singapore’s most coveted residential addresses. Completed in 2005 and developed by U-Asia Pte Ltd, this boutique freehold condominium holds just 32 units across a compact 1,892 sqm land parcel — making it one of the more intimate private residential developments in an area better known for large-scale launches along the Bukit Timah corridor.
The development takes its name seriously. A grand palm-lined driveway greets residents on arrival, lending the property an unmistakably resort-like first impression that reviewers consistently note. For a small-scale development completed over two decades ago, Palm Residence has aged gracefully: freehold tenure, a quiet street address, and proximity to greenery along the Bukit Timah Nature Reserve corridor give it enduring appeal that newer but leasehold-encumbered neighbours cannot match on paper.
With only 32 units, Palm Residence operates in a category where privacy and exclusivity are genuine selling points rather than marketing language. Owners share facilities with fewer than three dozen households, and the development’s low profile ensures a quiet, residential atmosphere rarely disrupted by the foot traffic and noise that larger estates inevitably generate. The trade-off, as with all boutique developments, is a thinner resale and rental market — only two recorded sales transactions are on file, and buyers must be comfortable navigating limited price discovery data.
Location & Connectivity
Palm Residence is positioned in one of Singapore’s most established private residential belts, flanked by the nature greenery of Bukit Timah and the quiet landed streets of Jalan Rajawali. The address places residents within reach of two Downtown Line MRT stations: Beauty World MRT (DT5) at approximately 0.83 km, and Hume MRT (DT2) at 1.22 km. Neither is a comfortable walk in Singapore’s climate, and most residents will rely on a short bus ride or private transport to reach the MRT. The good news: the Downtown Line provides efficient access to the CBD via Bugis and Bayfront, and connects smoothly to Buona Vista for one-north and the research corridor.
For drivers, the location is considerably more attractive. Beauty World sits at the intersection of Jalan Jurong Kechil and Upper Bukit Timah Road, giving car-owning households swift access to the Bukit Timah Expressway (BKE), Pan-Island Expressway (PIE), and Ayer Rajah Expressway (AYE). Orchard Road is reachable in roughly 15 minutes off-peak, and the one-north and Jurong innovation clusters are under 20 minutes. For households with at least one car, the location is genuinely well-connected.
The immediate neighbourhood punches well above its residential scale for daily conveniences. Bukit Timah Plaza is a short drive away and anchors the precinct with supermarkets, F&B, banks, and a wet market. Beauty World Centre, Bukit Timah Shopping Centre, and the sprawling Bukit Panjang Plaza are all reachable within minutes. The cluster of coffee shops and hawker stalls along Cheong Chin Nam Road provides affordable daily dining options that residents in the Bukit Timah belt rely on. For nature access, the Bukit Timah Nature Reserve trailhead is under 1.5 km — a genuine asset for weekend hikers and cyclists.
The education landscape is a standout for this address. German European School Singapore (GESS) is just 0.42 km away — making Palm Residence an attractive option for expatriate families from the European community. Bukit Timah Primary School (0.69 km) and Pei Hwa Presbyterian Primary School (0.99 km) fall within the 1 km primary school registration radius, which is valuable for Phase 2C balloting. Anglo-Chinese Junior College at 1.14 km extends the educational proximity further for families thinking long-term.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.1 km |
| Ngee Ann Polytechnic | tertiary | ~1.4 km |
| Henry Park Primary School | primary | ~1.7 km |
| Bukit View Primary School | primary | ~1.8 km |
| Singapore University of Social Sciences | tertiary | ~1.8 km |
Facilities
As a 32-unit boutique development, Palm Residence does not attempt to compete with the mega-resort amenity catalogues of larger District 21 neighbours. What it offers is a curated set of essentials — swimming pool, gym, sauna, BBQ pit area, and covered car parking — sized appropriately for a small resident community. The pool area is the focal point, designed with a resort aesthetic that earns the development its “palm-lined paradise” reputation from residents. One reviewer described the driveway experience as feeling “prestige and welcome” — a reflection of how the landscaping elevates an otherwise modest facility count into something that feels considered and premium.
“Feel so prestige and welcome by the palm trees like a resort when driving in. Freehold resort and absolutely ideal for investment.”
— Resident review via PropertyGuru
With 32 units sharing the pool and gym, facility congestion is essentially a non-issue. This is one of the quiet advantages of boutique condo living that is easy to overlook: a lap pool shared between 32 households will never have a weekend waiting-list problem. The sauna and BBQ facilities follow the same logic — owners here enjoy a level of uncrowded access that residents at 500-unit or 800-unit developments simply cannot. The 24-hour security further ensures a secure, low-intrusion environment consistent with the development’s premium positioning.
Unit Sizes & Layout
Palm Residence offers nine floor plan variations (Types A through F, with subtypes), reflecting an attempt to cater to different household configurations within a small total unit count. The development was designed for mid-to-upper-market owner-occupiers seeking freehold security in a quiet, established neighbourhood. Given the 2005 TOP date and the prevailing design standards of that era, unit layouts are generally functional rather than open-concept — buyers from the new-launch market may notice less natural light penetration in some configurations compared to contemporary developments.
Transaction data is sparse by the nature of the development: with only 32 units and a long-hold ownership culture typical of freehold boutique condos, sales are infrequent. The most recent recorded transactions indicate pricing has moved from approximately $757 psf in earlier years to $1,540 psf in the most recent sale — a trajectory consistent with broader Bukit Timah freehold appreciation. Rental demand is healthier, with 50 recorded rental transactions and an average rent of around $3,468 per month, reflecting strong demand from the expatriate community drawn to the German European School proximity.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,540 | $1,890,000 |
| 5 BR | 1 | $757 | $2,200,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,890,000 to $2,200,000, averaging $2,045,000.
Rents range from $2,200 to $5,200 per month across 50 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 103.5% (from $757 to $1,540 psf).
Neighbourhood Comparison
The most instructive comparisons in District 21 are with Forett@Bukit Timah (freehold, $2,130 psf, 633 units) and KI Residences at Brookvale (999-year lease from 1885, $1,954 psf, 660 units). Forett commands a meaningful PSF premium as a newer large-scale freehold development with a full resort-style amenity suite, while KI Residences offers near-perpetual tenure with a much larger community and better price discovery. Against both, Palm Residence’s boutique profile at 32 units creates a very different lifestyle proposition — more privacy, less community, and far thinner liquidity on exit. The Reserve Residences and Nava Grove (both at roughly $2,490 psf on 99-year leases) benchmark the cost of buying new in the district; Palm Residence at $1,540 psf represents a significant discount, with the offset of a 20-year-old development on a small plot.
PSF appreciation from $757 to $1,540 over the life of the development suggests solid long-term capital preservation consistent with the Bukit Timah freehold premium thesis. Buyers choosing Palm Residence over newer 99-year launches are, in essence, making a bet on freehold scarcity value and lifestyle quality over modern amenities and MRT convenience — a trade-off the Bukit Timah corridor has historically rewarded, though future outperformance is not guaranteed in an environment where 99-year leasehold new launches are priced at 60%+ premiums on a PSF basis.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PALM RESIDENCE | Freehold | 2005 | 32 | — |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates PALM RESIDENCE across multiple dimensions.
What Residents Say
“Feel so prestige and welcome by the palm trees like a resort when driving in. Freehold resort and absolutely ideal for investment. Quiet and private — you really feel like you have the pool to yourself most of the time.”
— Owner review via PropertyGuru
“Great location for families with children at GESS. Very peaceful neighbourhood. The palm tree entrance really does make a difference — it feels like arriving home somewhere special. Facilities are simple but well-maintained and never crowded.”
— Expatriate tenant review via Singapore Expats
“The unit sizes feel slightly dated compared to new launches, and the finishing could do with an update. MRT is not walking distance which is inconvenient. But the freehold status and the quietness of the street make up for a lot. Not a lively condo if that’s what you want.”
— Resident feedback via 99.co
The overall pattern from resident and tenant feedback is consistent: Palm Residence earns high marks for atmosphere, privacy, and the quality of its landscaping, but draws critiques around dated interiors, the MRT distance, and a quiet social environment that suits some residents and frustrates others. The expatriate rental cohort — drawn largely by GESS proximity — tends to be satisfied with the trade-off of privacy and greenery over urban vibrancy.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership in a premium district
- Only 32 units — genuine privacy and uncrowded facilities
- Resort-like palm-lined entrance and pool setting
- German European School Singapore 0.42 km away — rare expat school proximity
- Bukit Timah Primary and Pei Hwa Presbyterian Primary within 1 km radius
- Quiet, established street with no through-traffic pressure
- Bukit Timah Nature Reserve trailhead under 1.5 km for outdoor lifestyle
- Strong long-term PSF appreciation ($757 to $1,540 psf over development life)
- En-bloc potential (52/100) — small freehold plot has redevelopment optionality
- Meaningful PSF discount vs new 99-year launches in the district (30–40% cheaper)
- MRT not walkable — Beauty World MRT at 0.83 km requires bus or car
- Only 32 units — very thin resale market (2 transactions recorded)
- Gross yield of 2.07% is low even for freehold
- Facilities are modest (pool, gym, sauna, BBQ only) vs newer launches
- Development is 20+ years old — interiors may need renovation
- Low walkability score (37/100) — car dependency for most errands
- Low investment score (36/100) — limited liquidity and yield upside
- Sparse price discovery makes valuation and negotiation harder for buyers
- Small community may not suit buyers who want active condo social life
Verdict
Palm Residence occupies a very specific niche in the District 21 market: a freehold boutique development with strong international school proximity, a resort-like setting, and a long-hold ownership culture. For buyers who value freehold tenure above all and want a quiet, uncrowded residential environment in one of Singapore’s most enduring premium addresses, Palm Residence delivers on its core promise. The Bukit Timah–Upper Bukit Timah corridor has historically been one of the most resilient private residential markets in Singapore, and freehold assets here have a strong track record of long-term value preservation.
The challenges are equally clear. At 0.83 km from Beauty World MRT, the development is not walkable to the train network by Singapore standards, making car ownership a practical requirement. The facility offering is modest compared to newer launches in the district. And with only 32 units and two recorded sales transactions, buyers must accept limited price discovery and a thin resale market. The gross yield of 2.07% is uncompelling for pure-play investors, though the expatriate rental pipeline from GESS proximity provides some demand stability. En-bloc potential at 52/100 is the one speculative angle: a 32-unit freehold site on Jalan Rajawali, if it were ever to go collective, would sit on land with meaningful redevelopment value in a sought-after district.
This is not a development for buyers seeking MRT convenience, extensive facilities, or high transaction liquidity. It is a development for buyers who understand the Bukit Timah freehold premium, are comfortable with boutique ownership dynamics, and are drawn by the combination of greenery, exclusivity, and international school proximity that Jalan Rajawali offers. Own-stay buyers fitting that profile will find Palm Residence a genuinely pleasant place to live. Investors should approach with clear eyes on the yield constraints and liquidity trade-offs inherent in this property type.