Palms @ Sixth Avenue
Palms @ Sixth Avenue is a freehold condominium located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), part of the Core Central Region (CCR). The development was completed in 2015 and comprises 32 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
PALMS @ SIXTH AVENUE is a freehold condominium at SIXTH AVENUE in District 10 (CCR), developed by MCL LAND (SERANGOON) PTE LTD, comprising 32 units, completed in 2015.
Location & Connectivity
PALMS @ SIXTH AVENUE is approximately 930m from Sixth Avenue MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sixth Avenue | Downtown Line | 930m |
| Holland Village | Circle Line | 1.4 km |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | Secondary | 230m |
| Hwa Chong Institution (JC) | JC | 230m |
| Hwa Chong International School | International | 300m |
| Lycee Francais de Singapour | International | 850m |
| Australian International School | International | 1 km |
| Hollandse School | International | 1.1 km |
| Blue House International school | International | 1.4 km |
| National Junior College | Secondary | 1.6 km |
Market Position
PALMS @ SIXTH AVENUE has recorded 8 sales at an average price of $5,185,861.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,098 psf | — |
| 2022 | 2 | $1,118 psf | ↑ 1.8% |
| 2023 | 3 | $1,111 psf | ↓ 0.6% |
| 2025 | 1 | $1,153 psf | ↑ 3.8% |
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The latest reading marks the highest point in this series — PALMS @ SIXTH AVENUE prices have climbed 5.0% since 2021.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% 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 |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
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 32-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
This is a strong match for car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). Parking and arterial road access matter more here than walking-distance MRT.
international school families and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. CCR (Core 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
PALMS @ SIXTH AVENUE is a freehold development in District 10 (CCR), with 32 units, offering a gross yield of 2.7%.
At ~$1,153 psf, it reflects its premium CCR positioning.
Explore the full PALMS @ SIXTH AVENUE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PALMS @ SIXTH AVENUE against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.3 km away), an upgrader gap of about $4,200,000
- Kallang/whampoa — 4-room average $882,887 (1.4 km away), an upgrader gap of about $4,300,000
- Bukit Timah — 4-room average $846,049 (1.6 km away), an upgrader gap of about $4,350,000
FAQ
What is the average PSF for PALMS @ SIXTH AVENUE?
Is PALMS @ SIXTH AVENUE freehold?
What is the rental yield for PALMS @ SIXTH AVENUE?
Which MRT is nearest to PALMS @ SIXTH AVENUE?
Sources & Next Steps
- PALMS @ SIXTH AVENUE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 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: 8 transactions
- Rental data: 31 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 8 records analysed · Source: URA private-sale caveats