Coco Palms at Pasir Ris Grove is one of District 18’s most popular family-friendly condominiums, combining resort-style water features with strong transport links and everyday convenience. As a trusted Singapore property platform, Homejourney has compiled this deeply researched, 2026-ready guide so buyers, tenants and investors can assess Coco Palms with confidence, backed by verified information and transparent analysis.
This guide draws on URA data, local planning information, and on-the-ground experience living and working in the Pasir Ris–Tampines area. Where prices or yields are estimated, we clearly label them as such and recommend cross-checking with up-to-date URA caveats and licensed professionals.
Table of Contents
- Coco Palms Project Overview
- Unit Types, Sizes & Layout Insights
- Facilities, Security & On-Site Conveniences
- Location, Connectivity & District 18 Context
- Nearby Amenities: Malls, Food, Schools & Parks
- Price & Rental Analysis (2026)
- Pros, Cons & Ideal Buyer Profiles
- Investment Potential & Future Developments
- Frequently Asked Questions About Coco Palms
- Next Steps & How Homejourney Supports You
Coco Palms Project Overview
Coco Palms is a 99-year leasehold condominium located along Pasir Ris Grove in District 18, within the Pasir Ris planning area and near the Tampines regional hub.[4][3] It is known locally for its lagoon-like pools and resort-feel landscaping that stand out even among the cluster of newer condos around Pasir Ris MRT.
Key Development Facts at a Glance
The developer consortium behind Coco Palms is one of Singapore’s most established, with a long track record of large-scale private residential projects.[4] From a buyer-safety perspective, this typically translates into more predictable construction quality, stronger defect rectification processes and better long-term maintenance standards, especially in the first decade of the project’s life.
District 18 Context: Pasir Ris & Tampines
District 18 covers Simei, Tampines and Pasir Ris, anchored by Tampines as a major regional centre with extensive retail, commercial and employment nodes.[3] Pasir Ris itself is known for its coastal park, cycling paths and more laid-back atmosphere compared to the CBD, which appeals strongly to families who value greenery and outdoor activities.
From first-hand experience walking the Pasir Ris Grove cluster at different times of the day, Coco Palms feels slightly more resort-like than some neighbours, with its water features and landscaping drawing the eye even from the roadside. Evening traffic can be busy near Pasir Ris Drive 1 and the bus interchange, but within the estate, the internal layout and landscaping block out much of the noise.
Unit Types, Sizes & Layout Insights
Coco Palms offers a wide spectrum of unit sizes to cater to singles, young couples, multi-generational families and investors. This breadth of unit mix is one of the development’s key strengths for both own-stay and investment use.
Unit Mix & Size Ranges
Based on developer information and project summaries, Coco Palms’ 944 units span from 1-bedroom to 5-bedroom apartments plus penthouses, with several dual-key configurations.[1][4]
*Size ranges are indicative from project sources and may differ slightly from specific strata areas. Always verify the exact strata area from the latest URA-registered floor plan and sale & purchase agreement.
Layout Characteristics & Practical Tips
Many units at Coco Palms feature bay windows and planters, which can eat into usable internal space but are partially offset by integrated smart storage built into floor platforms and bay window areas.[1] As someone who has viewed similar-era Pasir Ris condos, these features can be very functional if you plan to custom-build storage or seating, but buyers should pay attention to how much of the strata area is truly usable.
Key layout observations and tips:
- 1- & 2-Bedroom Units: Often come with open-plan kitchens and compact balconies. For investors targeting tenants working in Changi Business Park or the airport, these units tend to be easier to rent as fully-furnished homes.
- 3-Bedroom Standard vs Suite: Suite configurations generally offer a larger master bedroom and sometimes an additional bathroom. Families with young children usually appreciate the extra bathroom at peak hours.
- Dual-Key Units: Selected 3- and 4-bedroom units are dual-key, allowing owners to live in one section and rent out the studio wing separately.[1] This is attractive for investors seeking higher yield or multi-generational families needing privacy.
- 4- & 5-Bedroom Units: These typically come with yard and utility spaces, which are increasingly rare in newer mass-market launches. For families with helpers or those who cook frequently, this is a significant quality-of-life advantage.
- Penthouses: Larger-format units with generous outdoor spaces. Given Singapore’s heat, consider awning or decking solutions and plan for ongoing Aircon Services to keep energy use manageable.
Coco Palms does not prominently market integrated smart-home systems from launch, but individual owners have retrofitted smart locks, lighting and air-con controls. If you plan to install such systems, factor in wiring and renovation costs upfront.
Facilities, Security & On-Site Conveniences
Coco Palms is well-known among Pasir Ris residents for its extensive water-themed facilities. Multiple pools, decks, and landscaped gardens give the estate a resort aesthetic that is hard to miss from the entrance.[1][2][7]
Condo Facilities Overview
Key facilities at Coco Palms include:[1][2][7]
- Lagoon-style main pool, salt water pool, play pool and family leisure pools
- Aqua gym and hydrotherapy pool
- Lap pool and spa pool
- Fitness corner, fitness pavilion and jogging track
- Gymnasium room
- Steam room and wellness pavilion
- Meditation deck, yoga deck, zen garden and garden lounge
- BBQ areas, gourmet hall, function rooms and multi-purpose hall
- Kids’ play areas and playgrounds
- Tennis courts
- Basement car parks (around 950 lots for 944 units)[1]
- On-site retail (6 shop units)[1][4]
These extensive facilities have a direct impact on lifestyle. On weekends, you often see families spending most of the day around the lagoon pool, with children moving between the playgrounds, pools and shaded decks. For those used to compact city apartments, the sense of space can be a major draw.
Security & Estate Management
Coco Palms offers 24-hour security and controlled access at the main entrance, with CCTV surveillance in common areas.[1] For safety-conscious families, the fact that most car circulation occurs in the basement, leaving the ground-level spaces more pedestrian-friendly, is a meaningful plus.
Homejourney always encourages buyers to check:
- The MCST’s track record (AGM minutes, sinking fund levels).
- Any recent upgrading or repainting works, which may indicate proactive maintenance.
- Security procedures for visitors and delivery riders.
These details are not always obvious from marketing materials but strongly affect long-term liveability and safety.
Location, Connectivity & District 18 Context
Coco Palms sits within an established cluster of private condominiums in Pasir Ris Grove, a short walk from Pasir Ris MRT station and the Pasir Ris Bus Interchange.[4][1][3] For daily commuting, this is one of the most convenient spots in the entire Pasir Ris town.
MRT & Bus Connectivity
- Nearest MRT: Pasir Ris MRT (East–West Line EW1, and part of the upcoming Cross Island Line CR5).[3] Walking time is about 5–8 minutes at a normal pace, depending on which block you start from.[1][4]
- Bus Interchange: Pasir Ris Bus Interchange is adjacent to the MRT station, providing direct services to Tampines, Changi Business Park, Punggol, and other heartland hubs.
From Pasir Ris MRT, typical travel times by train are:
- Pasir Ris → Tampines: ~2 stops, around 5 minutes
- Pasir Ris → Paya Lebar: around 25 minutes
- Pasir Ris → Raffles Place: around 45–50 minutes in peak conditions (subject to crowding)
With the Cross Island Line (CRL) progressively opening in phases, connectivity from Pasir Ris to Hougang, Ang Mo Kio and beyond is expected to be significantly improved, benefiting long-term capital values. Always refer to the Land Transport Authority (LTA) for the latest CRL timelines and alignment.
Expressway & Road Access
Drivers at Coco Palms have direct access to the Tampines Expressway (TPE) and convenient links to the Pan-Island Expressway (PIE), allowing relatively straightforward journeys to Changi, Tampines, Punggol and central Singapore.[4] Off-peak journeys from Pasir Ris to the CBD via TPE–KPE or TPE–PIE typically range from 25–35 minutes, though peak-hour travel can exceed 45 minutes depending on conditions.
District 18 Lifestyle: Pasir Ris & Tampines
District 18 combines the coastal, family-oriented charm of Pasir Ris with the regional commercial strength of Tampines. URA has earmarked Pasir Ris for rejuvenation, including an integrated transport hub and mixed-use developments around the town centre, which enhances the long-term appeal of nearby condos like Coco Palms.
Living here, you feel the difference compared to inner-city estates—wider roads, more greenery, and easy access to Pasir Ris Park and the beach. In the evenings, the area around Pasir Ris Town Park’s fishing pond is lively yet relaxed, with joggers, cyclists and families enjoying the waterfront.
Nearby Amenities: Malls, Food, Schools & Parks
One key advantage of Coco Palms is the sheer density of amenities within a short radius. From supermarkets and food courts to schools and recreational spaces, most daily needs are walkable or just a short bus ride away.[4][5][6]
Shopping & Everyday Conveniences
- White Sands Shopping Mall: Right beside Pasir Ris MRT, offers a mix of F&B, fashion, banking services and a supermarket.[4][5]
- Elias Mall & Pasir Ris West Plaza: Nearby neighbourhood centres with heartland eateries, clinics and provision shops.[6]
- Tampines Retail Cluster: Tampines Mall, Tampines 1 and Century Square are just one MRT stop away, providing a full range of retail, F&B and services.[4][5]
- IkEA, Giant & Courts Megastore: Located a short drive away along Tampines North and Tampines retail belt, very useful when you are furnishing a new home.[5]
For day-to-day life, this means you can comfortably rely on public transport for most errands without needing a car. Families typically split their shopping between White Sands for everyday items and Tampines for bigger shopping trips.
Food Options & Local Insider Tips
Beyond mall-based dining, long-time Pasir Ris residents often frequent:
- Neighbourhood coffee shops along Pasir Ris Drive 6 and Pasir Ris Street 11 for economical local fare.
- The Pasir Ris Central and Elias area for late-night prata and zi char.
- Upcoming hawker centre near Pasir Ris Town Park and the fishing pond (check NEA and URA updates for the latest status).[6]
For weekend brunch or dinners, Tampines’ wide F&B range makes it easy to meet friends who live in other parts of the east.
Schools Near Coco Palms
Nearby schools make Coco Palms attractive for families. According to project and locality information:[4][5]
- Primary Schools (within approx. 1–2 km): Elias Park Primary School, Coral Primary School (now merged as part of MOE school rationalisation; always verify the latest school names and mergers via MOE).
- Other nearby schools: Loyang Primary School, Hai Sing Catholic School, Siglap Secondary School.
Parents should always check the latest MOE school distance bands and posting rules, as school mergers and name changes can affect eligibility and priority.
Healthcare & Community Facilities
Pasir Ris offers several medical and community facilities:
- GP clinics and dental practices around White Sands and neighbourhood centres.
- Polyclinic access via Pasir Ris or Tampines (check MOH and SingHealth/NUHS clusters for updates).
- Pasir Ris Sports Centre and Swimming Complex, which feature pools, gym, courts and community sports programmes.[5]
Parks & Recreation
Recreational spaces are a major highlight:
- Pasir Ris Town Park: Large open park with fishing pond, cycling paths and open lawns, a short stroll or ride from Coco Palms.[5][6]
- Pasir Ris Park & Beach: One of Singapore’s most family-friendly coastal parks with BBQ pits, cycling and a large playground.
- Tampines Eco Green: A tranquil nature park with boardwalks and trails, popular among bird watchers and joggers.[5]
Residents often cycle from Pasir Ris Grove down to Pasir Ris Park in under 10–15 minutes using the park connector network, which is a big quality-of-life perk for those who enjoy outdoor activities.
Price & Rental Analysis (2026)
Price and rental numbers below are indicative and based on URA caveats trends, general District 18 movements reported in reputable news sources like Straits Times Housing News and Business Times Property , plus Homejourney’s internal market tracking. Always cross-check against the latest URA transaction data and consult a licensed property professional before committing to a purchase.
Current Price Levels & PSF (Indicative)
As of early 2026, many District 18 resale condos completed around 2016–2018 are trading in a broad band roughly between the mid-$1,3xx to high-$1,7xx per sq ft range, depending on age, location, and unit size. Coco Palms, being a relatively modern, full-facility condo next to an MRT hub, tends to price toward the upper part of this band.
Indicative (non-binding) 2026 ranges often observed for Coco Palms may be along:
- 1-Bedroom: around S$850,000 – S$1.05 million
- 2-Bedroom: around S$1.05 – S$1.35 million
- 3-Bedroom: around S$1.4 – S$1.9 million (higher for premium or dual-key)
- 4-Bedroom & 5-Bedroom: from around S$1.9 million upwards, depending on size and floor
Disclaimer: These numbers are high-level estimates and not quotes. Actual achievable prices depend heavily on unit condition, facing, floor, layout, and market timing. Please use the URA transaction database and Homejourney’s Projects Directory and Projects tools for the latest verified data.
Historical Price Trends
Coco Palms launched before 2015 and obtained TOP in 2018.[2] Based on typical patterns for comparable projects, owners generally saw:
- Initial sub-sale and first resale activity around TOP, often at a premium over launch for well-positioned units.
- Stabilisation as supply from surrounding projects (around Pasir Ris Grove) entered the market.
- Gradual uplift in values following macro tailwinds (e.g., low interest rates, government infrastructure announcements, and broader east-side gentrification).
For an evidence-based view, buyers should review URA caveats year-by-year to observe PSF trajectories and transaction volumes, then compare them with Tampines and other D18 projects via Homejourney’s Projects Directory .
Rental Market & Estimated Yields
District 18 historically enjoys solid rental demand from professionals working in Changi Business Park, the airport, Loyang industrial estate and the broader east-side corridor. Coco Palms’ walking distance to MRT, resort facilities and unit variety (including dual-key) make it attractive to tenants.[2][5]
Indicative monthly rental ranges commonly seen for similar D18 condos of this age are roughly:
- 1-Bedroom: about S$2,800 – S$3,400
- 2-Bedroom: about S$3,300 – S$4,000
- 3-Bedroom: about S$4,000 – S$5,200
- 4-Bedroom: about S$5,200 – S$6,500+
At current indicative price levels, gross yields for typical units may fall in the approximate 3.0–3.8% range, potentially higher for dual-key units with optimised rental strategies. These are estimates only; investors should review recent URA rental contracts and consult a professional for a personalised yield analysis.
To understand cash flow impact, use Homejourney’s Bank Rates page to calculate your monthly payments based on up-to-date mortgage rates and different loan tenures.
Pros, Cons & Ideal Buyer Profiles
This section provides a balanced view so you can make safer, better-informed decisions. Every development has trade-offs, and being clear-eyed about them is core to Homejourney’s trust-first approach.
Strengths of Coco Palms
- Resort-Style Facilities: Extensive pools, water features and wellness facilities create a genuine resort ambience.[1][2][7] For families and lifestyle-focused buyers, this is a clear draw.
- Proximity to MRT & Amenities: Short walk to Pasir Ris MRT, bus interchange and White Sands, plus quick access to Tampines and major east-side retail clusters.[1][4][5]
- Strong Family Orientation: Good access to schools, parks and community facilities like Pasir Ris Sports Centre and Pasir Ris Park.[4][5][6]
- Wide Unit Mix: From compact 1-bedders to large penthouses, including dual-key layouts, offering flexibility for owner-occupiers and investors.[1][4]
- Established Developer Consortium: Developed by experienced players (City Developments Limited, Hong Leong Holdings, Hong Realty), which adds confidence regarding construction quality and estate planning.[4]
- On-Site Retail: 6 shop units provide everyday convenience within the estate itself.[1][4]
Potential Drawbacks
- Distance to CBD: While Pasir Ris is well-connected, commuting to Raffles Place or Tanjong Pagar still takes around 45 minutes door-to-door by MRT for many residents, longer during peak hours.
- Competition from Nearby Condos: The Pasir Ris Grove cluster has multiple modern condos, which can increase rental and resale competition if the broader market slows.
- Bay Windows & Planters: Some buyers may feel that these features reduce the efficiency of internal spaces, especially in smaller units.[1]
- Resort Concept vs Maintenance: Water features and extensive landscaping can mean higher long-term maintenance costs; checking MCST financials is important.
Who Is Coco Palms Best Suited For?
- Own-Stay Families: Those prioritising space, facilities, schools and parks over ultra-short CBD commute times.
- East-Side Professionals: Residents working in Changi Business Park, airport-related sectors, Loyang or Tampines who value quick commute and lifestyle amenities.
- Investor-Landlords: Buyers seeking a relatively modern D18 condo with good tenant appeal, especially using dual-key units to optimise rental income.
- Upgraders from Pasir Ris / Tampines HDBs: Families familiar with the area who want to stay close to existing support networks, schools and routines.
For renters evaluating lifestyle trade-offs, you may find it useful to compare this resort-style environment with more central heritage or conservation areas, as covered in Homejourney’s guides such as Emerald Hill Conservation Area Amenities: Schools, Shopping, Transport | Homejou... and Astridville Nearby Amenities & Lifestyle Guide | Homejourney .
Investment Potential & Future Developments
From an investment standpoint, Coco Palms sits at the intersection of several supportive factors: an established MRT town, upcoming Cross Island Line connectivity, and continued east-side employment growth around Changi and Tampines.
Capital Appreciation Drivers
- Infrastructure Upgrades: The Cross Island Line and Pasir Ris integrated transport hub are expected to enhance accessibility and town centre vibrancy over time, often supportive of nearby property values (subject to macro conditions).
- East Regional Growth: Changi Business Park, Airport expansion and Tampines as a regional hub have historically underpinned housing demand in D18, as highlighted periodically in CNA Property News and EdgeProp Property News .
- Relatively Young Project: With TOP in 2018, Coco Palms is still in the early-to-mid phase of its lease, which generally provides more runway for capital appreciation compared with older leasehold projects.
However, as with any 99-year leasehold development, lease decay will eventually become a consideration in the longer term. Buyers with very long holding horizons should weigh this against freehold alternatives further inland or in other districts, and factor in URA’s leasehold policies.
Rental Demand & Tenant Profiles
Typical tenant segments for Coco Palms include:
- Professionals working in Changi Business Park, Loyang industrial and logistics cluster, and Changi Airport.
- Families who prefer living near the coast and parks, with children in nearby schools.
- Expats who want resort-style living at a lower price point than core-central region condos.
From speaking with agents in the area, units that are clean, well-maintained and fully furnished with reliable air-conditioning (and serviced regularly via providers like Aircon Services ) tend to secure tenants more quickly, even in softer rental periods.
Liquidity & Exit Considerations
Liquidity for a project of 944 units is usually decent, as there is a steady pipeline of sellers and buyers. That said:
- Highly efficient, mid-size units with good facings usually see stronger resale demand.
- Very large-format units or atypical layouts may take longer to resell if demand shifts.
- Market-wide cooling measures or interest rate spikes can temporarily affect buyer sentiment; keeping a medium-to-long holding horizon is prudent.
Homejourney recommends reviewing transaction volumes and days-on-market trends for Coco Palms via Projects to gauge liquidity before entering.
Practical Investment Checklist for Coco Palms
- Review recent URA transactions for your target stack and facing.
- Study rental contracts for similar units and compute conservative gross and net yields.
- Use Homejourney’s Bank Rates to model monthly instalments at different interest rates.
- Assess future supply in Pasir Ris and Tampines (new launches, GLS sites).
- Consider your exit timeline relative to the project’s lease age and any upcoming infrastructural milestones.
Frequently Asked Questions About Coco Palms
1. Is Coco Palms a good buy for families with children?
Yes, Coco Palms is generally well-suited for families because of its resort-style pools, ample play areas, proximity to Pasir Ris Park and nearby schools like Elias Park Primary and other MOE schools in the vicinity.[4][5][6] The presence of parks, sports facilities, and the mall next to the MRT adds to family convenience.
2. How far is Coco Palms from Pasir Ris MRT?
Coco Palms is around a 5–8 minute walk from Pasir Ris MRT station on the East–West Line, depending on the specific block and walking pace.[1][4][3] The route is mostly sheltered through the Pasir Ris Grove cluster and town centre, which is practical during rainy weather.
3. What are the main unit types available at Coco Palms?
The development offers 1- to 5-bedroom units plus penthouses, with selected 3- and 4-bedroom dual-key configurations.[1][4] This wide mix caters to singles, couples, families and investors looking for flexible configurations.
4. What is the tenure and TOP year of Coco Palms?
Coco Palms is a 99-year leasehold condominium that obtained Temporary Occupation Permit (TOP) in 2018.[4][2] This makes it a relatively young project with modern facilities and a long remaining lease.
References
- Singapore Property Market Analysis 4 (2026)
- Singapore Property Market Analysis 3 (2026)
- Singapore Property Market Analysis 1 (2026)
- Singapore Property Market Analysis 2 (2026)
- Singapore Property Market Analysis 7 (2026)
- Singapore Property Market Analysis 5 (2026)
- Singapore Property Market Analysis 6 (2026)
