Coco Palms Price Trends and Market Analysis: Key Takeaways
Coco Palms in Pasir Ris Grove has seen steady price growth and healthy transaction volume since TOP, with average resale prices rising from around the low-$1,200 psf range in 2019 to the mid-$1,600 psf range by 2025, outpacing many OCR developments.[8][4] For buyers and investors, this Singapore condo in District 18 (D18) offers a combination of relatively accessible entry prices (for newer stock), strong rental demand near Pasir Ris MRT, and upcoming Pasir Ris transformation plans that support further capital appreciation.[4][8]
This article is a focused cluster guide under Homejourney’s broader Coco Palms pillar content, where you can find the full project overview, stack analysis, and lifestyle review: Coco Palms in D18: Unit Types, Prices, Location & Investment | Homejourney . Here, we go deep into Coco Palms Price Trends and Market Analysis so you can make a safer, data-backed decision for your next property investment or home purchase in Pasir Ris.
Project Snapshot: What Sets Coco Palms Apart
Coco Palms is a 99-year leasehold condominium along Pasir Ris Grove in D18 (Pasir Ris / Tampines), part of the Outside Central Region (OCR).[1][4] The development was completed around 2018–2019 and consists of 944 units across 12 blocks, with a broad mix of compact 1-bedders to larger 4- and 5-bedroom units and penthouses.[1][10][4]
From walking the estate, you really feel the “resort-style” planning: multiple pool zones, generous landscaping, and a layout that funnels residents towards Pasir Ris MRT through sheltered paths. In peak hours, walking from the inner blocks to Pasir Ris MRT (via White Sands) typically takes about 6–8 minutes at a moderate pace, which is a key price and rental driver for the project.
For full project details (unit mix, site plan, floor plans, and stack-by-stack comments), you can refer to Homejourney’s project page: Projects Directory and the dedicated Coco Palms analysis: Projects .
1. Recent Price Levels at Coco Palms (Sales & PSF)
1.1 Current Resale Price Range
Using recent URA caveats and Homejourney’s project data, Coco Palms’ resale transactions in 2024–2025 show a strong band of prices across different sizes.[4][1] Representative recent deals include:
- Compact 1-bedders (~43 sqm / 463 sqft) transacting around $818,000 (about $1,529 psf)[1][4]
- Typical 2-bedders (~58–70 sqm / 624–753 sqft) around $699,000–$1.05M, averaging roughly $1,120–$1,400 psf[1]
- 3-bedders (~84–93 sqm / 904–1,001 sqft) commonly around $1.31M–$1.13M, with average PSF in the mid-$1,400s[1]
- 4-bedders and larger (~110–145 sqm / 1,195–1,561 sqft) hovering about $1.34M–$1.84M at roughly $1,180–$1,280 psf[1]
- 5-bedders / penthouse-type units (above ~160 sqm) transacting upward of $2.0M–$3.3M, with PSF typically in the $1,100–$1,450 psf range[1]
Homejourney’s Coco Palms dashboard records 113 resale transactions in the last 3 years, with the latest transaction in mid-2025.[1][4] This relatively high volume is important for investors — it signals healthy liquidity, making it easier to exit in future.
To see the most up-to-date asking prices and stack-specific listings, you can browse available units at Coco Palms via Homejourney’s search: Property Search .
1.2 Price Trend Since 2019: Did Coco Palms “Beat the Market”?
According to an in-depth analysis of URA caveats, Coco Palms’ average resale prices rose from about $1,222 psf in 2019 to approximately $1,654 psf by 3Q 2025, representing roughly a 35% price gain over that period.[8] Homejourney’s own tracking corroborates a similar upward trajectory, with recent transactions largely clustering in the mid-$1,500–$1,600 psf band for typical 2- and 3-bedders.[4][1]
For context, OCR non-landed private homes also appreciated strongly post-2019, but Coco Palms has slightly outperformed the broader OCR average, helped by its proximity to Pasir Ris MRT, the upcoming Pasir Ris integrated transport hub, and growing demand for well-planned, resort-style condos in suburban hubs.[8][4]
Disclaimer: All price figures are based on past URA transaction data and should not be taken as guarantees of future prices. Always verify the latest caveats and seek professional financial advice before committing.
2. Rental Market & Yield Analysis
2.1 Current Rental Levels
Coco Palms enjoys a steady rental market due to its MRT proximity, Pasir Ris Park lifestyle appeal, and nearby employment nodes in Changi and Tampines. Recent rental contracts in 2024–2025 show:
- 1-bedroom units (~400–500 sqft) renting around $2,600–$3,300 per month (about $5.2–$8.25 psf)[2]
- 2-bedroom units (~700–800 sqft) around $3,100–$3,600 per month (roughly $3.9–$5.1 psf)[2]
- 3-bedroom units (~900–1,100 sqft) approximately $4,200–$4,900 per month (about $4.2–$4.9 psf)[2]
- Larger units (4- and 5-bedders) can command $6,000–$7,000 per month depending on condition and furnishing, at about $3.8–$4.2 psf[2]
2.2 Estimating Gross Rental Yield
As a quick rule-of-thumb, investors often look for OCR condos with 3–4% gross rental yield to offset higher interest rates. Using recent Coco Palms numbers:
- Example 1-bedder: Purchase at ~$820,000, rent at ~$2,900/month (~$34,800/year) → Approx. 4.2% gross yield (before costs).
- Example 3-bedder: Purchase at ~$1.35M, rent at ~$4,400/month (~$52,800/year) → Approx. 3.9% gross yield (before costs).
These are illustrative estimates only; actual yields depend on entry price, negotiations, renovation level, furnishing, and vacancy periods. Investors should factor in buyer’s stamp duty, property tax, maintenance fees, and loan interest. Use Homejourney’s mortgage tools to plan your numbers and calculate your monthly payments: Bank Rates .
3. How Coco Palms Compares with Nearby D18 Condos
In D18, Coco Palms competes mainly with other Pasir Ris Grove and Pasir Ris Drive condos, as well as Tampines and Simei developments. Based on URA data and Homejourney’s market scans:
- Pricing vs Pasir Ris peers: Coco Palms trades around the mid-to-high-$1,500 psf range for typical 2–3 bedders, generally in line with or slightly above some older Pasir Ris condos that are farther from MRT.[4][1]
- Age & facilities: Being a late-2010s development with extensive facilities, Coco Palms often commands a premium over older D18 stock, but remains more affordable than many newer integrated projects in other MRT towns.
- Liquidity: 113 resale transactions in 3 years is robust and compares favourably with several smaller developments, which may only see a handful of deals per year.[1][4]
Within Pasir Ris Grove, agents who regularly transact in the estate often note that buyers willing to pay a slight premium for Coco Palms tend to be those prioritising resort-style landscaping, newer finishes, and easy MRT access. From my own visits, evening foot traffic through the side gate towards Pasir Ris MRT is consistently high — a good indication of how central connectivity is to residents’ daily routines.
4. Key Drivers Behind Coco Palms’ Price Performance
4.1 MRT & Integrated Transport Hub
Coco Palms is located within comfortable walking distance of Pasir Ris MRT station (East-West Line) and the upcoming integrated transport hub, which combines bus interchange, rail, and commercial amenities. The Land Transport Authority (LTA) and URA have long highlighted transport-oriented developments as key nodes in the URA Master Plan, which tends to support stronger price resilience and rental demand for nearby condos.[4][8]
From the inner blocks, expect a 6–10 minute walk to Pasir Ris MRT depending on your pace and whether you cut through White Sands. In practice, most residents treat this as an easy everyday commute, and it’s one of the first things tenants ask about during viewings.
4.2 Pasir Ris Transformation & Lifestyle Appeal
The URA Master Plan for Pasir Ris envisions a more vibrant coastal town, with improved cycling paths, park connectors, and an upgraded Pasir Ris Park and beach frontage. The presence of Pasir Ris Park, Elias Mall, White Sands, and the upcoming mixed-use developments enhances liveability and helps support condo prices in the area.[4][8]
On weekends, residents often walk or cycle via the park connectors to Pasir Ris Park and the beachfront — usually a short drive or around 10–15 minutes by bicycle. Families with young children value the large playgrounds and open spaces, which is a subtle but real factor when they are willing to pay more for a condo that keeps them close to this lifestyle.
4.3 Schools, Employment Nodes & Tenant Base
Coco Palms is within driving distance of several schools, including Elias Park Primary, Coral Primary, Meridian Secondary, and various preschools in Pasir Ris and Tampines. For many families, being in D18 also means easier access to Changi Business Park, Changi Airport, and Tampines Regional Centre, which are major employment hubs.
This combination creates a diversified tenant base:
- Expats working in Changi Business Park or airport-related industries
- Local families upgrading from nearby HDBs
- Singles or couples who grew up in Pasir Ris and want to stay near parents
From an investor’s standpoint, this diversified demand lowers vacancy risk and supports stable rents relative to some more one-dimensional locations.
5. Risks, Considerations & When to Be Cautious
Even with strong historical performance, buyers should be aware of potential risks when assessing Coco Palms.
- Lease decay: Coco Palms is a 99-year leasehold project, with lease commencement in the mid-2010s.[4] While lease decay is not an immediate concern now, long-term investors should remember that growth usually moderates as the project ages and new supply comes up nearby.
- Supply in Pasir Ris: The Pasir Ris area has seen multiple private projects around the MRT, which may cap price upside in the near term if many owners decide to sell at once. Monitor URA’s supply pipeline for Pasir Ris and D18.
- Interest rate environment: Higher borrowing costs can affect loan eligibility and monthly instalments. Use Homejourney’s tools to stress-test your loan at different interest rate scenarios: Bank Rates .
- Stack-specific issues: As with any large development, some stacks may face direct pool noise, western sun, or proximity to bin centres/loading bays. Buyers should always do on-site checks at different times of day.
Homejourney strongly encourages users to verify all financial commitments carefully and, where needed, speak with licensed financial advisers or property agents. For personalised advice on Coco Palms, you can speak to a property agent about Coco Palms safely through Homejourney: .
6. Tactical Tips for Buyers & Investors at Coco Palms
6.1 For Own-Stay Buyers
If you’re planning to live at Coco Palms, consider these practical steps:
- Prioritise facing & noise exposure. Visit during peak hours and weekends to check pool noise, traffic, and neighbour activity. Some inner-facing stacks enjoy quieter, garden views, while others face stronger afternoon sun.
- Walk the exact route to Pasir Ris MRT. Time yourself from the specific block you’re considering to the station. The difference between a 6-minute and 10-minute walk can matter if you commute daily.
- Check nearby schools and routes. If you have children, map the school run (bus or car) during morning peak. D18 traffic can build up around Tampines and Pasir Ris during school hours.
- Budget beyond purchase price. Factor in monthly maintenance fees, renovation, and recurring costs like aircon servicing. For reliable post-move upkeep, Homejourney can connect you with vetted providers: Aircon Services .
