Palmwoods
UPPER CHANGI ROAD · Singapore 462208 · D16
Median PSF · 12m
S$1,270
Median price · 12m
S$1.36M
Latest sale
S$1.64M
May 2026
1-year change
+2.7%
Sales · 12m
2
15 all time
Gross yield
5.22%
4 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +34.3%
- Annualised
- +11.3%
- Transactions
- 15
- 1 year
- +2.7%
- 3 years p.a.
- +8.1%
- 5 years p.a.
- +6.1%
- Median size
- 1,200 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | Palmwoods | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,270 | S$1,517 | -16.3% |
| Median price | S$1.36M | S$1.60M | -15.3% |
| Gross rental yield | 5.22% | 4.08% | +1.1 pts |
| 1-year price change | +2.7% | -1.3% | +4.0 pts |
This development trades about 16% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,925
Contracts · 12m
4
Implied annual rent
S$47K
Gross yield
5.22%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 2 | S$3,275 |
| 3 bedroom | 2 | S$4,600 |
Investment analysis
Investment score 80 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
80/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%97
Gross yield against every other development in its segment.
- Price momentumweight 18%86
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%82
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 160 m.
- Valuationweight 22%76
How its median price per square foot compares with its own district.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bedok MRT160 m
- Bedok Reservoir MRT1.3 km
- Siglap MRT1.7 km
- Tanah Merah MRT1.7 km
Schools within 2 km
- Fengshan Primary Schoolprimary570 m
- Bedok Green Primary Schoolprimary830 m
- Opera Estate Primary Schoolprimary1.0 km
- Yu Neng Primary Schoolprimary1.0 km
- Red Swastika Schoolprimary1.0 km
- Bedok Green Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | Condominium | S$1,640,000 | 1,292 sqft | S$1,270 | 01-05 | 68 yr 8 mo |
| Dec 2025 | Condominium | S$1,080,000 | 850 sqft | S$1,270 | 01-05 | 69 yr 1 mo |
| Sep 2025 | Condominium | S$1,680,000 | 1,345 sqft | S$1,249 | 01-05 | 69 yr 4 mo |
| Jul 2025 | Condominium | S$1,450,000 | 1,184 sqft | S$1,225 | 01-05 | 69 yr 6 mo |
| May 2024 | Condominium | S$1,420,000 | 1,292 sqft | S$1,099 | 01-05 | 70 yr 8 mo |
| Jul 2023 | Condominium | S$1,820,000 | 2,185 sqft | S$833 | 01-05 | 71 yr 6 mo |
| Apr 2023 | Condominium | S$1,180,000 | 1,173 sqft | S$1,006 | 01-05 | 71 yr 9 mo |
| Feb 2023 | Condominium | S$1,200,000 | 1,141 sqft | S$1,052 | 01-05 | 71 yr 11 mo |
| Sep 2022 | Condominium | S$1,295,000 | 1,345 sqft | S$962 | 01-05 | 72 yr 4 mo |
| Mar 2022 | Condominium | S$838,000 | 872 sqft | S$961 | 01-05 | 72 yr 10 mo |
| Mar 2022 | Condominium | S$838,000 | 872 sqft | S$961 | 01-05 | 72 yr 10 mo |
| Feb 2022 | Condominium | S$1,220,000 | 1,292 sqft | S$945 | 01-05 | 72 yr 11 mo |
| Feb 2022 | Condominium | S$880,000 | 936 sqft | S$940 | 01-05 | 72 yr 11 mo |
| Dec 2021 | Condominium | S$1,105,000 | 1,216 sqft | S$908 | 01-05 | 73 yr 1 mo |
| Sep 2021 | Condominium | S$1,038,000 | 1,098 sqft | S$945 | 01-05 | 73 yr 4 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Residential Apartments
S$1,208
+0.1%1 sales
Tedge
S$1,710
-5.6%1 sales2.5% yield
Millage
S$1,586
-1.6%6 sales4.1% yield
The Lenox
S$1,360
-23.0%1 sales4.1% yield
The Champagne
S$1,167
—3 sales3.3% yield
Landed Housing Development
S$1,548
—12 sales1.1% yield
Suites@Changi
S$1,563
-1.3%3 sales4.6% yield
East Tudor
S$1,664
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.