Type

Units

Min Area

Price Range

3 BR

904 sqft

S$1.6M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$1.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$328K on this acquisition.
Located 6 min (490 m) from CP1 Pasir Ris MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Coco Palms: A Contemporary Residential Sanctuary in Pasir Ris

Coco Palms stands as a thoughtfully conceived residential development located at 21 Pasir Ris Grove, positioned within one of Singapore's most established and family-oriented residential enclaves. The development represents a compelling option for purchasers navigating the condominium market, combining accessibility, modern design sensibilities, and a mature neighbourhood ecosystem that continues to attract diverse buyer profiles across multiple investment horizons.

The location offers unparalleled convenience through its proximity to Pasir Ris MRT Station (CP1 line), situated merely six minutes' walk away at approximately 490 metres from the development. This strategic positioning ensures efficient connectivity to workplaces, schools, and entertainment hubs across Singapore, whilst simultaneously maintaining the tranquillity and spaciousness characteristic of the East region. The CP1 line integration provides seamless access to key transit hubs, facilitating commutes to both established business districts and emerging employment centres across the island.

Unit Composition and Pricing Strategy

Coco Palms offers a diverse selection of residential units commencing from S$1.64 million, accommodating a broad spectrum of buyers ranging from first-time upgraders transitioning from HDB flats to established property investors expanding their portfolios. The unit mix spans multiple configurations, with varying floor areas and bedroom counts, enabling purchasers to select accommodation that aligns precisely with their lifestyle requirements and investment objectives. This architectural flexibility ensures that the development caters to young professionals, growing families, and investment-savvy purchasers simultaneously.

The pricing structure reflects the development's positioning within the Pasir Ris market, offering compelling value relative to comparable transactions recorded within the immediate vicinity. Recent market data indicates that per-square-foot pricing for established developments in this locality ranges between competitive thresholds, positioning Coco Palms favourably for purchasers seeking quality construction and location-driven appreciation without premium pricing typically associated with central-zone developments.

Neighbourhood Fundamentals and Long-Term Appreciation Drivers

Pasir Ris has evolved into a fully mature residential estate characterised by comprehensive infrastructure, diverse shopping amenities, and a strong community presence. The neighbourhood supports multiple educational institutions ranging from primary to junior college levels, rendering it exceptionally attractive for family-oriented purchasers. The Pasir Ris Central shopping complex, hawker centres, and dining establishments provide daily-life convenience without necessitating frequent travel beyond the estate.

The proximity to Pasir Ris MRT Station fundamentally enhances the development's appeal to both owner-occupiers and investors. MRT accessibility consistently drives capital appreciation in Singapore's residential market, as it directly correlates with tenant demand, investment desirability, and long-term value stability. Developments within walking distance of MRT stations typically command premium resale positioning and attract a consistent tenant base seeking efficient commute options.

Investment and Rental Yield Considerations

For investors contemplating Coco Palms as an acquisition within their portfolio, the development presents tangible rental yield potential underpinned by strong neighbourhood fundamentals and MRT accessibility. The combination of mature estate infrastructure, family-friendly amenities, and transit convenience typically translates into consistent tenant demand across multiple demographic segments. Properties in established Pasir Ris locations have historically demonstrated resilience in the rental market, with yields ranging between 3% to 4% gross annum, though specific yields depend on individual unit acquisition prices and prevailing market rental rates.

Prospective investor-purchasers should consider that Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizens acquiring a second residential property, substantially impacting total acquisition costs beyond the unit price. This duty represents a significant expense requiring careful financial modelling within investment appraisals, alongside mortgage servicing capabilities and anticipated rental income streams. The rental market dynamics in Pasir Ris remain sufficiently robust to support positive cash-flow scenarios for appropriately priced acquisitions, particularly given the estate's family demographic and educational institution concentration.

Financing Frameworks and Debt Service Considerations

Prospective purchasers contemplating Coco Palms acquisitions should engage with mortgage advisors to structure financing arrangements complying with Total Debt Service Ratio (TDSR) requirements enforced by Singapore's Monetary Authority. At the entry price point commencing from S$1.64 million, typical TDSR headroom remains sufficient for purchasers with stable employment and established credit histories, though individual assessments by lending institutions vary according to personal financial circumstances. First-time buyers benefit from concessional TDSR treatments in certain circumstances, warranting professional financial consultation prior to commitment.

Suitability Across Buyer Demographics

Coco Palms addresses multiple buyer archetypes effectively. First-time condo purchasers benefit from the development's location within an established estate offering comprehensive amenities alongside modern residential design, reducing the psychological and practical barriers to transitioning from public housing. Family upgraders find the neighbourhood schooling options, recreational facilities, and spacious unit configurations conducive to long-term residence and intergenerational wealth building. High-net-worth individuals seeking income-producing assets recognise the development's position within a resilient rental market supported by institutional-quality infrastructure and transit connectivity.

Market Positioning Relative to Competing Developments

The Pasir Ris condominium market encompasses several competing developments offering comparable specifications and price points. Coco Palms distinguishes itself through its direct MRT accessibility, architectural design considerations, and competitive unit pricing reflecting recent comparable transactions within the locality. Prospective purchasers comparing Coco Palms against alternative Pasir Ris options should evaluate individual unit specifications, remaining lease duration, and proximity metrics to key amenities beyond MRT stations, as these variables significantly influence long-term value retention and tenant attractiveness.

Lease Tenure and Long-Term Value Dynamics

Lease tenure represents a critical consideration in condominium acquisition decisions, influencing both financing viability and long-term capital retention. Coco Palms unit leasehold durations and the implications for resale value over extended holding periods warrant careful evaluation, as decreasing lease terms impact property valuations and lender lending willingness. Prospective purchasers should consult legal advisors regarding lease remaining duration and understand how tenure decay typically influences market positioning throughout the property's ownership lifecycle.

Conclusion

Coco Palms emerges as a comprehensively considered residential offering within Singapore's mature Pasir Ris precinct, combining accessibility through established MRT infrastructure, a complete neighbourhood ecosystem, and competitively structured pricing supporting diverse buyer motivations. The development appeals to first-time upgraders, family-oriented purchasers, and investment-conscious individuals seeking exposure to resilient residential markets characterised by consistent tenant demand and location-driven appreciation drivers. Prospective purchasers are encouraged to conduct comprehensive due diligence encompassing personal financial circumstances, long-term ownership intentions, and detailed neighbourhood analysis prior to commitment decisions.

Frequently Asked Questions

What rental yield can an investor reasonably expect from purchasing a unit at Coco Palms?

Investors acquiring units at Coco Palms can typically anticipate gross rental yields ranging between 3% to 4% per annum, underpinned by the development's proximity to Pasir Ris MRT Station and the neighbourhood's strong family demographic. The mature estate infrastructure and comprehensive amenities support consistent tenant demand across multiple tenant profiles, including young professionals and families seeking suburban convenience combined with transit accessibility. Actual yields depend significantly on individual unit acquisition prices, prevailing market rental rates, and personal financing structures; investors should model specific scenarios incorporating projected rental income against mortgage servicing costs and ongoing maintenance expenses before committing capital.

How does Coco Palms' per-square-foot pricing compare to recent comparable transactions in Pasir Ris?

Coco Palms pricing reflects competitive positioning within the established Pasir Ris market, with entry prices commencing from S$1.64 million representing value-aligned acquisition opportunities relative to recent comparable condominium transactions recorded within the immediate locality. Recent market data indicates per-square-foot pricing for Pasir Ris developments remains within competitive thresholds, positioning Coco Palms favourably for purchasers seeking quality construction and location-driven appreciation potential without premium valuations typically associated with central business district developments. Prospective purchasers should engage property consultants to analyse specific unit configurations against recent sales comparables within 500-metre radii to validate pricing alignment with market fundamentals.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing Coco Palms as a second residential property?

Singapore Citizens acquiring Coco Palms units as second residential properties face Additional Buyer's Stamp Duty (ABSD) levied at 20% on the purchase price, substantially increasing total acquisition costs beyond the advertised unit price. For a unit priced at S$1.64 million, ABSD would amount to S$328,000, requiring comprehensive financial modelling to ensure total acquisition capacity and positive cash-flow scenarios for investment acquisitions. This duty applies progressively based on purchase price thresholds and property ownership history; purchasers should engage legal advisors and financial planners to model complete acquisition costs including ABSD, legal fees, and mortgage arrangement expenses before commitment.

How does the proximity to Pasir Ris MRT Station (CP1 line) influence capital appreciation potential and tenant demand?

MRT accessibility fundamentally enhances capital appreciation prospects and tenant demand for residential properties across Singapore's market, and Coco Palms' location merely six minutes' walk from Pasir Ris MRT Station (CP1 line) positions the development advantageously within this dynamic. Properties within walking distance of MRT stations consistently command premium positioning in both sales and rental markets, as they directly facilitate commuting efficiency, reduce transportation costs for occupants, and expand the addressable tenant pool beyond neighbourhood-specific demographics. Historical market analysis demonstrates that MRT-proximate developments retain value resilience through economic cycles and typically outperform more peripheral locations in capital appreciation trajectories.

Is Coco Palms suitable for first-time buyers transitioning from HDB flats to the condominium market?

Coco Palms presents a compelling proposition for first-time condominium buyers upgrading from public housing, offering the estate's established neighbourhood infrastructure, family-friendly amenities, and modern residential design without intimidating pricing thresholds typical of central-zone developments. The mature Pasir Ris ecosystem provides comprehensive schooling options, retail facilities, and recreational amenities that reduce transition anxiety associated with changing housing typologies. First-time buyers benefit from concessional ABSD rates in certain circumstances and should explore enhanced financing programmes offered by lending institutions; professional advisors should clarify individual eligibility and optimal financing structures before proceeding.

What Total Debt Service Ratio (TDSR) headroom exists for purchasers at the S$1.64M entry price point?

Prospective Coco Palms purchasers at the S$1.64 million entry price point typically maintain reasonable TDSR headroom for acquisitions, assuming standard 25-year mortgage tenures and prevailing interest rate assumptions, provided individual financial circumstances demonstrate stable employment and adequate income documentation. TDSR requirements enforce that total monthly debt servicing obligations not exceed 60% of gross monthly income, which generally permits mortgage qualification for purchasers with household incomes exceeding S$27,000-S$30,000 monthly, depending on existing debt commitments. First-time buyers benefit from concessional TDSR treatments allowing debt servicing ratios up to 65% of income in certain circumstances; individual lending institutions apply proprietary assessment methodologies requiring professional financial consultation to determine specific qualification viability.

How does Coco Palms compare to competing condominium developments in the Pasir Ris locality?

Coco Palms competes within a relatively mature Pasir Ris condominium market encompassing several established developments offering comparable specifications and price positioning, each with distinct architectural characteristics and amenity profiles. The development distinguishes itself through direct MRT accessibility, contemporary design sensibilities, and competitive unit pricing reflecting recent neighbourhood transaction comparables. Prospective purchasers comparing Coco Palms against alternative Pasir Ris options should evaluate specific unit configurations, remaining lease tenure, proximity metrics to primary and secondary schools, shopping amenities, and anticipated long-term maintenance costs, as these variables significantly influence total ownership experiences and residual value trajectories.

What lease tenure considerations should purchasers understand regarding Coco Palms unit acquisition and long-term value retention?

Lease tenure represents a critical variable influencing both financing viability and long-term capital retention for condominium acquisitions, as decreasing lease terms progressively impact property valuations and lending institution lending appetite as properties approach sixty-year thresholds. Coco Palms purchasers should thoroughly evaluate remaining lease duration associated with their prospective units and understand how lease decay typically influences resale market positioning across extended ownership lifecycles. Prospective buyers should engage legal advisors to clarify lease terms, comprehend potential lease renewal implications, and assess how tenure characteristics influence long-term financing accessibility and anticipated resale scenarios.

Which unit stack or floor level typically represents optimal value within condominium developments like Coco Palms?

Optimal value positioning within condominium developments typically emerges on middle-tier floor levels (approximately 10th to 18th floors in buildings exceeding 25 storeys), which offer superior views and natural light relative to lower levels whilst avoiding premiums associated with top-floor penthouse positioning. Lower-level units (below 5th floor) often attract pricing discounts reflecting reduced natural light, privacy concerns from street-level proximity, and diminished capital appreciation trajectories, presenting potential value opportunities for investor-purchasers willing to accept these trade-offs for improved yield structures. Prospective purchasers should physically visit multiple floor levels at Coco Palms to assess light quality, view characteristics, and personal comfort with elevation prior to final acquisition decisions, as these subjective factors significantly influence satisfaction and long-term ownership experiences.

What future residential supply pipeline exists in the Pasir Ris district that may influence Coco Palms' long-term value dynamics?

The Pasir Ris district has matured considerably with most significant parcels developed into residential, commercial, and institutional uses, creating a relatively constrained future supply pipeline compared to emerging growth districts in Singapore's eastern and central regions. This supply scarcity fundamentally supports long-term value appreciation for established developments like Coco Palms, as new residential inventory cannot substantially increase, preserving demand dynamics and capital appreciation trajectories. Prospective purchasers should monitor any emerging development announcements within Pasir Ris and neighbouring estates through official Urban Redevelopment Authority communications and property advisory reports; however, the established estate's comprehensive development status suggests limited material supply disruptions affecting market fundamentals across normal planning horizons.

Is Coco Palms particularly well-suited for high-net-worth individuals seeking income-producing real estate assets?

Coco Palms presents an appropriate portfolio addition for high-net-worth investors diversifying across institutional-quality residential assets, particularly those emphasising consistent income generation over maximum capital appreciation. The development's MRT accessibility, neighbourhood maturity, and established tenant demand characteristics support the acquisition rationale for sophisticated investors structured towards income optimisation and capital preservation strategies. HNW purchasers should engage specialist property advisors and tax counsel to structure acquisitions through optimal corporate or trust vehicles whilst modelling complete tax implications of rental income, capital gains, and ancillary expenses; professional structuring can materially enhance net returns across longer-term ownership horizons.

Coco Palms — From S$1.6M