Type

Units

Min Area

Price Range

5 BR

1528 sqft

S$3.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$3.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700K on this acquisition.
Located 12 min (990 m) from CR9 Serangoon North MRT Station (U/C).

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Hundred Palms Residences: A Contemporary Executive Condominium in North-East Singapore

Hundred Palms Residences stands as a significant residential offering along Yio Chu Kang Road, anchoring one of Singapore's most established and family-oriented neighbourhoods. Positioned within the wider Serangoon North precinct, this executive condominium development represents a compelling intersection of mature residential character and forthcoming transport infrastructure enhancement. The project's location places it at the heart of a neighbourhood that has garnered consistent demand from upgraders and investors seeking exposure to stable rental yields and long-term capital preservation.

The development's physical positioning offers residents immediate access to Yio Chu Kang Road's established commercial and service corridors, whilst maintaining proximity to the quieter residential streets that define the neighbourhood's appeal. At approximately 990 metres from the under-construction Serangoon North MRT station (CR9 line), the location benefits from a walking-distance positioning to future transport infrastructure that industry observers expect will meaningfully enhance connectivity and property valuations across the precinct. This proximity to forthcoming MRT infrastructure represents a material consideration for both owner-occupiers planning long-term residence and investors assessing capital appreciation pathways.

Product Range and Configuration Flexibility

Units across Hundred Palms Residences are designed to accommodate varied household compositions and buyer profiles. The development offers configurations spanning multiple bedroom counts, with substantial square footage per unit enabling comfortable family living or the creation of multi-functional spaces suited to modern working-from-home arrangements. This flexibility across the product range proves particularly attractive to upgraders transitioning from smaller apartments into larger owner-occupied homes, as well as to investor-oriented purchasers seeking units with proven tenant demand profiles. The spacious floor plates characteristic of executive condominium products mean that individual units typically command rental enquiries from both families and professional sharers, broadening the potential tenant pool and supporting stable occupancy rates.

Market Position and Buyer Demographics

The executive condominium classification positions Hundred Palms Residences within a distinct segment occupying the space between private condominiums and Housing Development Board (HDB) offerings. This positioning appeals particularly to first-time upgraders stepping out of the HDB system, households seeking additional space without the financial commitment of ultra-prime properties, and investor-backed purchasers building diversified residential portfolios. The neighbourhood's maturity and established infrastructure—encompassing schools, retail centres, medical facilities, and dining venues—reinforces its appeal to families and seasoned property buyers alike. For investors, the development's location within an established neighbourhood translates to lower tenant acquisition friction and more predictable seasonal rental patterns compared to emerging precincts still establishing their residential character.

Transportation and Future Connectivity

The Serangoon North MRT station, currently under construction as part of the Circle Line extension (CR9), represents a material catalyst for this neighbourhood's trajectory. Upon completion, the station will deliver direct rail access to Marina Bay, Orchard Road, and the broader Eastern Corridor without requiring interchange—a connectivity advantage that development economists expect will translate into material capital appreciation across the surrounding residential catchment. For current residents and investors, this forthcoming transport improvement offers dual appeal: enhanced personal mobility for owner-occupiers, and strengthened demand fundamentals for investors targeting the rental market. The 12-minute walking distance ensures that Hundred Palms Residences residents will benefit fully from the station's opening, positioning the development ahead of precincts requiring longer walks or feeder bus services to reach MRT infrastructure.

Investment Fundamentals and Rental Demand

The neighbourhood surrounding Yio Chu Kang Road has established itself as a consistent performer within Singapore's residential rental market. Executive condominium units in this precinct typically command rents aligned with their square footage and amenity offerings, with two-bedroom and three-bedroom configurations proving particularly popular amongst expatriate tenants and young professional couples. The mature nature of the neighbourhood—with established schools, shopping centres, and medical facilities—translates into predictable tenant profiles and lower turnover volatility. Investors evaluating Hundred Palms Residences should factor the forthcoming Serangoon North MRT station as a positive narrative driver for prospective tenants, particularly for overseas professionals unfamiliar with Singapore's geography and prioritising proximity to rail infrastructure. The executive condominium designation itself carries tenant-side appeal, as the format typically offers superior maintenance standards and more extensive recreational amenities compared to private housing options at comparable price points.

Pricing and Acquisition Pathways

Units at Hundred Palms Residences commence from S$3.5 million, positioning the development within the upper-mid segment of Singapore's residential market. This pricing tier sits meaningfully above HDB resale values whilst remaining substantially below luxury condominium benchmarks in prime locations, creating a natural gravitational pull from buyers seeking to maximise living space and amenity access relative to capital deployed. Purchasers evaluating the development should factor Additional Buyer's Stamp Duty (ABSD) implications if the property will constitute a second residential holding. Singapore Citizens acquiring Hundred Palms Residences as a second residential property will incur ABSD at the current rate of 20 per cent, a material cost consideration that elevates effective acquisition expense by approximately S$700,000 on a S$3.5 million purchase and should feature prominently in investment return modelling. For owner-occupiers and first-time property purchasers, ABSD does not apply, rendering the acquisition pathway more straightforward from a financing and cost standpoint.

Financing Headroom and Debt Service Considerations

Financial institutions typically extend mortgage financing to approximately 75 per cent of purchase price for executive condominium properties, with loan tenors extending to 30 years for owner-occupier buyers and shorter periods for investment-oriented acquisitions. At the starting price point of S$3.5 million, a buyer utilising maximum leverage would require a cash deposit of approximately S$875,000, with monthly mortgage obligations (at prevailing interest rates near 4 per cent) approaching S$13,000 for a 25-year term. The Total Debt Service Ratio (TDSR) framework, which restricts total monthly debt obligations to 60 per cent of gross monthly income, means that acquiring a unit at this price point typically requires a household gross monthly income of approximately S$21,700 to meet lending criteria comfortably. Buyers with multiple mortgages or significant personal debt obligations should model their specific TDSR positions carefully, as lending criteria have progressively tightened across Singapore's residential mortgage market in recent years.

Comparative Market Context

Within the broader North-East residential market, Hundred Palms Residences competes directly with other established executive condominium offerings in Serangoon, Ang Mo Kio, and Punggol, as well as increasingly with private condominium developments in adjacent precincts. Recent per-square-foot transaction evidence within a 500-metre radius of the development has ranged from S$3,500 to S$4,200 depending on unit specification, tenure length, and date of transaction, providing a useful benchmark for assessing individual unit pricing within the development. The forthcoming Serangoon North MRT station creates a differentiation advantage for Hundred Palms Residences relative to competing developments located further from under-construction transport infrastructure, potentially supporting pricing premium relative to more distant locations. Buyers and investors should conduct comparative analysis within this localised competitive set, factoring amenity differentiation, lease remaining terms, and unit configuration specificity before making acquisition decisions.

Lease Maturity and Long-Term Capital Preservation

As an executive condominium product, Hundred Palms Residences carries a 99-year lease tenure, typical within this housing classification. For owner-occupiers planning indefinite residence and investor-backed purchasers with medium-term horizons (5–15 years), the 99-year tenure presents minimal practical constraint, as institutional lenders readily finance properties across this tenure spectrum. However, purchasers with exceptionally long investment horizons or those prioritising ultimate legacy value should factor lease decay risk into their analysis, recognising that transactions involving properties with sub-70-year remaining lease terms typically transact at meaningful discounts relative to comparable fresher-lease properties. For virtually all contemporary buyers and investors, this lease maturity consideration remains peripheral relative to nearer-term capital appreciation drivers; nonetheless, it merits acknowledgement within comprehensive property investment evaluation frameworks.

Neighbourhood Infrastructure and Lifestyle Context

The Serangoon North neighbourhood has established itself as a mature, family-oriented precinct characterised by strong schools, comprehensive retail offerings, and stable property valuations. Residents enjoy proximity to shopping centres including Serangoon Plaza and Nex shopping mall, with dining venues spanning hawker establishments to contemporary restaurants reflecting Singapore's multicultural character. Medical facilities including Khoo Teck Puat Hospital provide world-class healthcare within accessible proximity, whilst sports and recreation facilities—including swimming complexes and community clubs—support active lifestyles. The neighbourhood's maturity translates into predictability for both owner-occupiers and investors, with tenant demand driven by families, relocating expatriates, and young professionals valuing proximity to established infrastructure rather than nascent estate-building potential.

Hundred Palms Residences represents a compelling residential offering for buyers seeking substantial living space, established neighbourhood character, and forthcoming transport infrastructure enhancement. Whether evaluating the development for owner-occupier acquisition or as an investment vehicle, prospective purchasers should engage financial advisors and legal practitioners to model transaction-specific outcomes and validate acquisition suitability against their circumstances.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at Hundred Palms Residences?

Executive condominium units within the Serangoon North precinct typically generate gross rental yields ranging from 3.0 to 3.8 per cent per annum, depending on unit configuration, floor level, and lease-remaining duration at point of acquisition. A unit purchased at S$3.5 million with estimated annual rent of S$120,000 to S$130,000 would yield approximately 3.4 to 3.7 per cent gross rental income. The mature neighbourhood positioning and forthcoming Serangoon North MRT station opening should support tenant demand stability and rental rate consistency, providing investors with predictable cash flow profiles relative to emerging precincts characterised by greater rental volatility. Net yields after factoring property tax, maintenance fees, insurance, and vacancy provisions typically compress to approximately 2.2 to 2.8 per cent, a context investors must incorporate into broader portfolio return expectations and comparative analysis against alternative asset classes.

How does the per-square-foot pricing at Hundred Palms Residences compare to recent executive condo transactions in the surrounding area?

Recent comparable transactions within 500 metres of the development have demonstrated per-square-foot pricing ranging from S$3,500 to S$4,200, with variability reflecting unit configuration, floor level, orientation, and lease-remaining duration at point of sale. Units at Hundred Palms Residences positioned at the S$3.5 million entry point typically achieve per-square-foot valuations approaching the lower quartile of this range, circa S$2,290 per square foot on a 1,528 sqft basis, suggesting competitive positioning relative to established comparable transactions. The imminent Serangoon North MRT station opening creates potential for future pricing appreciation as transport connectivity materialises, though current pricing appears broadly aligned with historical transaction evidence across the local competitive set. Prospective buyers should obtain independent valuation reports and review transaction evidence across recent quarter periods to validate pricing assumptions specific to individual unit configurations under consideration.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring Hundred Palms Residences as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20 per cent on the purchase price. For a unit acquired at S$3.5 million, ABSD expense totals S$700,000, materially elevating total acquisition costs beyond the purchase price alone and rendering effective acquisition cost approximately S$4.2 million when combined with standard stamp duty and professional fees. This 20 per cent ABSD rate applies specifically to second residential properties held by Singapore Citizens and represents a significant consideration within investment return modelling and acquisition feasibility analysis. First-time property buyers and owner-occupiers acquiring their primary residence do not incur ABSD, rendering the acquisition pathway substantially more cost-efficient from a fiscal standpoint; investors should factor this 20 per cent levy into detailed return calculations before committing to acquisition decisions.

What lease decay risk exists, and how might this affect long-term resale value of units in this 99-year executive condominium?

Hundred Palms Residences carries a 99-year lease tenure, positioning all units with initial lease length substantially above the 70-year threshold below which institutional buyers typically apply material valuation discounts. For contemporary buyers with investment horizons extending 10–20 years, lease maturity presents minimal practical constraint, as the property will retain 75–89 years of lease term remaining at point of sale. However, purchasers with exceptionally long holding periods or those acquiring primarily for intergenerational wealth transfer should factor that properties with sub-70-year leases typically transact at 15–30 per cent discounts relative to comparable fresher-lease properties, a dynamic that could materialise across future decades. Financial modelling for properties held beyond 30–40 years should incorporate conservative lease-decay scenarios, recognising that institutional financing becomes progressively restricted as lease terms contract. For most investment and owner-occupier applications within typical 5–25 year holding horizons, lease maturity remains a secondary consideration relative to nearer-term capital appreciation drivers.

How will the Serangoon North MRT station opening impact demand and capital appreciation for properties at Hundred Palms Residences?

The Serangoon North MRT station (CR9 line), positioned approximately 990 metres walking distance from Hundred Palms Residences, represents a material positive catalyst for the development's medium to long-term capital trajectory. Upon completion, the station will deliver direct rail access to Marina Bay, Orchard, and the broader Eastern Corridor without interchange requirements—a connectivity advantage that historical precedent suggests drives 8–15 per cent capital appreciation across surrounding residential properties within two years of station opening. The walking-distance positioning ensures that Hundred Palms Residences residents will benefit fully from this transport improvement, with tenant demand expected to strengthen materially as overseas professionals and expatriate households prioritise proximity to rail infrastructure. Current investors and owner-occupiers effectively purchase before full transport value materialisation, positioning early acquisitions favourably relative to market pricing that may reflect only partial expectations of transport-driven value capture. The MRT opening should also broaden the tenant pool, extending appeal beyond current local-market focus towards internationally-mobile professional cohorts relying on public transport for daily commutation.

Which buyer profiles—HNW, upgrader, first-time buyer, investor—are best suited to Hundred Palms Residences?

Hundred Palms Residences demonstrates particular appeal to upgraders transitioning from HDB ownership into larger private residential homes, as the executive condominium classification and S$3.5 million+ entry price point sits naturally above public housing benchmarks whilst remaining substantially below luxury condominium positioning. First-time property buyers with sufficient financial capacity and those with existing residential holdings seeking diversified portfolio exposure find strong rationale within the development's mature neighbourhood positioning, established amenity access, and forthcoming transport connectivity. Investor-oriented purchasers benefit from predictable tenant demand in an established precinct, whilst owner-occupiers enjoy access to substantial living space and comprehensive facilities without the ultra-prime pricing associated with luxury developments. High-net-worth individuals typically gravitate towards prime locations and prestigious addresses; Hundred Palms Residences appeals more to affluent middle-market buyers prioritising functionality and neighbourhod stability over exclusivity. The development's product flexibility across multiple bedroom configurations enables customised positioning around specific buyer demographics, rendering it suitable across a materially broader buyer spectrum than either ultra-luxury or entry-level residential products.

What TDSR and financing headroom should prospective buyers model at typical Hundred Palms Residences price points?

Financial institutions typically extend mortgage financing to approximately 75 per cent of purchase price for executive condominium properties, with 25–30 year loan tenors available for owner-occupier buyers. At the S$3.5 million starting price, a buyer leveraging maximum financing (75 per cent) would require S$875,000 cash deposit and face monthly mortgage obligations approaching S$13,000 at 4 per cent interest across a 25-year term, a figure rising to approximately S$14,000 for shorter 20-year amortisation schedules. The Total Debt Service Ratio (TDSR) framework restricts total monthly debt service to 60 per cent of gross monthly income, meaning acquiring at this price typically requires household gross monthly income near S$21,700 to meet lending thresholds comfortably. Buyers with existing mortgage obligations, personal loans, or credit card facilities will encounter tighter TDSR headroom, potentially restricting borrowing capacity or requiring larger cash deposits to remain within regulatory constraints. Financial advisors should model borrowing capacity under current lending criteria, factoring client-specific debt profiles, before buyers commit to acquisition negotiations.

How does Hundred Palms Residences compare to competing executive condominium developments in Serangoon, Ang Mo Kio, and adjacent precincts?

Hundred Palms Residences competes within a competitive set encompassing established executive condominium products across Serangoon, Ang Mo Kio, and adjacent North-East residential precincts, with direct competitors including developments offering comparable floor plates and price positioning. Key competitive differentiation hinges on proximity to the forthcoming Serangoon North MRT station—a transport advantage that Hundred Palms Residences holds over comparable properties located further north within Ang Mo Kio or further east within Punggol. Recent pricing analysis within the competitive set demonstrates per-square-foot benchmarks ranging S$3,500 to S$4,200, with Hundred Palms Residences positioned competitively at the lower quartile of this range on a unit basis. Buyers and investors should conduct detailed comparative analysis across amenity offerings (recreational facilities, security systems, maintenance standards), lease remaining duration, and unit configuration variety before making acquisition decisions. The forthcoming MRT station opening should increasingly differentiate properties with excellent walking-distance access from those requiring longer travel times or feeder transportation to reach rail infrastructure.

Which unit stacks or floor levels at Hundred Palms Residences offer the best value relative to amenity access and capital appreciation potential?

Floor levels at executive condominium developments typically exhibit nuanced pricing patterns reflecting occupant preferences for natural light, privacy, and views balanced against affordability considerations. Lower to mid-level units (floors 3–8) at Hundred Palms Residences typically command moderate premiums whilst avoiding the elevated pricing that ultra-high floors attract, offering strong value for investor-oriented purchasers optimising yield relative to acquisition cost. Corner units and those with premium orientations (north-facing or with unobstructed views) command 8–15 per cent premiums relative to comparable interior units, a differential that owner-occupiers often justify psychologically despite limited empirical rental value uplift. Middle stacks away from ground-floor noise and upper-level transport logistics typically prove most investor-favoured due to rental demand equilibrium—tenants value these positions without the scarcity premium attached to premium high-floor locations. Unit configurations spanning 2–3 bedroom categories consistently demonstrate stronger rental demand than larger formats (4+ bedrooms), which appeal to narrower demographic cohorts; investors should weight unit type alongside floor positioning when assessing value propositions. Individual buyer preference and specific financial models should ultimately guide floor-level selection, recognising that 'best value' varies materially based on holding horizon, exit assumptions, and personal occupancy considerations.

What future supply pipeline exists within the Serangoon North and North-East residential district that might impact long-term demand for properties at this development?

The North-East residential district encompasses Serangoon, Ang Mo Kio, and expanding precincts including Punggol and Hougang, with ongoing supply additions via HDB Build-To-Order projects, private condominium developments, and integrated mixed-use precincts. The Serangoon North MRT station opening will likely catalyse new residential development applications within the surrounding area, potentially extending supply competition within medium-term horizons (3–7 years). However, executive condominium designations remain constrained by government policy restricting availability to specific eligibility criteria, effectively limiting new supply relative to unconstrained private condominium or HDB products. The broader North-East market has demonstrated consistent absorption capacity across prior years, with demographic demand from upgraders, expatriate households, and investor portfolios supporting stable valuations despite periodic supply injections. Prospective buyers should monitor Urban Redevelopment Authority (URA) development pipeline announcements and government housing policies affecting residential supply within the catchment, recognising that long-term capital appreciation hinges partly on supply-demand balance across the competitive district. The Serangoon North MRT station opening should expand addressable demand for the entire precinct, potentially offsetting supply competition from new developments as transport connectivity improves accessibility across the broader North-East market.

[For Sale] Hundred Palms Residences — From S$3.5M