CommercialRESIDENTIALLeaseholdDistrict 18 · Pasir Ris

Coco Palms

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2024

Quick Summary

Coco Palms is a commercial building in District 18 · Pasir Ris, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is leasehold with roughly 81 years remaining. 4 transactions are on record since 1995, most recently in Aug 2024. 1 unit is currently listed for sale. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on Coco Palms.

Ask PropKaki

What are the key facts about Coco Palms?

Key takeawayCoco Palms is a commercial building in District 18 · Pasir Ris, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Leasehold
District / Area: District 18 · Pasir Ris
Address: 21 Pasir Ris Grove
Land area: 36,489 sqm
Completed: Not on record
Storeys: 13 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 950
Managing agent: NEWMAN SRE PTE LTD
Strata formed: 2018 (MCST 4654)
Submarket: Suburban
Units with a recorded sale: At least 4
Transactions on record: 4 (records start 1995)
Live listings: 1
ACRA registrations: 8

About Coco Palms

Coco Palms is a mixed-use building in Pasir Ris (District 18). It is located along Pasir Ris Grove, Singapore 518070.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is leasehold, with about 81 years remaining on the lease. It occupies roughly 36,489 sqm of land with about 76,626 sqm of gross floor area.

4 transactions have been recorded here, at a median of S$1,946 psf. The most recent was in August 2024.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Pasir Ris MRT Exit B, 284 m away (about a 4-minute walk). The closest bus stop (Blk 524B) is 128 m away (about a 2-minute walk).

What is Coco Palms zoned as?

Key takeawayCoco Palms sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has Coco Palms sold for?

Key takeaway4 transactions are on record since 1995, most recently in Aug 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2024	Retail	S$1.25M	603 sqft	$2,074
Jul 2014	Retail	S$1.48M	1,012 sqft	$1,459
Jul 2014	Retail	S$1.09M	603 sqft	$1,817
Jul 2014	Retail	S$2.57M	1,206 sqft	$2,133

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Coco Palms rent for?

Key takeawayNo street- or building-level rent is published here. Across District 18 retail, retail space rented at a median of $18.35 psf a month in 2026Q3, with the middle half of leases between $15.60 and $25.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 18 retail

Region band · 2026Q3

25th pct

$15.60

$167.95 psm

Median

$18.35

$197.55 psm

75th pct

$25.03

$269.47 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 18 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Coco Palms

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Coco Palms

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Coco Palms?

Key takeawayURA has approved 7 changes of use at Coco Palms since 2000, most recently in 2025. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

19 Feb 2026RenewedFloor 1
Continued use as massage establishment
Continued use of units #01-XX and #01-XX as massage establishment
28 Aug 2025ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
8 May 2023ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of units #01-XX and #01-XX to massage establishment
15 Feb 2022ApprovedFloor 1
Change of use to clinic
Proposed change of use of unit #01-XX to clinic
15 Apr 2021ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (hair salon)
13 Jan 2021ApprovedFloor 1
Change of use to student care and enrichment centre
Proposed change of use of unit #01-XX to student care and enrichment centre
12 Sept 2018ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop at 21 pasir ris grove, coco palms condominium
31 Jan 2018ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of shop unit #01-XX and #01-XX to medical clinic (dental) at 21 pasir ris grove, coco palms condominium

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Pasir Ris Grove price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Coco Palms?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 18 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$288.17	$334.04	$372.08
B1 & Below · 30 & Below	$402.91	$419.52	$444.18
Level 1 · 30 & Below	$338.80	$476.56	$507.11
Level 2 & 3 · >30 - 100	$160.23	$185.71	$256.74
B1 & Below · >30 - 100	$242.12	$313.16	$407.37
Level 4 & Above · >30 - 100	$246.24	$280.87	$292.97
Level 1 · >30 - 100	$145.32	$182.85	$282.19
Level 1 · >100 - 300	$150.78	$175.58	$214.75

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Coco Palms right now?

Key takeaway1 unit is currently listed at Coco Palms. One row per unit; several agents often market the same unit.

For sale (1)

Coco PalmsS$1.93M · 840 sqft

Browse every listing at this building →

What is near Coco Palms?

Amenities nearby

BCH Clinic @ Pasir Ris · 100 mBlk 524B · 128 mPasir Ris Polyclinic · 236 mPasir Ris MRT Exit B · 284 mEducational Institution · 287 mPlace Of Worship · 619 mPasir Ris Elias Community Club · 864 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Sheng Siong Supermarket Pte Ltd · 280 mWhite Sands · 333 mPasir Ris Central Hawker Centre · 561 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Coco Palms

Key takeawayThe nearest station is Pasir Ris (EW1), 284 m away — a busy station, with about 63,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 64% of retail buildings

nearest MRT/LRT Pasir Ris (EW1) 284 m, about 63,000 taps a weekday; bus stops within 400 m: 14, about 74,000 taps a weekday; Pasir Ris: 23,751 resident workers (Census 2020, by workplace); about 62,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Pasir Ris (EW1)284 m · about 63,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Coco Palms. Transfers between lines don't tap, so interchanges read low.

Bus

14 bus stops within 400 m, with about 74,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 578A Pasir Ris Street 53 (HDB)227 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 326 car lots
Blk 530 Pasir Ris Drive 1 (HDB)305 m
no short-term parking · gantry 2.15 m · 428 car lots
Blk 586A Pasir Ris Street 53 (HDB)328 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 309 car lots
Blk 521A Pasir Ris Street 52 (HDB)377 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 449 car lots
Blk 537-543, 564-569 Pasir Ris Street 51 (HDB)417 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 365 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Pasir Ris Park Car Par K E Off St, 1.4 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Coco Palms's own car park, if it has one, and its charges are not in the open data.

Who's registered at Coco Palms?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list Coco Palms as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Health and social services
2
Financial and insurance
1
Professional, scientific and technical services
1
Arts, entertainment and recreation
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Coco Palms

Where is Coco Palms?⌄

Coco Palms is at 21 Pasir Ris Grove, Singapore 518070, in the Pasir Ris planning area.

What is Coco Palms zoned as?⌄

Coco Palms sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Coco Palms?⌄

Coco Palms is leasehold. About 81 years remain on the lease.

What have units at Coco Palms sold for?⌄

Across 4 recorded transactions, the median price is S$1,946 psf. The latest was in August 2024.

What is the nearest MRT station to Coco Palms?⌄

Pasir Ris MRT Exit B is the closest, 284 m away (about a 4-minute walk).

How many businesses are registered at Coco Palms?⌄

10 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project Coco Palms.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.