CommercialRESIDENTIALLeaseholdDistrict 23 · Choa Chu Kang

Palm Gardens

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2010

Quick Summary

Palm Gardens is a commercial building in District 23 · Choa Chu Kang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 69 years remaining. 3 transactions are on record since 1995, most recently in Aug 2010. 1 unit is currently listed for sale. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Palm Gardens.

Ask PropKaki

What are the key facts about Palm Gardens?

Key takeawayPalm Gardens is a commercial building in District 23 · Choa Chu Kang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 23 · Choa Chu Kang
Address: 2a Hong San Walk
Land area: 30,659 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 695
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2001 (MCST 2553)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 3 (records start 1995)
Live listings: 1
ACRA registrations: 0

About Palm Gardens

Palm Gardens is a mixed-use building in Choa Chu Kang (District 23). It is located along Hong San Walk, Singapore 689047.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 69 years remaining on the lease. It occupies roughly 30,659 sqm of land with about 85,845 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$665 psf. The most recent was in August 2010.

1 business is currently registered at this address with ACRA.

The nearest MRT is Keat Hong LRT, 224 m away (about a 4-minute walk). The closest bus stop (Palm Gdns) is 98 m away (about a 2-minute walk).

What is Palm Gardens zoned as?

Key takeawayPalm Gardens sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Palm Gardens sold for?

Key takeaway3 transactions are on record since 1995, most recently in Aug 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2010	Retail	S$650k	797 sqft	$816
Aug 2002	Retail	S$530k	797 sqft	$665
May 2000	Retail	S$520k	797 sqft	$653

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 Palm Gardens rent for?

Key takeawayNo street- or building-level rent is published here. Across District 23 retail, retail space rented at a median of $23.77 psf a month in 2026Q3, with the middle half of leases between $22.95 and $25.51. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 23 retail

Region band · 2026Q3

25th pct

$22.95

$247.02 psm

Median

$23.77

$255.89 psm

75th pct

$25.51

$274.59 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 23 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 Palm Gardens

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 Palm Gardens

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 Palm Gardens?

Key takeawayURA has approved 2 changes of use at Palm Gardens since 2000, most recently in 2021. 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 Oct 2021ApprovedFloor B1
Change of use: shop → pizza making & delivery outlet
Proposed change of use of unit #B1-XX from shop (minimart) to pizza making & delivery outlet at palm gardens
5 Sept 2016ApprovedFloor B1
Change of use to minimart
Proposed use of the premises #B1-XX within the clubhouse of palm gardens as minimart
27 Apr 2009Approved
Additions & alterations
Prop addition of a multi-purpose court to an existing condominium housing devt comprising 4 blks of flats (total 694 units), 2 basements car parks, clubhouse including 1 shop unit, swimming pool and communal facilities

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).

What do commercial rents run near Palm Gardens?

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

Indicative area yield — District 23 retail

Gross yield (area)

9.6%

8.6% net of property tax

Rent side (median of bands)

$255.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,984 psf

11 sales

An INDICATIVE AREA yield for District 23 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 23 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$301.00	$351.50	$421.39
Level 1 · 30 & Below	$337.00	$386.49	$398.56
Level 4 & Above · >30 - 100	$247.02	$248.59	$265.90
Level 1 · >30 - 100	$146.69	$255.89	$274.59
B1 & Below · >30 - 100	$312.82	$320.00	$323.19
Level 2 & 3 · >30 - 100	$168.47	$207.40	$244.22
Level 1 · >100 - 300	$87.55	$123.10	$164.64

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 Palm Gardens right now?

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

For sale (1)

Palm GardensS$1.75M · 797 sqft

Browse every listing at this building →

What is near Palm Gardens?

Key takeawayThe nearest MRT/LRT is Keat Hong LRT, about 224 m away — and 2 competing retail premisess operate nearby.

Getting around

Keat Hong LRT224 m · ~4 min

Amenities nearby

OneCare Clinic Keat Hong LRT · 61 mPalm Gdns · 98 mPlace Of Worship · 111 mKeat Hong LRT Exit A · 240 mEducational Institution · 305 mChoa Chu Kang Polyclinic · 617 mChua Chu Kang Community Club · 629 m

Competing premises nearby

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

Prime Supermarket (1996) Pte Ltd · 313 mLot One · 788 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Palm Gardens

Key takeawayThe nearest station is Keat Hong (BP3), 224 m away — a quiet station, with 8,600 taps in and out on an average weekday. 20 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 34% of retail buildings

nearest MRT/LRT Keat Hong (BP3) 224 m, about 8,600 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 12, about 15,000 taps a weekday; Choa Chu Kang: 13,144 resident workers (Census 2020, by workplace); about 81,000 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

Keat Hong (BP3)224 m · 8,600 weekday taps
South View (BP2)307 m · 5,886 weekday taps
Teck Whye (BP4)756 m · 7,517 weekday taps
Choa Chu Kang (NS4 / BP1)783 m · about 82,000 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 Palm Gardens. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 815 Choa Chu Kang Avenue 7 (HDB)186 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 798 car lots
Blk 228-239 Choa Chu Kang Central (HDB)205 m
no short-term parking · 372 car lots
Blk 248/250 Choa Chu Kang Avenue 2 (HDB)211 m
S$0.60 per half-hour at midday on a weekday · 136 car lots
Service Rd (Choa Chu K Ang Ave 1) (URA)246 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 42 car lots
Blk 251A Choa Chu Kang Avenue 2 (HDB)246 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 290 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.

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

Who's registered at Palm Gardens?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Palm Gardens as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Transportation and storage
0

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 Palm Gardens

Where is Palm Gardens?⌄

Palm Gardens is at 2A Hong San Walk, Singapore 689047, in the Choa Chu Kang planning area.

What is Palm Gardens zoned as?⌄

Palm Gardens sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Palm Gardens?⌄

Palm Gardens is leasehold. About 69 years remain on the lease.

What have units at Palm Gardens sold for?⌄

Across 3 recorded transactions, the median price is S$665 psf. The latest was in August 2010.

What is the nearest MRT station to Palm Gardens?⌄

Keat Hong LRT is the closest, 224 m away (about a 4-minute walk).

How many businesses are registered at Palm Gardens?⌄

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

For agents · in the PropKaki app

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This development is also registered as the residential project Palm Gardens.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.