Palmwoods
Palmwoods is a 99-year condominium in District 16 (Bedok) that obtained TOP in 1999, with 87 units across 2 blocks. Across 194 transactions on record, units have recently transacted around S$1.20M (S$1,006 psf, ~1,173 sqft). There are 14 units for sale from S$1.18M to S$1.60M. The lease has approximately 69 years remaining.
What are the key facts about Palmwoods?
Palmwoods is a 99-year condominium in District 16 (Bedok) that obtained TOP in 1999, with 87 units across 2 blocks.
- Tenure
- 99-year
- TOP / Completion
- 1999
- Developer
- NOT AVAILABLE
- Total units
- 87
- Blocks
- 2
- District / Area
- District 16 (Bedok)
- Market segment
- OCR
- Median PSF
- S$1,006 psf
- Last transacted
- May 2026
- Remaining lease
- ≈ 69 years
What is the price and PSF at Palmwoods?
Units have recently transacted around S$1.20M (S$1,006 psf), at a gross rental yield of about 2.3% (URA caveat data).
Recent median price
S$1.20M
recent · 194 sales on record
Median PSF
S$1,006 psf
recent transactions
Median rent (monthly)
S$2,280
287 rentals on record
Gross rental yield
2.3%
indicative, gross
Units currently for sale are asking a median of S$1,326 psf — about 32% above the most recent transacted PSF.
Source: URA caveat data, through May 2026.
What has recently sold at Palmwoods?
Palmwoods has 194 recorded sales; the most recent transacted at S$1,640,000 in May 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| May 2026 | S$1,640,000 | 1,292 | S$1,270 psf |
| Dec 2025 | S$1,080,000 | 850 | S$1,270 psf |
| Sept 2025 | S$1,680,000 | 1,346 | S$1,249 psf |
| Jul 2025 | S$1,450,000 | 1,184 | S$1,225 psf |
| May 2024 | S$1,420,000 | 1,292 | S$1,099 psf |
| Jul 2023 | S$1,820,000 | 2,185 | S$833 psf |
| Apr 2023 | S$1,180,000 | 1,173 | S$1,006 psf |
| Feb 2023 | S$1,200,000 | 1,141 | S$1,052 psf |
| Sept 2022 | S$1,295,000 | 1,346 | S$962 psf |
| Mar 2022 | S$838,000 | 872 | S$961 psf |
| Mar 2022 | S$838,000 | 872 | S$961 psf |
| Feb 2022 | S$880,000 | 936 | S$940 psf |
194 sales and 287 rentals on record since Jun 1997. Source: URA.
Are prices at Palmwoods rising?
The median transacted PSF at Palmwoods has risen 44% over the past 12 years (2013–2025), from S$866 psf to S$1,249 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2025 | S$1,249 psf | S$1.45M | 3 | +24.2% |
| 2023 | S$1,006 psf | S$1.20M | 3 | +4.7% |
| 2022 | S$961 psf | S$880k | 5 | +5.4% |
| 2021 | S$912 psf | S$1.10M | 5 | +5.9% |
| 2019 | S$861 psf | S$940k | 2 | +2.4% |
| 2018 | S$841 psf | S$900k | 7 | +1.6% |
| 2017 | S$828 psf | S$939k | 3 | +1.7% |
| 2016 | S$814 psf | S$701k | 2 | -14.2% |
| 2014 | S$949 psf | S$915k | 2 | +9.6% |
| 2013 | S$866 psf | S$755k | 2 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Palmwoods?
7,517 CEA-registered agents closed at least one recorded deal in District 16 — where Palmwoods sits — in the last 12 months, across all property types.
Active agents · 12mo
7,517
District 16 · closed ≥1 deal
Deals on record
34,084
all-time · all property types
Source: CEA public transaction records, attributed to District 16across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Palmwoods?
Palmwoods has 14 units listed for sale, spanning 2–3-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 4 | S$1.18M–S$1.49M | — |
| 3-bedroom | 10 | S$1.49M–S$1.60M | S$1,326 psf |
Where is Palmwoods and what's nearby?
Palmwoods is located in Bedok, in the East Region of Singapore.
Palmwoods is a 99-year condominium completed in 1999. It was developed by NOT AVAILABLE. The development has 87 residential units. It sits on a land area of 7,406 sqm and has a gross floor area of 10,369 sqm. The plot ratio is 1.4.
PALMWOODS is located at 452 Upper Changi Road, Singapore 487040. It is part of District 16, Bedok / Upper East Coast, Bedok. The project falls within the East Region and the OCR market segment.
The nearest rail connection is Tanah Merah MRT, approximately 558m away, around 9 minutes on foot. Nearby amenities include East Village for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, and Jln Pari Burong Pg for greenery and recreation. Facilities in the development include Barbeque Area, Basement car park, Fitness corner, Jacuzzi, Playground, and 24 hours security.
Who built Palmwoods and how big is the development?
Palmwoods was developed by NOT AVAILABLE, designed by ANDREW TAN ARCHITECTS PTE, with 87 units over up to 4 storeys.
- Developer
- NOT AVAILABLE
- Architect
- ANDREW TAN ARCHITECTS PTE
- Main contractor
- DIGI BUILDER PTE LTD
- Floors
- 4 storeys
- Blocks
- 2
- Land area
- 7,406 sqm (79,717 sqft)
- Gross floor area
- 10,369 sqm (111,611 sqft)
- Plot ratio
- 1.40
How far is Palmwoods from MRT and schools?
The nearest MRT/LRT to Palmwoods is Tanah Merah MRT, about 558 m away (~9 min walk). 5 schools are within 1 km, including 1 primary school.
Getting around
- Tanah Merah MRT558 m · ~9 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Anglican High SchoolSecondary schoolwithin 1 km673 m
- St. Anthony's Canossian Secondary SchoolSecondary schoolwithin 1 km719 m
- St. Anthony's Canossian Primary SchoolPrimary schoolwithin 1 km · P1 priority797 m
- Bedok South Secondary SchoolSecondary schoolwithin 1 km836 m
- Bedok View Secondary SchoolSecondary schoolwithin 1 km980 m
- Changkat Changi Secondary SchoolSecondary school1.0 km
- Changkat Primary SchoolPrimary school1.0 km
- Bedok Green Secondary SchoolSecondary school1.5 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What facilities does Palmwoods have?
Palmwoods has 8 facilities, including Barbeque Area, Basement car park, Fitness corner, Jacuzzi, and more.
What does it cost to own a unit at Palmwoods?
Buying a unit at Palmwoods (~S$1.20M) needs about S$8,784/mo in income and S$4,041/mo in repayments, after S$32,600 stamp duty and a S$300k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.20M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$32,600
BSD, tiered
Downpayment (25%)
S$300k
cash + CPF
Monthly instalment
S$4,041/mo
30y @ 3.5%
Income required
S$8,784/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about Palmwoods? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Palmwoods's own transactions.
PropKakiRecent units at Palmwoods sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Palmwoods
How much does a unit at Palmwoods cost?⌄
Units at Palmwoods have recently transacted around S$1.20M (S$1,006 psf), from 194 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Palmwoods?⌄
For a unit around S$1.20M as a first home, you'd need roughly S$8,784/mo in income (assessed at the stress-test rate), with repayments near S$4,041/mo after a S$300k (25%) downpayment and S$32,600 Buyer's Stamp Duty.
Is Palmwoods a good investment?⌄
Gross rental yield is about 2.3%, and current asking prices sit about 32% above the most recent transacted PSF; median PSF has risen about 44% since 2013. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Palmwoods going up?⌄
The median transacted PSF at Palmwoods has risen about 44% between 2013 and 2025, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Palmwoods freehold or leasehold?⌄
Palmwoods is 99-year, with approximately 69 years remaining on the lease.
When was Palmwoods built and who developed it?⌄
Palmwoods obtained TOP in 1999, developed by NOT AVAILABLE, with 87 units across 2 blocks.
How many units are for sale at Palmwoods?⌄
There are 14 units for sale at Palmwoods, from S$1.18M to S$1.60M.
What is the nearest MRT to Palmwoods?⌄
The nearest MRT/LRT station to Palmwoods is Tanah Merah MRT, about 558 m away (~9 min walk).
Which primary schools are within 1 km of Palmwoods?⌄
St. Anthony's Canossian Primary School is within 1 km of Palmwoods — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.