PropertyHuat

See past the listing.

OverviewAnalyticsNew LaunchesCalculatorWatchlist
Market Data
URA • data.gov.sg
© 2026 PropertyHuat
See past the listing.
About·Privacy·T&C·Contact
Home/District 18 - Pasir Ris, Tampines/THE PALETTE

THE PALETTE

District 18OCR99 yrs lease commencing from 2010PropertyGuru

Project Details

Address
PASIR RIS GROVE
Property Type
Condominium
Total Units
892
Est. TOP
2016
Developer
City Developments Limited
Tenure
99 yrs lease commencing from 2010
Price by Bedroom (median, 3yr)
1-Bed
$738,000
6 txns
2-Bed
$1,138,000
34 txns
3-Bed
$1,628,000
55 txns
4-Bed
$2,200,000
11 txns
Median PSF (3yr)
$1459
106 transactions
Normalized PSF
$1,664
Raw $1,459 · Bala 92.1%
vs new D18 launches
-18.5%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 18 - Pasir Ris, Tampines ->

Investment Signals

Elias Park Primary School (563m)T3Angsana Primary School (902m)T2Gongshang Primary School (1.5km)T1Poi Ching School (1.6km)T3High supply: 2,701 units within 2kmNo MRT within 1km
Last 3 years
  • THE PALETTEOCR
    Apr 2026 · D18 · 3-Bed · 1,173 sqft · fl 11-15
    $1,870,000
    $1,594 psf
    $1,821 norm
    Resale
  • THE PALETTEOCR
    Mar 2026 · D18 · 3-Bed · 1,163 sqft · fl 01-05
    $1,688,888
    $1,453 psf
    $1,660 norm
    Resale
  • THE PALETTEOCR
    Mar 2026 · D18 · 3-Bed · 1,066 sqft · fl 11-15
    $1,635,000
    $1,534 psf
    $1,752 norm
    Resale
  • THE PALETTEOCR
    Feb 2026 · D18 · 3-Bed · 1,055 sqft · fl 06-10
    $1,630,000
    $1,545 psf
    $1,765 norm
    Resale
  • THE PALETTEOCR
    Jan 2026 · D18 · 3-Bed · 1,066 sqft · fl 06-10
    $1,648,888
    $1,547 psf
    $1,767 norm
    Resale
  • THE PALETTEOCR
    Dec 2025 · D18 · 3-Bed · 1,055 sqft · fl 06-10
    $1,610,000
    $1,526 psf
    $1,743 norm
    Resale
  • THE PALETTEOCR
    Dec 2025 · D18 · 3-Bed · 1,410 sqft · fl 01-05
    $2,108,000
    $1,495 psf
    $1,708 norm
    Resale
  • THE PALETTEOCR
    Dec 2025 · D18 · 3-Bed · 1,163 sqft · fl 11-15
    $1,850,000
    $1,591 psf
    $1,818 norm
    Resale
  • THE PALETTEOCR
    Dec 2025 · D18 · 3-Bed · 1,066 sqft · fl 06-10
    $1,680,000
    $1,577 psf
    $1,802 norm
    Resale
  • THE PALETTEOCR
    Nov 2025 · D18 · 4-Bed · 1,690 sqft · fl 01-05
    $2,300,000
    $1,361 psf
    $1,555 norm
    Resale
  • THE PALETTEOCR
    Nov 2025 · D18 · 4-Bed · 1,399 sqft · fl 11-15
    $2,200,000
    $1,572 psf
    $1,796 norm
    Resale
  • THE PALETTEOCR
    Nov 2025 · D18 · 3-Bed · 1,066 sqft · fl 11-15
    $1,680,000
    $1,577 psf
    $1,802 norm
    Resale
  • THE PALETTEOCR
    Nov 2025 · D18 · 2-Bed · 753 sqft · fl 11-15
    $1,200,000
    $1,593 psf
    $1,820 norm
    Resale
  • THE PALETTEOCR
    Nov 2025 · D18 · 3-Bed · 1,066 sqft · fl 06-10
    $1,650,000
    $1,548 psf
    $1,768 norm
    Resale
  • THE PALETTEOCR
    Sep 2025 · D18 · 3-Bed · 1,173 sqft · fl 06-10
    $1,790,000
    $1,526 psf
    $1,743 norm
    Resale
  • THE PALETTEOCR
    Sep 2025 · D18 · 2-Bed · 893 sqft · fl 06-10
    $1,360,000
    $1,522 psf
    $1,739 norm
    Resale
  • THE PALETTEOCR
    Sep 2025 · D18 · 3-Bed · 1,066 sqft · fl 01-05
    $1,610,000
    $1,511 psf
    $1,726 norm
    Resale
  • THE PALETTEOCR
    Sep 2025 · D18 · 2-Bed · 1,195 sqft · fl 01-05
    $1,590,000
    $1,331 psf
    $1,521 norm
    Resale
  • THE PALETTEOCR
    Aug 2025 · D18 · 2-Bed · 883 sqft · fl 11-15
    $1,388,888
    $1,574 psf
    $1,798 norm
    Resale
  • THE PALETTEOCR
    Aug 2025 · D18 · 1-Bed · 495 sqft · fl 06-10
    $738,000
    $1,490 psf
    $1,702 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE PALETTE18OCR311-151,173$1,870,000$1,594$1,821Apr 2026Resale
THE PALETTE18OCR301-051,163$1,688,888$1,453$1,660Mar 2026Resale
THE PALETTE18OCR311-151,066$1,635,000$1,534$1,752Mar 2026Resale
THE PALETTE18OCR306-101,055$1,630,000$1,545$1,765Feb 2026Resale
THE PALETTE18OCR306-101,066$1,648,888$1,547$1,767Jan 2026Resale
THE PALETTE18OCR306-101,055$1,610,000$1,526$1,743Dec 2025Resale
THE PALETTE18OCR301-051,410$2,108,000$1,495$1,708Dec 2025Resale
THE PALETTE18OCR311-151,163$1,850,000$1,591$1,818Dec 2025Resale
THE PALETTE18OCR306-101,066$1,680,000$1,577$1,802Dec 2025Resale
THE PALETTE18OCR401-051,690$2,300,000$1,361$1,555Nov 2025Resale
THE PALETTE18OCR411-151,399$2,200,000$1,572$1,796Nov 2025Resale
THE PALETTE18OCR311-151,066$1,680,000$1,577$1,802Nov 2025Resale
THE PALETTE18OCR211-15753$1,200,000$1,593$1,820Nov 2025Resale
THE PALETTE18OCR306-101,066$1,650,000$1,548$1,768Nov 2025Resale
THE PALETTE18OCR306-101,173$1,790,000$1,526$1,743Sep 2025Resale
THE PALETTE18OCR206-10893$1,360,000$1,522$1,739Sep 2025Resale
THE PALETTE18OCR301-051,066$1,610,000$1,511$1,726Sep 2025Resale
THE PALETTE18OCR201-051,195$1,590,000$1,331$1,521Sep 2025Resale
THE PALETTE18OCR211-15883$1,388,888$1,574$1,798Aug 2025Resale
THE PALETTE18OCR106-10495$738,000$1,490$1,702Aug 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

Page 1 of 6