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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
5 txns
2-Bed
$1,170,000
38 txns
3-Bed
$1,630,000
59 txns
4-Bed
$2,200,000
11 txns
Median PSF (3yr)
$1498
113 transactions
Normalized PSF
$1,711
Raw $1,498 · Bala 92.1%
vs new D18 launches
-16.0%
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
    May 2026 · D18 · 3-Bed · 1,066 sqft · fl 01-05
    $1,630,000
    $1,530 psf
    $1,748 norm
    Resale
  • THE PALETTEOCR
    May 2026 · D18 · 2-Bed · 721 sqft · fl 11-15
    $1,162,000
    $1,611 psf
    $1,840 norm
    Resale
  • THE PALETTEOCR
    May 2026 · D18 · 2-Bed · 893 sqft · fl 06-10
    $1,370,000
    $1,533 psf
    $1,751 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 3-Bed · 1,055 sqft · fl 11-15
    $1,660,000
    $1,574 psf
    $1,798 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 3-Bed · 1,066 sqft · fl 01-05
    $1,640,000
    $1,539 psf
    $1,758 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 2-Bed · 883 sqft · fl 11-15
    $1,395,000
    $1,580 psf
    $1,805 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 3-Bed · 1,066 sqft · fl 11-15
    $1,700,000
    $1,595 psf
    $1,822 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 2-Bed · 753 sqft · fl 11-15
    $1,205,000
    $1,599 psf
    $1,827 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 3-Bed · 1,163 sqft · fl 11-15
    $1,835,000
    $1,578 psf
    $1,803 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 3-Bed · 1,163 sqft · fl 06-10
    $1,800,000
    $1,548 psf
    $1,768 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 2-Bed · 743 sqft · fl 11-15
    $1,190,000
    $1,602 psf
    $1,830 norm
    Resale
  • THE PALETTEOCR
    Apr 2026 · D18 · 2-Bed · 893 sqft · fl 11-15
    $1,368,000
    $1,531 psf
    $1,749 norm
    Resale
  • 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
    Apr 2026 · D18 · 2-Bed · 753 sqft · fl 11-15
    $1,210,000
    $1,606 psf
    $1,835 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 · 1,163 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
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE PALETTE18OCR301-051,066$1,630,000$1,530$1,748May 2026Resale
THE PALETTE18OCR211-15721$1,162,000$1,611$1,840May 2026Resale
THE PALETTE18OCR206-10893$1,370,000$1,533$1,751May 2026Resale
THE PALETTE18OCR311-151,055$1,660,000$1,574$1,798Apr 2026Resale
THE PALETTE18OCR301-051,066$1,640,000$1,539$1,758Apr 2026Resale
THE PALETTE18OCR211-15883$1,395,000$1,580$1,805Apr 2026Resale
THE PALETTE18OCR311-151,066$1,700,000$1,595$1,822Apr 2026Resale
THE PALETTE18OCR211-15753$1,205,000$1,599$1,827Apr 2026Resale
THE PALETTE18OCR311-151,163$1,835,000$1,578$1,803Apr 2026Resale
THE PALETTE18OCR306-101,163$1,800,000$1,548$1,768Apr 2026Resale
THE PALETTE18OCR211-15743$1,190,000$1,602$1,830Apr 2026Resale
THE PALETTE18OCR211-15893$1,368,000$1,531$1,749Apr 2026Resale
THE PALETTE18OCR311-151,173$1,870,000$1,594$1,821Apr 2026Resale
THE PALETTE18OCR211-15753$1,210,000$1,606$1,835Apr 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 PALETTE18OCR311-151,163$1,850,000$1,591$1,818Dec 2025Resale
THE PALETTE18OCR306-101,066$1,680,000$1,577$1,802Dec 2025Resale

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

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