Palm Gardens

131 filed transactions · District 23 · OCR

Median, per square foot

1,026 psf

Observed range

$774 — $1,257 psf
S$1,255k median price

99 yrs lease commencing from 1996 · 131 filed transactions

▼ 4.8% vs 12 months ago

S$1,255k

Median price

131

Filed transactions

47%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,255,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

May '24 · S$1,280kAug '26 · S$1,150k

The transactions behind those figures20 of 131

Nothing modelled — these are the filed sales.

112 sqm · floor 11-15Condominium · Resale · 2026-08

S$1,300,000$1078 psf

89 sqm · floor 01-05Condominium · Resale · 2026-08

S$1,000,000$1044 psf

89 sqm · floor 06-10Condominium · Resale · 2026-07

S$1,002,500$1046 psf

89 sqm · floor 06-10Condominium · Resale · 2026-07

S$1,050,000$1096 psf

113 sqm · floor 06-10Condominium · Resale · 2026-07

S$1,350,000$1110 psf

113 sqm · floor 06-10Condominium · Resale · 2026-06

S$1,260,000$1036 psf

113 sqm · floor 11-15Condominium · Resale · 2026-06

S$1,295,000$1065 psf

89 sqm · floor 01-05Condominium · Resale · 2026-04

S$995,000$1039 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+3.4%

Floors 16+ against floors 1–5, Palm Gardens only. Median S$1,045 psf up top from 11 sales, S$1,011 psf low down from 35.

District 23, typical project+9.9%

Middle of 17 projects in District 23 that clear the bar — half fall between +3.4% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 23, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,488	1,063
06-10	S$1,558	968
11-15	S$1,617	663
16-20	S$1,659	402
21-25	S$1,693	347
26-30	S$1,838	128

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

South View

245m

Primary schools within 1km

nearest 336m

Primary schools · straight-line distance

South View Primary School336m
Chua Chu Kang Primary School535m
Teck Whye Primary School931m

5 more between 1km and 2km

Concord Primary School1.2km
West View Primary School1.6km
St. Anthony'S Primary School1.6km
Kranji Primary School1.7km
De La Salle School1.8km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

South View245m
Keat Hong297m
Choa Chu Kang700m

Also nearby

ParkChoa Chu Kang PK916m
Other schoolsBukit Panjang Govt. High School995m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Palm GardensStraight-line, not walking — what sits between two points is in no dataset here.

1project within 300m

$1,298–$1,604the middle half, per sq ft — all from one project

$1,457median of those sales

From 10 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Comfort Garden	243m	2026-05	—	180 sqm	$2,118
Comfort Garden	243m	2026-02	—	175 sqm	$1,863
Comfort Garden	243m	2025-12	—	322 sqm	$1,470
Comfort Garden	243m	2025-09	—	337 sqm	$1,325
Comfort Garden	243m	2025-07	—	376 sqm	$1,298
Comfort Garden	243m	2024-05	—	337 sqm	$1,283
Comfort Garden	243m	2023-04	—	180 sqm	$1,604
Comfort Garden	243m	2023-03	—	382 sqm	$1,350
Comfort Garden	243m	2022-04	—	405 sqm	$1,176
Comfort Garden	243m	2021-11	—	180 sqm	$1,457

All 10 at this radius are listed. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Palm Gardens

HDB put this parcel out to tender and names Palm Gardens as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

Tender launched26 Jan 1996
Tender closed28 Mar 19966 bids received
Awarded13 May 1996SSL Properties Pte Ltd
Winning tenderS$211,694,003HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published

Parcel: Choa Chu Kang S2 Choa Chu Kang Way
Site area: 30,671 sq m
Lease: 99 yrs
Plot ratio: 2.8
Gross floor area: Not published
Sold as: Condominium

Every bid — all 6, as HDB published them

Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#	Tenderer	Bid	Behind the winner
1	SSL Properties Pte Ltd	S$211,694,003	—
2	City Developments Limited	S$208,000,000	S$3,694,003 · 1.7%
3	Success Development Pte Ltd / Vasilon Pte Ltd	S$203,701,000	S$7,993,003 · 3.8%
4	Richdeal Investment Pte Ltd	S$173,081,000	S$38,613,003 · 18.2%
5	Allgreen Properties Ltd / Hoe Seng Company Pte Ltd	S$168,898,000	S$42,796,003 · 20.2%
6	First Capital Corporation Ltd / Guobena Sdn Bhd	S$138,670,000	S$73,024,003 · 34.5%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 13 May 1996 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Palm Gardens”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,255,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,255,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$30,159

Cash in handS$842,425

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.