Coco Palms Review — Tampines / Pasir Ris · D18
HuatScore: 91/100 — Damn Huat!
Is Coco Palms a good buy?
HuatScore rates Coco Palms 91/100 — a "Damn Huat!" verdict. That makes it a confident buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.5% yield. Strongest card: Both anchors locked in. Main watch-out: 4 new launches competing in D18 · Tampines / Pasir Ris. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Damn Huat!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2019
- Units: 944
- Developer: Hong Realty / CDL / Hong Leong Holdings JV
- Avg PSF: ~$1,509 psf
- Price from: S$0.77M
Live market data
- Resale transactions (12mo): 39
- Recent resale PSF: ~$1,640 psf
- Gross rental yield: 3.5%
What works in its favour
- Both anchors locked in: 303m to ELIAS PARK PRIMARY SCHOOL and 397m (~5-min walk) to Pasir Ris MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: Launch PSF only +9% above local resale benchmark. Headroom for capital appreciation intact.
- Healthy transaction liquidity: 39 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Real gross yield: 3.5%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
What to watch out for
- 4 new launches competing in D18 · Tampines / Pasir Ris: 4 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Coco Palms suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.5% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Top 10% of D18 by resale volume. Buyers always got. Resale pool shallow — plan a patient exit.