The Palette Review — Pasir Ris · D18
HuatScore: 89/100 — Solid Choice!
Is The Palette a good buy?
HuatScore rates The Palette 89/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2014
- Units: 892
- Developer: CDL
- Avg PSF: ~$1,550 psf
- Price from: S$0.6M
Live market data
- Resale transactions (12mo): 38
- Recent resale PSF: ~$1,540 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 594m to ELIAS PARK PRIMARY SCHOOL and 582m (~7-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.
- Healthy transaction liquidity: 38 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 100/100 — 38 resales in the last 12 months. Units turn over fast; easy to find buyers when you exit.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +31% above the 5–10 year resale median in Tampines / Pasir Ris. Market needs ~7 years of growth to match the entry price.
- 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 The Palette suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- 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
38 resales in a year, #6 in D18 — liquid. Location is the trade-off — save on price, pay in travel.