Resale Project Scorecard
Coco Palms
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2018 · 944 units
Grade S, 7.64 out of 10, the 14th highest score among 43 resale condos in District 18.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 81 yrs
- Resales, 12 months to Oct 2026
- 47
- To Pasir Ris MRT
- 280 m
3D model picture: TRIBE, as on the resale scorecard
Coco Palms Score
- S
- Grade
- Score out of 10
- 7.64
- Highest score among 43 resale condos in District 18
- 14th
Top-tier project across nearly every dimension. Standout strengths: MRT access, capital appreciation.
Project's Historical Performance25%8/10
Avg Ann. of +4.10% — top-quartile performance within its 2018-era cohort (80th percentile).
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Elias Park Primary School at 0.20km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Elias Park Primary School
- Park View Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
944 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%9/10
280 m from Pasir Ris MRT (EW1 / CR5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 6/10.
Rental Yield10%7/10
Rental yield of 3.76% — strong income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 81 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.37km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Coco Palms scores 7.64
Coco Palms scores 7.64 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 160th of 2,350 resale condos scored in Singapore and 14th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are MRT Proximity (9/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (5/10).
| Factor | This condoCoco Palms | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 57% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 10% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 5% of district |
| MRT Proximity13% | 9/10 | 6/10 | +0.39 | 83% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 60% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 5/10 | 5/10 | ±0.00 | 50% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Coco Palms and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Coco Palms Prices
By unit type at Coco Palms
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom463 sq ft | 463 sq ft | $770,000 to $818,000 | $1,761 psf | 5 |
| 2-bedroom743 sq ft | 743 sq ft | $1.23M to $1.71M | $1,701 psf | 15 |
| 3-bedroom915 sq ft | 915 sq ft | $1.53M to $1.93M | $1,740 psf | 12 |
| 4-bedroom1,378 sq ft | 1,378 sq ft | $2.05M to $2.45M | $1,633 psf | 15 |
Past transactions at Coco Palms
47 resales, Nov 2025 to Oct 2026 · median $1,703 psf · $770,000 to $2,450,000 · 44 of the 44 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Sep 2026 | 25 Pasir Ris Grove | 8 | #08-48483BR · Blk 25 | 3BR | 904 | $1,864 | $1,685,000 | Resale |
| 17 Sep 2026 | 33 Pasir Ris Grove | 10 | #10-69694BR · Blk 33 | 4BR | 1,378 | $1,778 | $2,450,000 | Resale |
| 10 Sep 2026 | 33 Pasir Ris Grove | 8 | #08-67671BR · Blk 33 | 1BR | 463 | $1,750 | $810,000 | Resale |
| 2 Sep 2026 | 29 Pasir Ris Grove | 2 | #02-56564BR · Blk 29 | 4BR | 1,259 | $1,632 | $2,055,000 | Resale |
| 25 Aug 2026 | 25 Pasir Ris Grove | 9 | #09-44442BR · Blk 25 | 2BR | 743 | $1,703 | $1,265,000 | Resale |
| 13 Aug 2026 | 25 Pasir Ris Grove | 1 | #01-43433BR · Blk 25 | 3BR | 1,249 | $1,394 | $1,740,018 | Resale |
| 12 Aug 2026 | 11 Pasir Ris Grove | 13 | #13-05053BR · Blk 11 | 3BR | 904 | $1,786 | $1,615,000 | Resale |
| 12 Aug 2026 | 31 Pasir Ris Grove | 14 | #14-62624BR · Blk 31 | 4BR | 1,475 | $1,600 | $2,360,000 | Resale |
| 12 Aug 2026 | 33 Pasir Ris Grove | 1 | #01-66664BR · Blk 33 | 4BR | 1,668 | $1,403 | $2,340,000 | Resale |
| 6 Aug 2026 | 11 Pasir Ris Grove | 9 | #09-03034BR · Blk 11 | 4BR | 1,378 | $1,706 | $2,350,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,455 psf |
| Dec 2025 | 3 | $1,650 psf | $1,496 psf |
| Jan 2026 | 4 | $1,739 psf | $1,458 psf |
| Feb 2026 | 3 | $1,659 psf | $1,420 psf |
| Mar 2026 | 4 | $1,711 psf | $1,467 psf |
| Apr 2026 | 6 | $1,670 psf | $1,519 psf |
| May 2026 | 4 | $1,718 psf | $1,466 psf |
| Jun 2026 | 5 | $1,717 psf | $1,495 psf |
| Jul 2026 | 6 | $1,737 psf | $1,457 psf |
| Aug 2026 | 7 | $1,703 psf | $1,482 psf |
| Sep 2026 | 4 | $1,764 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.5% a year, ranked 8 of 41 in D18 and 150 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Coco Palms Rent
- Median rent a month
- $2,800 to $7,150
- Gross yield
- 3.0% to 4.1%
- Rental contracts
- 247
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,800 | $2,750 to $2,900 | 4.1% | 73 |
| 2-bedroom | $3,500 | $3,400 to $3,700 | 3.3% | 88 |
| 3-bedroom | $4,400 | $4,140 to $4,600 | 3.2% | 64 |
| 4-bedroom | $5,800 | $5,700 to $6,000 | 3.0% | 18 |
| 5-bedroom | $7,150 | — | — | 4 |
Rental contracts at Coco Palms
247 contracts, Sep 2025 to Aug 2026 · median $3,500 a month · $2,500 to $8,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $2,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Coco Palms By stack
- Highest, stack 48
- $1,771 psf
- Lowest, stack 11
- $1,332 psf
- Stacks with 2+ resales
- 52
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,693 psf | 754 sq ft | Levels 5 to 14 | 4 |
| 02 | $1,611 psf | 1,378 sq ft | Levels 6 to 14 | 2 |
| 03 | $1,353 psf | 1,378 sq ft | Levels 5 to 15 | 4 |
| 04 | $1,664 psf | 463 sq ft | Levels 3 to 14 | 3 |
| 05 | $1,637 psf | 904 sq ft | Levels 2 to 13 | 7 |
| 06 | $1,353 psf | 1,744 sq ft | Levels 2 to 8 | 3 |
| 07 | $1,512 psf | 754 sq ft | Levels 3 to 5 | 2 |
| 09 | $1,576 psf | 904 sq ft | Levels 7 to 9 | 2 |
Show the other 44 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,332 psf | 1,389 sq ft | Levels 5 to 12 | 3 |
| 13 | $1,616 psf | 743 sq ft | Levels 5 to 12 | 5 |
| 14 | $1,739 psf | 463 sq ft | Levels 5 to 13 | 6 |
| 17 | $1,395 psf | 974 sq ft | Levels 1 to 5 | 2 |
| 20 | $1,528 psf | 1,098 sq ft | Levels 6 to 12 | 2 |
| 21 | $1,448 psf | 754 sq ft | Levels 1 to 9 | 4 |
| 22 | $1,680 psf | 743 sq ft | Levels 6 to 11 | 4 |
| 24 | $1,752 psf | 463 sq ft | Levels 6 to 10 | 3 |
| 26 | $1,448 psf | 463 sq ft | Levels 1 to 9 | 3 |
| 30 | $1,626 psf | 904 sq ft | Levels 1 to 10 | 5 |
| 31 | $1,386 psf | 754 sq ft | Levels 3 to 11 | 2 |
| 32 | $1,703 psf | 743 sq ft | Levels 3 to 10 | 4 |
| 33 | $1,676 psf | 904 sq ft | Levels 7 to 10 | 2 |
| 34 | $1,746 psf | 463 sq ft | Levels 8 to 12 | 3 |
| 35 | $1,648 psf | 904 sq ft | Levels 4 to 10 | 2 |
| 36 | $1,696 psf | 743 sq ft | Levels 4 to 13 | 3 |
| 38 | $1,642 psf | 1,259 sq ft | Levels 7 to 9 | 3 |
| 39 | $1,523 psf | 1,259 sq ft | Levels 2 to 11 | 7 |
| 43 | $1,382 psf | 904 sq ft | Levels 1 to 11 | 3 |
| 44 | $1,653 psf | 743 sq ft | Levels 5 to 11 | 7 |
| 46 | $1,335 psf | 1,744 sq ft | Levels 2 to 11 | 2 |
| 47 | $1,676 psf | 754 sq ft | Levels 2 to 13 | 2 |
| 48 | $1,771 psf | 904 sq ft | Levels 8 to 13 | 3 |
| 49 | $1,476 psf | 1,098 sq ft | Levels 3 to 15 | 3 |
| 50 | $1,517 psf | 1,259 sq ft | Levels 3 to 15 | 5 |
| 51 | $1,433 psf | 754 sq ft | Levels 3 to 13 | 3 |
| 52 | $1,656 psf | 904 sq ft | Levels 9 to 11 | 2 |
| 53 | $1,427 psf | 743 sq ft | Levels 2 to 14 | 6 |
| 54 | $1,540 psf | 463 sq ft | Level 4 | 2 |
| 55 | $1,632 psf | 754 sq ft | Levels 3 to 16 | 7 |
| 56 | $1,520 psf | 1,259 sq ft | Levels 1 to 15 | 6 |
| 57 | $1,637 psf | 904 sq ft | Levels 4 to 15 | 7 |
| 58 | $1,576 psf | 463 sq ft | Levels 2 to 14 | 4 |
| 59 | $1,676 psf | 743 sq ft | Levels 2 to 11 | 5 |
| 60 | $1,650 psf | 1,152 sq ft | Levels 1 to 16 | 3 |
| 61 | $1,526 psf | 915 sq ft | Levels 1 to 16 | 6 |
| 62 | $1,585 psf | 1,475 sq ft | Levels 6 to 14 | 5 |
| 63 | $1,631 psf | 1,098 sq ft | Levels 2 to 15 | 4 |
| 64 | $1,672 psf | 915 sq ft | Levels 3 to 12 | 3 |
| 65 | $1,659 psf | 904 sq ft | Levels 1 to 12 | 5 |
| 66 | $1,420 psf | 1,259 sq ft | Levels 1 to 14 | 3 |
| 67 | $1,756 psf | 463 sq ft | Levels 1 to 14 | 4 |
| 69 | $1,742 psf | 1,378 sq ft | Levels 6 to 10 | 2 |
| 70 | $1,431 psf | 1,195 sq ft | Levels 1 to 13 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Coco Palms Floor plans
37 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom2 plans · 463 to 624 sq ft
2-Bedroom6 plans · 743 to 1,195 sq ft
3-Bedroom12 plans · 904 to 2,067 sq ft
4-Bedroom11 plans · 1,259 to 2,551 sq ft
5-Bedroom5 plans · 1,744 to 3,100 sq ft
6-Bedroom1 plan · 3,111 sq ft
Floor plans: City Developments Limited, Coco Palms floor plan brochure. Developer's plans, subject to change; areas are approximate. Some homes are mirror images.
Coco Palms Site plan
Every block in 3D, with the sun on each home →
Key plan: City Developments Limited, Coco Palms floor plan brochure. Not drawn to scale.
Coco Palms Notes
How these numbers are worked out
- Grade S places Coco Palms in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,703 psf at Coco Palms against $1,474 psf across District 18, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,691 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (14 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 47 resale caveats at Coco Palms ranged from $1,394 psf to $1,864 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Pasir Ris MRT (EW1 / CR5), 280 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Coco Palms for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.