RPS · Resale Project Scorecard
Coco Palms — Grade S
RPS score 7.64/10 · D18 · Pasir Ris, Tampines · 944 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2018
Top-tier project across nearly every dimension. Standout strengths: MRT access, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +4.10% — top-quartile performance within its 2018-era cohort (80th percentile).
2 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.23km). Strong school proximity — a genuine advantage for young families.
944 units — good project size supporting active resale market and adequate facilities.
310m from Pasir Ris Mrt Stn (EW1) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.76% — strong income return.
99YR tenure — about 81 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Elias PARK Primary School, PARK VIEW Primary School.
The verdict· Scores updated September 2026
Coco Palms scores 7.64 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 136th of 2,357 resale condos scored in Singapore and 12th of 44 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). Top-tier project across nearly every dimension. Standout strengths: MRT access, capital appreciation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Coco Palms
12 months to September 2026 (Oct 2025 – Sep 2026): 45 resale transactions, median $1,701 psf, median price $1.61M. Median PSF is up 0.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,685 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,672 psf | $1.53M |
| Jan–Mar 2026 | 11 | $1,706 psf | $1.31M |
| Apr–Jun 2026 | 15 | $1,683 psf | $1.31M |
| Jul–Sep 2026 | 14 | $1,705 psf | $1.92M |
| 12-month total | 45 | $1,701 psf | $1.61M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Coco Palms: frequently asked questions
Answers generated from the scorecard data — RPS rank 136th of 2,357, scores updated September 2026.
- Is Coco Palms a good buy in 2026?
- Coco Palms scores 7.64/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 136th of 2,357 Singapore resale condos and 12th of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: MRT access, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Coco Palms?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 45 resale transactions at Coco Palms, at a median of $1,701 psf and a median price of $1.61M (range $1,394 psf to $1,814 psf). The median PSF is up 0.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,685 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Coco Palms from the nearest MRT station?
- Coco Palms is about 310m from Pasir Ris MRT (EW1), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Coco Palms compare with The Tapestry?
- The Tapestry is the project scored next to Coco Palms on the District 18 ranking: 7.78 (Grade S) against Coco Palms's 7.64 (Grade S). Coco Palms scores higher on MRT Proximity (9 vs 4); The Tapestry scores higher on Primary School Effect (7 vs 9) and Rental Yield (7 vs 9).
- Which primary schools are within 1km of Coco Palms?
- 2 primary schools are within 1km of Coco Palms: Elias PARK Primary School, PARK VIEW Primary School. 2 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.23km). Strong school proximity — a genuine advantage for young families. Coco Palms scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Coco Palms, and how big is the project?
- Coco Palms is 99-year leasehold, completed in 2018, has 944 units, developed by City Developments Limited. 99YR tenure — about 81 years remaining — no near-term decay concern. 944 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Pasir Ris
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