Resale Project Scorecard
Palm Gardens
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2000 · 694 units
Grade A, 6.77 out of 10, the 27th highest score among 70 resale condos in District 23.
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
- 69 yrs
- Resales, 12 months to Oct 2026
- 21
- To Keat Hong LRT
- 160 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Palm Gardens Score
- A
- Grade
- Score out of 10
- 6.77
- Highest score among 70 resale condos in District 23
- 27th
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: capital appreciation.
Project's Historical Performance25%3/10
Avg Ann. of +2.94% — below-median performance vs same-vintage peers (27th percentile of 2000-era cohort).
The district median is 6/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: South View Primary School at 0.25km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- South View Primary School
- Chua Chu Kang Primary School
- Teck Whye Primary School
- Concord 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%10/10
694 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%7/10
160 m from Keat Hong LRT (BP3), 700 m from Choa Chu Kang MRT (NS4 / BP1 / JS1) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.25% — above-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
The district median is 8.5/10.
Future Transformation6%9/10
Exceptional future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 1.00km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why Palm Gardens scores 6.77
Palm Gardens scores 6.77 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 543rd of 2,350 resale condos scored in Singapore and 27th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Project's Historical Performance (3/10).
| Factor | This condoPalm Gardens | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 6/10 | −0.75 | 6% of district |
| Primary School Effect20% | 10/10 | 7/10 | +0.60 | 75% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 74% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 32% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 45% of district |
| Tenure10% | 5/10 | 8.5/10 | −0.35 | 1% of district |
| Future Transformation6% | 9/10 | 3.5/10 | +0.33 | 93% of district |
Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Palm Gardens and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Palm Gardens Prices
By unit type at Palm Gardens
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom958 sq ft | 958 sq ft | $995,000 to $1.05M | $1,046 psf | 5 |
| 3-bedroom1,206 sq ft | 1,206 sq ft | $1.10M to $1.39M | $1,062 psf | 13 |
| 4-bedroom1,432 sq ft | 1,432 sq ft | $978,000 to $1.65M | $1,104 psf | 3 |
Past transactions at Palm Gardens
21 resales, Nov 2025 to Oct 2026 · median $1,062 psf · $978,000 to $1,650,000 · 16 of the 16 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 18 Sep 2026 | 2E Hong San Walk | 6 | #06-02023BR · Blk 2E | 3BR | 1,206 | $1,053 | $1,270,000 | Resale |
| 15 Sep 2026 | 2E Hong San Walk | 3 | #03-08083BR · Blk 2E | 3BR | 1,206 | $1,153 | $1,390,000 | Resale |
| 7 Sep 2026 | 2C Hong San Walk | 13 | #13-12123BR · Blk 2C | 3BR | 1,206 | $1,029 | $1,240,000 | Resale |
| 7 Aug 2026 | 2E Hong San Walk | 11 | #11-02023BR · Blk 2E | 3BR | 1,206 | $1,078 | $1,300,000 | Resale |
| 5 Aug 2026 | 2C Hong San Walk | 5 | #05-02022BR · Blk 2C | 2BR | 958 | $1,044 | $1,000,000 | Resale |
| 23 Jul 2026 | 2D Hong San Walk | 9 | #09-11112BR · Blk 2D | 2BR | 958 | $1,046 | $1,002,500 | Resale |
| 20 Jul 2026 | 2B Hong San Walk | 9 | #09-09093BR · Blk 2B | 3BR | 1,216 | $1,110 | $1,350,000 | Resale |
| 13 Jul 2026 | 2B Hong San Walk | 6 | #06-11112BR · Blk 2B | 2BR | 958 | $1,096 | $1,050,000 | Resale |
| 30 Jun 2026 | 2C Hong San Walk | 13 | #13-04043BR · Blk 2C | 3BR | 1,216 | $1,065 | $1,295,000 | Resale |
| 26 Jun 2026 | 2D Hong San Walk | 6 | #06-05053BR · Blk 2D | 3BR | 1,216 | $1,036 | $1,260,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | 4 | $1,008 psf | $1,517 psf |
| Dec 2025 | 2 | $1,091 psf | $1,542 psf |
| Jan 2026 | 1 | — | $1,437 psf |
| Feb 2026 | 1 | — | $1,466 psf |
| Mar 2026 | 1 | — | $1,501 psf |
| Apr 2026 | 2 | $1,096 psf | $1,482 psf |
| May 2026 | — | — | $1,523 psf |
| Jun 2026 | 2 | $1,051 psf | $1,514 psf |
| Jul 2026 | 3 | $1,096 psf | $1,506 psf |
| Aug 2026 | 2 | $1,061 psf | $1,444 psf |
| Sep 2026 | 3 | $1,053 psf | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.9% a year, ranked 19 of 50 in D23 and 243 of 715 condos. See the most profitable condos in D23 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Palm Gardens Rent
- Median rent a month
- $3,150 to $4,480
- Gross yield
- 3.4% to 3.8%
- Rental contracts
- 38
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,150 | $3,100 to $3,330 | 3.8% | 7 |
| 3-bedroom | $3,900 | $3,750 to $4,000 | 3.7% | 25 |
| 4-bedroom | $4,480 | $4,000 to $4,910 | 3.4% | 6 |
Rental contracts at Palm Gardens
38 contracts, Sep 2025 to Aug 2026 · median $3,850 a month · $3,000 to $5,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,100 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,200 |
| Aug 2026 | 4BR | 1,400 to 1,500 sq ft | $4,300 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $3,800 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $3,900 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,100 |
| Jul 2026 | 3BR | 1,900 to 2,000 sq ft | $4,800 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $3,150 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Palm Gardens By stack
- Highest, stack 10
- $1,083 psf
- Lowest, stack 12
- $954 psf
- Stacks with 2+ resales
- 12
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,037 psf | 1,206 sq ft | Levels 3 to 15 | 12 |
| 02 | $1,044 psf | 1,206 sq ft | Levels 2 to 16 | 11 |
| 03 | $1,062 psf | 1,346 sq ft | Levels 2 to 18 | 15 |
| 04 | $1,062 psf | 1,216 sq ft | Levels 4 to 17 | 9 |
| 05 | $1,012 psf | 1,216 sq ft | Levels 2 to 16 | 10 |
| 06 | $1,045 psf | 1,346 sq ft | Levels 3 to 18 | 11 |
| 07 | $1,020 psf | 1,206 sq ft | Levels 2 to 15 | 9 |
| 08 | $1,018 psf | 1,216 sq ft | Levels 2 to 17 | 13 |
Show the other 4 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,027 psf | 1,216 sq ft | Levels 3 to 13 | 12 |
| 10 | $1,083 psf | 1,389 sq ft | Levels 7 to 14 | 4 |
| 11 | $1,039 psf | 958 sq ft | Levels 2 to 13 | 9 |
| 12 | $954 psf | 1,206 sq ft | Levels 2 to 13 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Palm Gardens Notes
How these numbers are worked out
- Grade A places Palm Gardens 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: $1,062 psf at Palm Gardens against $1,495 psf across District 23, 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 $1,069 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 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 21 resale caveats at Palm Gardens ranged from $912 psf to $1,153 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2000, 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 rail stop is Keat Hong LRT (BP3) (160 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 4 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 Palm Gardens for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.