RPS · Resale Project Scorecard
Palm Haven — Grade C
RPS score 4.74/10 · D19 · Hougang, Punggol, Sengkang · 48 units · scored across 7 weighted factors — methodology published.
999YR · CRL REALTY PTE LTD · TOP 2002
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.43% — near-median performance within its 2002-era cohort (48th percentile).
1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.89km away). Adequate but narrow school optionality.
48 units — very small project; niche product with thin resale market.
0.82km from Kovan Mrt Stn (NE13) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.19% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.32km, far enough that the impact on this project is modest.
Primary schools within 1km: Zhonghua Primary School.
The verdict· Scores updated September 2026
Palm Haven scores 4.74 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2082nd of 2,357 resale condos scored in Singapore and 165th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and MRT Proximity (6/10); its weakest is Project Size (3/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Palm Haven
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,461 psf, median price $1.70M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,439 psf | $1.58M |
| Apr–Jun 2026 | 1 | $1,483 psf | $1.82M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,461 psf | $1.70M |
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.
Palm Haven: frequently asked questions
Answers generated from the scorecard data — RPS rank 2082nd of 2,357, scores updated September 2026.
- Is Palm Haven a good buy in 2026?
- Palm Haven scores 4.74/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2082nd of 2,357 Singapore resale condos and 165th of 180 in District 19 (Hougang, Punggol, Sengkang). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size. 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 Palm Haven?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Palm Haven, at a median of $1,461 psf and a median price of $1.70M (range $1,439 psf to $1,483 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Palm Haven from the nearest MRT station?
- Palm Haven is about 820m from Kovan MRT (NE13), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Palm Haven compare with 21 Richards?
- 21 Richards is the project scored next to Palm Haven on the District 19 ranking: 4.74 (Grade C) against Palm Haven's 4.74 (Grade C). Palm Haven scores higher on Project's Historical Performance (5 vs 4) and Primary School Effect (3 vs 2); 21 Richards scores higher on MRT Proximity (6 vs 8) and Rental Yield (4 vs 6).
- Which primary schools are within 1km of Palm Haven?
- One primary school is within 1km of Palm Haven: Zhonghua Primary School. 1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.89km away). Adequate but narrow school optionality. Palm Haven scores 3/10 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 Palm Haven, and how big is the project?
- Palm Haven is 999-year leasehold, completed in 2002, has 48 units, developed by CRL REALTY PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 48 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Palm Haven in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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