Resale Project Scorecard
Palm Haven
D19 · Hougang, Punggol, Sengkang · 999-year leasehold · completed 2002 · 48 units
Grade C, 4.87 out of 10, the 167th highest score among 180 resale condos in District 19.
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 →
- Tenure
- 999-year
- Resales, 12 months to Oct 2026
- 2
- To Kovan MRT
- 740 m
Background: Hougang, Punggol, Sengkang, not this condo. Photo credits
Palm Haven Score
- C
- Grade
- Score out of 10
- 4.87
- Highest score among 180 resale condos in District 19
- 167th
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size.
Project's Historical Performance25%5/10
Avg Ann. of +3.43% — near-median performance within its 2002-era cohort (48th percentile).
The district median is 7/10.
Primary School Effect20%3/10
1 primary school within 1km (Zhonghua Primary School, 0.65km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 9/10.
- Zhonghua 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%3/10
48 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
740 m from Kovan MRT (NE13) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%4/10
Rental yield of 3.19% — below-average income return.
The district median is 5/10.
Tenure10%10/10
999-year tenure — effectively freehold from a valuation standpoint.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.32km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Palm Haven scores 4.87
Palm Haven scores 4.87 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2049th of 2,350 resale condos scored in Singapore and 167th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Project Size (3/10).
| Factor | This condoPalm Haven | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 7/10 | −0.50 | 21% of district |
| Primary School Effect20% | 3/10 | 9/10 | −1.20 | 4% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 7.5/10 | −0.06 | 23% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 27% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Palm Haven and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Palm Haven Prices
- Median PSF
- $1,461
- Median price
- $1.70M
- Resales
- 2
Past transactions at Palm Haven
5 resales, Nov 2021 to Oct 2026 · median $1,439 psf · $1,410,000 to $2,250,000 · all 5 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Apr 2026 | 18 Palm Grove Avenue | 2 | #02-03033BR | 3BR | 1,227 | $1,483 | $1,820,000 | Resale |
| 6 Jan 2026 | 18 Palm Grove Avenue | 3 | #03-11112BR | 2BR | 1,098 | $1,439 | $1,580,000 | Resale |
| 25 Nov 2024 | 18 Palm Grove Avenue | 1 | #01-09093BR | 3BR | 1,356 | $1,475 | $2,000,000 | Resale |
| 11 Oct 2024 | 18 Palm Grove Avenue | 3 | #03-12122BR | 2BR | 1,066 | $1,323 | $1,410,000 | Resale |
| 2 May 2024 | 18 Palm Grove Avenue | 1 | #01-07073BR | 3BR | 1,636 | $1,375 | $2,250,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Palm Haven Rent
- Median rent a month
- $3,650
- Rental contracts
- 5
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 2-bedroom | $3,650 | $3,500 to $3,700 | 5 |
Rental contracts at Palm Haven
6 contracts, Sep 2025 to Aug 2026 · median $3,675 a month · $3,300 to $4,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,700 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,700 |
| May 2026 | 2BR | 1,000 to 1,100 sq ft | $3,500 |
| Mar 2026 | 2BR | 1,000 to 1,100 sq ft | $3,300 |
| Feb 2026 | 3BR | 1,600 to 1,700 sq ft | $4,500 |
| Nov 2025 | 2BR | 1,000 to 1,100 sq ft | $3,650 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Palm Haven Notes
How these numbers are worked out
- Grade C places Palm Haven 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: $1,461 psf at Palm Haven against $1,635 psf across District 19, 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). 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 2 resale caveats at Palm Haven ranged from $1,439 psf to $1,483 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2002, 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 Kovan MRT (NE13), 740 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Haven for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.