Resale Project Scorecard
Palm Spring
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 1997 · 167 units
Grade C, 4.78 out of 10, the 225th highest score among 307 resale condos in District 10.
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
- Freehold
- Resales, 12 months to Oct 2026
- 7
- To Stevens MRT
- 730 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Palm Spring Score
- C
- Grade
- Score out of 10
- 4.78
- Highest score among 307 resale condos in District 10
- 225th
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, rental yield.
Project's Historical Performance25%6/10
Avg Ann. of +3.30% — near-median performance within its 1997-era cohort (51st percentile).
The district median is 4/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 7/10.
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%5/10
167 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%7/10
730 m from Stevens MRT (DT10 / TE11) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%1/10
Rental yield of 2.14% — weak income return.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.76km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Palm Spring scores 4.78
Palm Spring scores 4.78 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2084th of 2,350 resale condos scored in Singapore and 225th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Rental Yield (1/10).
| Factor | This condoPalm Spring | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 4/10 | +0.50 | 68% of district |
| Primary School Effect20% | 1/10 | 7/10 | −1.20 | 0% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 76% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 6% of district |
| Rental Yield10% | 1/10 | 2/10 | −0.10 | 7% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 54% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Palm Spring and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Palm Spring Prices
By unit type at Palm Spring
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,873 sq ft | 1,873 sq ft | $3.48M to $4.58M | $2,269 psf | 7 |
Past transactions at Palm Spring
24 resales, Nov 2021 to Oct 2026 · median $2,246 psf · $2,150,000 to $6,250,000 · all 24 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | 18 Ewe Boon Road | 6 | #06-06063BR · Blk 18 | 3BR | 1,496 | $2,326 | $3,480,000 | Resale |
| 14 Aug 2026 | 16 Ewe Boon Road | 3 | #03-02023BR · Blk 16 | 3BR | 1,884 | $2,256 | $4,250,000 | Resale |
| 3 Aug 2026 | 22 Ewe Boon Road | 1 | #01-07073BR · Blk 22 | 3BR | 2,121 | $2,160 | $4,580,000 | Resale |
| 17 Jun 2026 | 20 Ewe Boon Road | 2 | #02-03033BR · Blk 20 | 3BR | 1,862 | $2,341 | $4,360,000 | Resale |
| 28 May 2026 | 16 Ewe Boon Road | 3 | #03-03033BR · Blk 16 | 3BR | 1,873 | $2,269 | $4,250,000 | Resale |
| 13 Mar 2026 | 22 Ewe Boon Road | 3 | #03-07073BR · Blk 22 | 3BR | 1,884 | $2,246 | $4,230,000 | Resale |
| 10 Dec 2025 | 20 Ewe Boon Road | 2 | #02-06063BR · Blk 20 | 3BR | 1,851 | $2,269 | $4,200,000 | Resale |
| 31 Oct 2025 | 18 Ewe Boon Road | 9 | #09-05054BR · Blk 18 | 4BR | 3,014 | $2,074 | $6,250,000 | Resale |
| 11 Sep 2025 | 18 Ewe Boon Road | 5 | #05-02023BR · Blk 18 | 3BR | 1,485 | $2,343 | $3,480,000 | Resale |
| 8 Sep 2025 | 16 Ewe Boon Road | 3 | #03-04043BR · Blk 16 | 3BR | 1,873 | $2,269 | $4,250,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $2,077 psf | $1,884 psf |
| Feb–Apr 2022 | 3 | $2,123 psf | $2,055 psf |
| May–Jul 2022 | — | — | $1,987 psf |
| Aug–Oct 2022 | 1 | — | $2,047 psf |
| Nov 2022 – Jan 2023 | — | — | $2,137 psf |
| Feb–Apr 2023 | 2 | $2,079 psf | $2,281 psf |
| May–Jul 2023 | — | — | $2,120 psf |
| Aug–Oct 2023 | 1 | — | $2,018 psf |
| Nov 2023 – Jan 2024 | — | — | $2,107 psf |
| Feb–Apr 2024 | — | — | $2,415 psf |
| May–Jul 2024 | — | — | $2,178 psf |
| Aug–Oct 2024 | 2 | $2,279 psf | $2,246 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,175 psf |
| Feb–Apr 2025 | 2 | $2,262 psf | $2,276 psf |
| May–Jul 2025 | — | — | $2,230 psf |
| Aug–Oct 2025 | 3 | $2,269 psf | $2,240 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,256 psf |
| Feb–Apr 2026 | 1 | — | $2,247 psf |
| May–Jul 2026 | 2 | $2,305 psf | $2,306 psf |
| Aug–Oct 2026 | 3 | $2,256 psf | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.0% a year, ranked 6 of 39 in D10 and 217 of 715 condos. See the most profitable condos in D10 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Palm Spring Rent
- Median rent a month
- $4,450 to $7,950
- Gross yield
- 2.2%
- Rental contracts
- 28
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,450 | — | — | 4 |
| 3-bedroom | $7,950 | $6,950 to $8,330 | 2.2% | 24 |
Rental contracts at Palm Spring
29 contracts, Sep 2025 to Aug 2026 · median $7,800 a month · $4,100 to $10,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $6,200 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,500 |
| Jul 2026 | 3BR | 1,800 to 1,900 sq ft | $8,000 |
| Jul 2026 | 3BR | 1,800 to 1,900 sq ft | $8,400 |
| Jul 2026 | 3BR | 2,100 to 2,200 sq ft | $9,500 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $4,100 |
| Jun 2026 | 3BR | 2,000 to 2,100 sq ft | $7,000 |
| Jun 2026 | 3BR | 1,900 to 2,000 sq ft | $7,900 |
| Jun 2026 | 3BR | 1,800 to 1,900 sq ft | $9,300 |
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 Spring By stack
- Highest, stack 06
- $2,298 psf
- Lowest, stack 08
- $2,144 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,296 psf | 1,884 sq ft | Levels 1 to 5 | 4 |
| 03 | $2,291 psf | 1,459 sq ft | Levels 1 to 4 | 4 |
| 04 | $2,282 psf | 1,464 sq ft | Levels 1 to 3 | 2 |
| 06 | $2,298 psf | 1,674 sq ft | Levels 2 to 6 | 2 |
| 07 | $2,195 psf | 1,884 sq ft | Levels 1 to 4 | 4 |
| 08 | $2,144 psf | 1,066 sq ft | Levels 2 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Palm Spring Notes
How these numbers are worked out
- Grade C places Palm Spring 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: $2,269 psf at Palm Spring against $2,268 psf across District 10, 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 $2,282 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 (4 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 7 resale caveats at Palm Spring ranged from $2,160 psf to $2,341 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, 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 Stevens MRT (DT10 / TE11), 730 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Spring for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.