Palmwoods rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 450 Upper Changi Road Palm Woods Singapore 487040
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Condominium, Non-Landed Properties 47 transactions 99-year leasehold from 1996 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Palmwoods
Palmwoods is a 99-year leasehold condominium in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 29 rentals and 18 sales.
- Typical rent is $3,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,190,000, with median sale PSF at $961 psf and total recorded sale value of $22.3M.
- Rent is down 23.1% over the last 3 months. Sale PSF is up 15.6% over the last 3 months.
Palmwoods Market Position
How this project compares with the wider D16 market before you read the detailed tables.
Rent vs D16 -18.9%
Rents below district median
Palmwoods's median rent is $3,000 compared with the D16 median of $3,700. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D16 -37.2%
Sale PSF below district median
Palmwoods's median sale PSF is $961 psf versus the D16 median of $1,531 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.03%
Rent support above district screen
Gross yield is roughly 3.03% versus a D16 screen of 2.60%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 50.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -12.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1996 matters most on sale price. Compare Palmwoods against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Palmwoods Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,000
Is the asking rent fair?
$2,850 to $3,150 is the first fair-rent band to check. Above $3,150 should have a visible reason.
Median sale PSF $961 psf
Is the purchase price fair?
$1,150,000 to $1,230,000 and $930 to $990 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $2,700
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 50.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -12.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Palmwoods numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,000/mo Test gross and net yield against typical rent. Buy vs rent $1.2M Compare ownership cost against renting. Mortgage $1.2M Estimate monthly payment from the sale price. Stamp duty $961 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Palmwoods Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1996
Property type Condominium, Non-Landed Properties
Sales 18 resale transactions
Total sold value $22.3M
Palmwoods Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 29 Jul 2021 to Dec 2025
Sale transactions 18 Jul 2021 to May 2026
Rent trend -23.1% Last 3 months
Sale PSF trend 15.6% Last 3 months
Palmwoods Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TANAH MERAH MRT STATION (EW4) 0.57 km away
SIMEI MRT STATION (EW3) 1.4 km away
EXPO MRT STATION (CG1) 1.61 km away
Schools nearby
SAINT ANTHONY'S CANOSSIAN SECONDARY SCHOOL 0.64 km away
SAINT ANTHONY'S CANOSSIAN PRIMARY SCHOOL 0.72 km away
BEDOK SOUTH SECONDARY SCHOOL 0.89 km away
BEDOK VIEW SECONDARY SCHOOL 0.98 km away
Amenities
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 7.33 km away
GIANT SUPERMARKET LOYANG POINT Daily needs · 4.29 km away
SIMEI PARK CONNECTOR Park / green link · 1.21 km away
MARKET & HAWKER CENTRE (BLK 58 NEW UPPER CHANGI ROAD) Food centre · 1.12 km away
Palmwoods Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,500 14 rentals in view
Latest median sale PSF $1,270 psf 9 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 0 - 1 $1,270 psf $1,640,000
Dec 2025 1 $4,500 1 $1,270 psf $1,080,000
Sept 2025 0 - 1 $1,249 psf $1,680,000
Aug 2025 1 $2,800 0 - -
Jul 2025 0 - 1 $1,225 psf $1,450,000
Nov 2024 1 $3,000 0 - -
Oct 2024 2 $3,950 0 - -
Sept 2024 1 $3,200 0 - -
Jul 2024 1 $3,900 0 - -
Jun 2024 2 $4,300 0 - -
May 2024 0 - 1 $1,099 psf $1,420,000
Jan 2024 1 $3,400 0 - -
Projects Similar to Palmwoods
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Sunhaven 2.4 km away 360 transactions
- Median rent
- $3,400
- Median sale PSF
- $1,134 psf
- Median rent
- $3,800
- Median sale PSF
- $1,001 psf
- Median rent
- $3,300
- Median sale PSF
- $1,208 psf
- Median rent
- $3,500
- Median sale PSF
- $978 psf
- Median rent
- $3,500
- Median sale PSF
- $1,107 psf
- Median rent
- $3,500
- Median sale PSF
- $938 psf
Palmwoods Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $2,700 $2,617 15
3 bed $3,800 $3,689 14
Palmwoods Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $2,100 $2,306 8
900 to 1,000 sqft $3,200 $3,033 3
1,000 to 1,100 sqft $2,975 $2,975 6
1,100 to 1,200 sqft $3,900 $3,980 5
1,200 to 1,300 sqft $3,700 $3,657 7
Palmwoods Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,190,000 $961 psf 18
Palmwoods Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Palmwoods shows a typical monthly rent of $3,000 across 29 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,000
Rentals 29
Rent signal Moderate
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Palmwoods point to a typical sale price of $1,190,000 and $961 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,190,000
Median PSF $961 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1996 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Palmwoods has 18 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $22.3M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D16 to compare Palmwoods against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Palmwoods FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Palmwoods?
Palmwoods has a median monthly rent of $3,000 across 29 rentals.
What is the typical sale price at Palmwoods?
The median sale price for Palmwoods is $1,190,000, based on 18 sales on this page.
What is the median sale PSF at Palmwoods?
The median sale price per square foot for Palmwoods is $961 psf. The average sale PSF is $1,019 psf.
Is Palmwoods freehold or leasehold?
Palmwoods is listed as 99-year leasehold from 1996. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Palmwoods located?
Palmwoods is located at 450 Upper Changi Road Palm Woods Singapore 487040 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the Palmwoods transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.