Projects
PALMWOODS
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 46 transactions 99-year leasehold from 1996 Updated Nov 2025
Property image pending
Project read
Quick summary about PALMWOODS
Palmwoods is a 99-year leasehold from 1996 condominium, non-landed properties in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. Palmwoods currently has 29 rental contracts and 17 sale transactions, covering Jun 2021 to Nov 2025.
- Typical rent is $3,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,180,000, with median sale PSF at $961 psf and total recorded sale value of $20.7M.
- Rent is down 23.1% over the last 3 months. Sale PSF is up 24.2% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1996
Property type Condominium, Non-Landed Properties
Sale records 17 resale transactions
Total sold value $20.7M
Data coverage
URA records on this page start Jun 2021 and run through Nov 2025.
Rental contracts 29 Jun 2021 to Nov 2025
Sale transactions 17 Jun 2021 to Nov 2025
Rent trend -23.1% Last 3 months
Sale PSF trend 24.2% Last 3 months
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
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,500 15 rental contracts in view
Latest median sale PSF $1,270 psf 8 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Nov 2025 1 $4,500 1 $1,270 psf $1,080,000
Aug 2025 0 - 1 $1,249 psf $1,680,000
Jul 2025 1 $2,800 0 - -
Jun 2025 0 - 1 $1,225 psf $1,450,000
Oct 2024 1 $3,000 0 - -
Sept 2024 2 $3,950 0 - -
Aug 2024 1 $3,200 0 - -
Jun 2024 1 $3,900 0 - -
May 2024 2 $4,300 0 - -
Apr 2024 0 - 1 $1,099 psf $1,420,000
Dec 2023 1 $3,400 0 - -
Jul 2023 1 $2,900 0 - -
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold SUNHAVEN 2.4 km away 353 transactions
- Median rent
- $3,400
- Median sale PSF
- $1,132 psf
- Median rent
- $3,268
- Median sale PSF
- $1,189 psf
- Median rent
- $3,800
- Median sale PSF
- $1,001 psf
- Median rent
- $3,500
- Median sale PSF
- $1,086 psf
- Median rent
- $3,500
- Median sale PSF
- $978 psf
- Median rent
- $3,500
- Median sale PSF
- $937 psf
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
Rent by floor area
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
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,180,000 $961 psf 17
Latest transactions
Most recent URA rental contracts and sale transactions 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 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,000
Rental contracts 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 $1,180,000 and $961 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,180,000
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 17 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $20.7M
Latest update Nov 2025
- 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 recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
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?
Based on the URA rental records currently loaded for PALMWOODS, the median monthly rent is $3,000 across 29 rental contracts.
What is the typical sale price at PALMWOODS?
The median sale price for PALMWOODS is $1,180,000, based on 17 URA sale transactions in the local dataset.
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 $1,004 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 URA records on this page start from Jun 2021 and run through Nov 2025. The page is rebuilt after local data refresh runs.