CONDODistrict 18

THE PALETTE

Name: THE PALETTE
Address: SG

Details

Project: THE PALETTE
TOP year: 2015
Tenure: 99
Lease start: 2010
Total units: 892
Land size: 42,857 sqm (461,308 sqft)
Plot ratio: 2.1
Developer: Hong Leong Holdings Limited, City Developments Limited, Hong Realty (Private) Limited
Gross rental yield: ~3.4% · ~$1.44M (est.)
Storeys: 14
Market segment: OCR
District: 18

Nearby Schools

Nearest primaryELIAS PARK PRIMARY SCHOOL610 m
Nearest SAP schoolPOI CHING SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

0.7 km from Tampines North (CRL Phase 1), opening 2030 · ~8 min walk

Pasir Ris · 0.7 km · 2030Pasir Ris East · 1.8 km · 2030

Unit Catalogue for THE PALETTE

Total units	892
Blocks	12
Size range	495–2,562 sqft

Bedrooms	Units	Share
1-bedroom	50	6%
2-bedroom	330	37%
3-bedroom	405	45%
4-bedroom	103	12%
5-bedroom	4	0%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~4.4%· low sample (1 sale)	~$738K	35
2 BR	~3.2%	~$1.4M	110
3 BR	~3.2%	~$1.65M	76
4 BR	~3.0%· low sample (3 sales)	~$2.2M	18

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

THE PALETTE was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 837 of 892 units at THE PALETTE. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 58% have been held over 10 years.

86%

Free to sell now

720 of 837 tracked · past SSD

100%

Sitting on a gain

445 of 447 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Bedroom counts are temporarily unavailable — this page refreshes automatically within a few minutes.

Transaction History

Beds

Period

Size–sqft

Showing 10 of 1243 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,158,000	721	$1,606	—	—	Q2 2030
Jun 2026	Resale	$1,368,000	893	$1,532	—	—	Q2 2030
Jun 2026	Resale	$2,250,000	1,377	$1,634	—	—	Q2 2030
Jun 2026	Resale	$1,650,000	1,065	$1,549	—	—	Q2 2030
May 2026	Resale	$1,162,000	721	$1,612	—	—	Q2 2030
May 2026	Resale	$1,370,000	893	$1,534	—	—	Q2 2030
May 2026	Resale	$1,630,000	1,065	$1,531	—	—	Q2 2030
Apr 2026	Resale	$1,210,000	753	$1,607	—	—	Q2 2030
Apr 2026	Resale	$1,395,000	882	$1,582	—	—	Q2 2030
Apr 2026	Resale	$1,835,000	1,162	$1,579	—	—	Q2 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Elias Green	78 m	2026-06-01	Resale	$1,500,000	1,528	$982
D'Nest	209 m	2026-06-01	Resale	$1,160,000	753	$1,541
D'Nest	209 m	2026-06-01	Resale	$1,965,000	1,270	$1,547
D'Nest	209 m	2026-06-01	Resale	$1,425,000	936	$1,522
Elias Green	78 m	2026-05-01	Resale	$1,550,000	1,550	$1,000
Nv Residences	217 m	2026-05-01	Resale	$1,800,000	1,227	$1,467
Nv Residences	217 m	2026-05-01	Resale	$1,100,000	796	$1,382
Nv Residences	217 m	2026-05-01	Resale	$1,050,000	742	$1,415
Elias Green	78 m	2026-04-01	Resale	$1,550,000	1,517	$1,022

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE PALETTE

Beds

	01	02	03	04
13	#13-017532BR	#13-021,1733BR		#13-041,0663BR
12	#12-017532BR	#12-021,1733BR	#12-032,4865BR	#12-041,0663BR
11	#11-017532BR	#11-021,1633BR	#11-031,3784BR	#11-041,0663BR
10	#10-017532BR	#10-021,1633BR	#10-031,3784BR	#10-041,0663BR
09	#09-017532BR	#09-021,1733BR	#09-031,3784BR	#09-041,0663BR
08	#08-017532BR	#08-021,1733BR	#08-031,3784BR	#08-041,0663BR
07	#07-017532BR	#07-021,1633BR	#07-031,3784BR	#07-041,0663BR
06	#06-017532BR	#06-021,1633BR	#06-031,3784BR	#06-041,0663BR
05	#05-017532BR	#05-021,1733BR	#05-031,3784BR	#05-041,0663BR
04	#04-017532BR	#04-021,1733BR	#04-031,3784BR	#04-041,0663BR
03	#03-017532BR	#03-021,1633BR	#03-031,3784BR	#03-041,0663BR
02	#02-017532BR	#02-021,1633BR	#02-031,3784BR	#02-041,0663BR
01	#01-011,0012BR	#01-021,5183BR	#01-031,7874BR

1BR2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

203 realized resale exits at THE PALETTE over the 5y window — 203 profitable, 0 at a loss, averaging 3.36%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	13	10y 9m	1.39%
2BR	27	11y 9m	3.11%
3BR	96	12y 1m	3.45%
4BR	61	11y 9m	3.70%
5BR+	6	12y 7m	3.79%
Total	203	11y 10m	3.36%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE PALETTE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at THE PALETTE today at ~$1,549 psf (the recent resale median — last 12 months, 39 sales)…

96.3%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=837 traced current owners, 99.9% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE PALETTE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at THE PALETTE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

12 within 1 km

Lowest

$962

psf

Average

$1,533

psf

Highest

$2,350

psf

This propertyNearby condo


78 m	Elias Green	LH	1994	$962
209 m	D'Nest	LH	2017	$1,496
217 m	Nv Residences	LH	2013	$1,354
357 m	Coco Palms	LH	2018	$1,689
369 m	Aurelle Of Tampines	LH	2028	$1,769
422 m	Livia	LH	2011	$1,293
490 m	Tenet	LH	2026	$1,561
530 m	Belysa	LH	2014	$1,389
633 m	Ris Grandeur	FH	2005	$1,303
712 m	Pasir Ris 8	LH	2026	$2,065
784 m	Parktown Residence	LH	2030	$2,350
858 m	Oasis @ Elias	LH	2011	$1,168

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Elias Park Primary School≤ 1 km515 m
Angsana Primary SchoolWithin 1 km of 8 of 12 blocks≤ 1 km870 m
Park View Primary School1–2 km1.01 km
Tampines North Primary School1–2 km1.08 km
Meridian Primary School1–2 km1.14 km
Casuarina Primary School1–2 km1.26 km
Gongshang Primary School1–2 km1.45 km
Poi Ching School1–2 km1.64 km
White Sands Primary School1–2 km1.75 km
Pasir Ris Primary SchoolWithin 2 km of blocks 101, 117, 119, 121 & 123 only1–2 km1.91 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 18

THE PALETTE

Details

Project: THE PALETTE
TOP year: 2015
Tenure: 99
Lease start: 2010
Total units: 892
Land size: 42,857 sqm (461,308 sqft)
Plot ratio: 2.1
Developer: Hong Leong Holdings Limited, City Developments Limited, Hong Realty (Private) Limited
Gross rental yield: ~3.4% · ~$1.44M (est.)
Storeys: 14
Market segment: OCR
District: 18

Nearby Schools

Nearest primaryELIAS PARK PRIMARY SCHOOL610 m
Nearest SAP schoolPOI CHING SCHOOLSAP

Upcoming MRT

0.7 km from Tampines North (CRL Phase 1), opening 2030 · ~8 min walk

Pasir Ris · 0.7 km · 2030Pasir Ris East · 1.8 km · 2030

Unit Catalogue for THE PALETTE

Total units	892
Blocks	12
Size range	495–2,562 sqft

Bedrooms	Units	Share
1-bedroom	50	6%
2-bedroom	330	37%
3-bedroom	405	45%
4-bedroom	103	12%
5-bedroom	4	0%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~4.4%· low sample (1 sale)	~$738K	35
2 BR	~3.2%	~$1.4M	110
3 BR	~3.2%	~$1.65M	76
4 BR	~3.0%· low sample (3 sales)	~$2.2M	18

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 837 of 892 units at THE PALETTE. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 58% have been held over 10 years.

86%

Free to sell now

720 of 837 tracked · past SSD

100%

Sitting on a gain

445 of 447 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Bedroom counts are temporarily unavailable — this page refreshes automatically within a few minutes.

Transaction History

Beds

Period

Size–sqft

Showing 10 of 1243 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,158,000	721	$1,606	—	—	Q2 2030
Jun 2026	Resale	$1,368,000	893	$1,532	—	—	Q2 2030
Jun 2026	Resale	$2,250,000	1,377	$1,634	—	—	Q2 2030
Jun 2026	Resale	$1,650,000	1,065	$1,549	—	—	Q2 2030
May 2026	Resale	$1,162,000	721	$1,612	—	—	Q2 2030
May 2026	Resale	$1,370,000	893	$1,534	—	—	Q2 2030
May 2026	Resale	$1,630,000	1,065	$1,531	—	—	Q2 2030
Apr 2026	Resale	$1,210,000	753	$1,607	—	—	Q2 2030
Apr 2026	Resale	$1,395,000	882	$1,582	—	—	Q2 2030
Apr 2026	Resale	$1,835,000	1,162	$1,579	—	—	Q2 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Elias Green	78 m	2026-06-01	Resale	$1,500,000	1,528	$982
D'Nest	209 m	2026-06-01	Resale	$1,160,000	753	$1,541
D'Nest	209 m	2026-06-01	Resale	$1,965,000	1,270	$1,547
D'Nest	209 m	2026-06-01	Resale	$1,425,000	936	$1,522
Elias Green	78 m	2026-05-01	Resale	$1,550,000	1,550	$1,000
Nv Residences	217 m	2026-05-01	Resale	$1,800,000	1,227	$1,467
Nv Residences	217 m	2026-05-01	Resale	$1,100,000	796	$1,382
Nv Residences	217 m	2026-05-01	Resale	$1,050,000	742	$1,415
Elias Green	78 m	2026-04-01	Resale	$1,550,000	1,517	$1,022

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE PALETTE

Beds

	01	02	03	04
13	#13-017532BR	#13-021,1733BR		#13-041,0663BR
12	#12-017532BR	#12-021,1733BR	#12-032,4865BR	#12-041,0663BR
11	#11-017532BR	#11-021,1633BR	#11-031,3784BR	#11-041,0663BR
10	#10-017532BR	#10-021,1633BR	#10-031,3784BR	#10-041,0663BR
09	#09-017532BR	#09-021,1733BR	#09-031,3784BR	#09-041,0663BR
08	#08-017532BR	#08-021,1733BR	#08-031,3784BR	#08-041,0663BR
07	#07-017532BR	#07-021,1633BR	#07-031,3784BR	#07-041,0663BR
06	#06-017532BR	#06-021,1633BR	#06-031,3784BR	#06-041,0663BR
05	#05-017532BR	#05-021,1733BR	#05-031,3784BR	#05-041,0663BR
04	#04-017532BR	#04-021,1733BR	#04-031,3784BR	#04-041,0663BR
03	#03-017532BR	#03-021,1633BR	#03-031,3784BR	#03-041,0663BR
02	#02-017532BR	#02-021,1633BR	#02-031,3784BR	#02-041,0663BR
01	#01-011,0012BR	#01-021,5183BR	#01-031,7874BR

1BR2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

203 realized resale exits at THE PALETTE over the 5y window — 203 profitable, 0 at a loss, averaging 3.36%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	13	10y 9m	1.39%
2BR	27	11y 9m	3.11%
3BR	96	12y 1m	3.45%
4BR	61	11y 9m	3.70%
5BR+	6	12y 7m	3.79%
Total	203	11y 10m	3.36%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE PALETTE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at THE PALETTE today at ~$1,549 psf (the recent resale median — last 12 months, 39 sales)…

96.3%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=837 traced current owners, 99.9% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at THE PALETTE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at THE PALETTE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

12 within 1 km

Lowest

$962

psf

Average

$1,533

psf

Highest

$2,350

psf

This propertyNearby condo


78 m	Elias Green	LH	1994	$962
209 m	D'Nest	LH	2017	$1,496
217 m	Nv Residences	LH	2013	$1,354
357 m	Coco Palms	LH	2018	$1,689
369 m	Aurelle Of Tampines	LH	2028	$1,769
422 m	Livia	LH	2011	$1,293
490 m	Tenet	LH	2026	$1,561
530 m	Belysa	LH	2014	$1,389
633 m	Ris Grandeur	FH	2005	$1,303
712 m	Pasir Ris 8	LH	2026	$2,065
784 m	Parktown Residence	LH	2030	$2,350
858 m	Oasis @ Elias	LH	2011	$1,168

Primary Schools Within 1 km / 2 km

Elias Park Primary School≤ 1 km515 m
Angsana Primary SchoolWithin 1 km of 8 of 12 blocks≤ 1 km870 m
Park View Primary School1–2 km1.01 km
Tampines North Primary School1–2 km1.08 km
Meridian Primary School1–2 km1.14 km
Casuarina Primary School1–2 km1.26 km
Gongshang Primary School1–2 km1.45 km
Poi Ching School1–2 km1.64 km
White Sands Primary School1–2 km1.75 km
Pasir Ris Primary SchoolWithin 2 km of blocks 101, 117, 119, 121 & 123 only1–2 km1.91 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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