PropHerald

PALMWOODS

UPPER CHANGI ROAD

Private development · D16 in the September 2026 private residential report

At a glance

Tenure

99-yr leasehold from 1996

Median psf (12 mo)

S$1,259

Plot ratio

Landed (MP2025)

Landed housing

Landed Housing Area · Mixed Landed · 2-storey envelope

Zoning & plot ratio by Master Plan

Master PlanPlot ratioLand use
MP2003LandedRESIDENTIAL
MP2008LandedRESIDENTIAL
MP2014LandedRESIDENTIAL
MP2019LandedRESIDENTIAL
MP2025LandedRESIDENTIAL

Location

Blocks in this development

105A Jalan Chempaka Kuning · 345A Bedok Road · 350 Bedok Road · 430 Upper Changi Road · 450 Upper Changi Road · 452 Upper Changi Road

Transactions

4 sales in the last 12 months

MonthTypeLevelArea m² PriceS$ psfSale type
May 2026Condominium01-05 120S$1,640,000 1270Resale
Dec 2025Condominium01-05 79S$1,080,000 1270Resale
Sep 2025Condominium01-05 125S$1,680,000 1249Resale
Jul 2025Condominium01-05 110S$1,450,000 1225Resale
May 2024Condominium01-05 120S$1,420,000 1099Resale
Jul 2023Condominium01-05 203S$1,820,000 833Resale
Apr 2023Condominium01-05 109S$1,180,000 1006Resale
Feb 2023Condominium01-05 106S$1,200,000 1052Resale
Sep 2022Condominium01-05 125S$1,295,000 962Resale
Mar 2022Condominium01-05 81S$838,000 961Resale
Mar 2022Condominium01-05 81S$838,000 961Resale
Feb 2022Condominium01-05 120S$1,220,000 945Resale
Feb 2022Condominium01-05 87S$880,000 940Resale
Dec 2021Condominium01-05 113S$1,105,000 908Resale
Sep 2021Condominium01-05 102S$1,038,000 945Resale

Price trend

S$900S$1,100S$1,300202120242026— median— average S$ psf2021 · S$927 average psf · 2 sales2022 · S$954 average psf · 5 sales2023 · S$963 average psf · 3 sales2024 · S$1,099 average psf · 1 sales2025 · S$1,248 average psf · 3 sales2026 · S$1,270 average psf · 1 sales2021 · S$927 median psf · 2 sales2022 · S$961 median psf · 5 sales2023 · S$1,006 median psf · 3 sales2024 · S$1,099 median psf · 1 sales2025 · S$1,249 median psf · 3 sales2026 · S$1,270 median psf · 1 salesS$1,270

This project trades ≈ 41% below the District 16 12-month median (S$ psf).

Last 12 months by type

Property typeSales Median priceMedian S$ psf
Condominium4 S$1,545,0001259

Median price by year

YearSalesMedian price
20261S$1,640,000
20253S$1,450,000
20241S$1,420,000
20233S$1,200,000
20225S$880,000
20212S$1,071,500