The Palette spends its land horizontally rather than vertically. Four and a quarter hectares for twelve mid-rise blocks buys a lagoon pool with room to curve, a timber pavilion over a fountain lake, and enough distance between blocks that facing and privacy are choices rather than compromises. At today’s land prices, this shape of estate will not be built on this street again.
The Palette Prices: Upper Middle of a Closed Cluster
As of July 2026, the last sixty caveats ran $1,303 to $1,667 psf with a median near $1,547 psf, and 43 of them were lodged in the past twelve months at a median of $1,548. Forty-three trades in a year is real depth, and the $364 psf spread between weakest and strongest print shows how differently the market reads individual stacks.
Position explains the number. D’Nest at 912 units from 2017 and Coco Palms at 944 units from 2018 are younger products from the same developer pairing on the same road. NV Residences at 642 units from 2013 and Livia at 724 units from 2011 sit older, with Oasis @ Elias adding 388 units from 2011 and freehold Ris Grandeur 453 units from 2005. Pasir Ris 8 tops the range near $2,200 psf. The Palette sits in the upper middle, which is where an eleven-year-old estate with this school count and this walk belongs.
One technical note when you compare upward. The Palette was built before GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes. Our Pinery Residences price analysis puts the newest launch band on the record, and the fair comparison adjusts for that difference first.
Working out what a stack is actually worth? Send us the block and floor and we will pull the matched comparables first. Honest advice, no pressure. WhatsApp us.
The Palette Floor Plans: Sizes New Launches No Longer Build
The Palette floor plan set is where the estate argues hardest. The three- and four-bedroom bands carry the interest, 1,055 to 1,528 sqft and 1,378 to 2,217 sqft. The 495 sqft one-bedroom keeps an investor entry open at the other end, and the penthouse tier above 2,217 sqft is thin stock that trades on its own terms.
Run the ladder at the recent median of about $1,548 psf and it falls out cleanly: the 495 sqft one-bedder lands near $770,000, the 721 sqft two-bedroom around $1.12m, the 1,055 sqft three-bedroom about $1.63m, the 1,378 sqft four-bedroom around $2.13m and the penthouse entry near $3.43m. Those are figures worked off the caveat record, not asking prices.
The recorded trades sit close and show where floor matters. A 495 sqft one-bedroom changed hands at $738,000 in August 2025. A 1,689 sqft four-bedroom sold at $2.30m from a low floor in November 2025, while a 1,377 sqft unit on the sixth to tenth band cleared $2.25m in June 2026 at $1,633 psf. That pair is the floor premium in one line: 312 fewer square feet, higher price.
The ladder maps onto the budgets Pasir Ris and Tampines flat sellers actually arrive with: a five-room seller crossing into a 1,055 sqft three-bedroom stays in the town they know. Our HDB upgrading roadmap walks through the sequencing, and our data piece on condo unit types and buyer demand shows which formats hold value over a ten-year hold. Inside the gate, the payoff is the ground plane: lagoon pool, pavilion over open water, lawns that stay usable when the estate is full. With 892 households sharing them, view on a weekend rather than a quiet weekday.
Is The Palette Worth Buying? The Supply Case for the Biggest Site
Start with the parcel, because that is the scarce item here. The Palette sits in the Pasir Ris Central subzone, which holds eight private developments and about 5,030 units on a finite set of sites, with no new private project under construction among them. A 42,857 sqm residential parcel will not be assembled here again, so the block spacing you are buying is not replicable at any price.
Demand comes from the flats around it. Pasir Ris town holds about 31,491 HDB flats, and 29,682 are 4-room or larger. That is roughly thirty-three large flats for every single home at The Palette, and it is the depth behind the estate’s steady resale volume.
The pipeline sits outside this pocket: Kassia adds 276 units at Flora Drive in 2027, Coastal Cabana 748 near Pasir Ris Park in 2029 and the Loyang Valley redevelopment about 1,200 homes around 2030, with Tampines executive condominiums courting the same budget. The URA Master Plan frames Pasir Ris Central as the town’s serviced core with residential pockets like the Grove sitting just off it, which is exactly how the address reads on a weekday evening.
Two checks belong in the offer. The lease has run since October 2010, so about 83 years remain. Liquidity is steady rather than spiky: 205 caveats since July 2021, roughly one home in four changing hands inside five years.
Be realistic about the company you keep on exit. The Palette, D’Nest, Coco Palms, Livia and NV Residences put more than 4,100 leasehold units inside a 350m radius, so a seller is never the only listing, which is also why a buyer is never short of choice. Rental yields have run near 3.4 percent recently, held up by the Changi Business Park and airport corridor; our rental yields guide explains why an estate average flatters most listings, and our Q2 2026 property market review tracks how outer-region resale has absorbed through this cycle.
Who The Palette Suits
The Palette suits families who want the three-school radius with more floor area per dollar than the newest stock offers, upgraders leaving a Pasir Ris or Tampines flat who want to stay in the town, and buyers who would rather inspect eleven years of maintenance history than trust a rendering. Our study of how the Cross Island Line will move property prices sets out what the 2030 interchange has been worth elsewhere along the alignment.
The exit audience is that same upgrader pool, plus landlords. Renters see a completed estate with a lagoon pool and open grounds, three primary schools in the radius and a station inside a 650m walk, which is competitive against the older rental supply in Pasir Ris, and the Cross Island Line works add a services tenant layer that was not here five years ago. Two-bedroom holders have the deepest tenant pool in the estate.
Fit runs in the other direction too. If you want a mall in the lift lobby, Pasir Ris 8 is the address and the premium is its price. If the coast matters more than the station, Vue 8 Residence is the other side of the same town. If Ris Grandeur’s freehold status is pulling at you, read our guide to 99-year versus freehold before you pay for it. And a large ground plane costs money to keep: read the last two AGM records, and our guide to condominium maintenance fees before you sign.
Thinking about The Palette? Its discount to Pasir Ris 8 is the cluster’s live spread, its premium over Livia is the price of six years of lease, and condition alone moves the same layout by more than $100 psf at this vintage. Before you commit, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
