Hundred Palms EC hits record S$2,039 psf as this trio close their 7th deal within the project

Hundred Palms Residences has once again made headlines. Earlier this year, in March, a 5-bedder was sold for S$3.059 million, marking the first non-penthouse Executive Condominium (EC) to cross the S$3 million mark. More recently, a 4-bedroom unit changed hands for S$2.7 million (S$2,039 psf), setting multiple records not only for the development but also across the entire EC market in Singapore.

Both record-breaking sales were handled by the same team of agents: Bryan Chua, Edmund Chua, and Ng Yong Lin. The trio have brokered a total of seven units in Hundred Palms Residences, closing four deals in August alone.

New record sale at Hundred Palms Residences

Spanning 1,324 square feet (sqft), this recently transacted 4-bedder sits on the 11th floor of the 15-storey development. Located closer to the main road, the unit at Block 260 benefits from a more open view compared to inner-facing stacks.

The 4-bedroom EC reportedly received around four offers before being sold for S$2.7 million within a month. According to the Urban Redevelopment Authority (URA) data, the resale transaction was officially recorded on 26 June 2025.

The unit sold above both the seller’s expectations and its bank valuation of S$2.3 million to S$2.4 million. Having bought it in 2017 for S$1.13 million (S$852 psf), the seller walked away with a profit of S$1.57 million after nearly eight years.

Now, this is not the largest capital gain recorded at Hundred Palms. That title belongs to the March transaction, when the 5-bedder sold at a S$1.738 million profit. To this date (as of August 2025), the deal still ranks among the top 5 most profitable EC sales in Singapore.

However, at S$2,039 psf, the June transaction at Hundred Palms has set a new nationwide record for the highest psf ever achieved in the EC segment.

4-bedder EC sets new nationwide high at S$2,039 psf

The S$2,039 psf price point for this 4-bedder surpasses the previous record of S$2,001 psf, also set at Hundred Palms earlier in March. In fact, the top 20 highest psf EC transactions in Singapore are overwhelmingly dominated by Hundred Palms units, except for three new launch sales at Otto Place that fetched as high as S$1,909 psf.

Top 3 EC sales by psf in Singapore (as of August 2025)

The recent 4-bedder resale stands out as the highest transaction. Yet, looking at Hundred Palms’ transaction history, 3-bedders dominated the high psf sales. Bryan noted that when the project first hit its Minimum Occupancy Period (MOP) in 2024, 3-bedroom units were selling fast at S$1.7 to S$1.8 million, despite their high psf.

As of August 2025, overall units at Hundred Palms Residences average S$1,821 psf. This is about 16% above the national EC average of S$1,569 psf. Over the past five years alone, price growth in the project has outpaced the broader EC market by roughly 5%.

Most expensive 4-bedder EC in District 19

In absolute price terms, the S$2.7 million sale is the most expensive 4-bedder in Hundred Palms — and the first 4-bedder EC in District 19 (Hougang, Punggol, Sengkang, Serangoon) to hit this price point.

It overtook the previous record at Esparina Residence, where a 1,367 sqft unit sold for S$2.488 million in May 2025. Esparina, however, is an older EC. It obtained its Temporary Occupancy Permit (TOP) in 2013, and was already fully privatised when this particular resale happened.

Around the time when the Hundred Palms deal took place in June 2025, other 4-bedder ECs in the district were transacted at an average of S$1.98 million. Notably, a similar yet slightly larger 4-bedroom unit, spanning 1,346 sqft, at Waterbay (TOP: 2016) in Punggol sold for S$1.935 million, or S$1,438 psf.

Bryan noted that the Hundred Palms buyer was initially concerned they might be paying “a crazy high price” for the 4-bedder, as such numbers had not been seen before in the area. “But eventually, after we sold this listing, there were several other four-bed units that were listed at much higher pricing,” he added.

Within the broader market, this unit is currently the fifth most expensive 4-bedder EC in Singapore. Older EC developments in Tampines and Bishan have seen their 4-bedders fetch above S$2.8 million.

Most expensive 4-bedder ECs in Singapore (as of August 2025)

Older ECs like those above have the advantage of being fully privatised, widening the buyer pool to include foreigners. Hundred Palms, by contrast, will only cross its 10-year mark in 2029. From there, prices are expected to go even higher as the project officially enters the private property segment.

What buyers are looking for at Hundred Palms

Hundred Palms’ record sales show that buyers are increasingly willing to pay premiums for well-located ECs. “It takes time for people to accept that ECs will tend to cross 2,000 psf,” said Bryan, though he added that not every EC can achieve this price point yet. This highlights the value propositions that Hundred Palms has against the broader EC market in Singapore.

The agents noted that most of their seven sales within the project have been to young families with school-going children. Many are HDB upgraders moving into ECs as their first step toward private housing, while others are private homeowners relocating for lifestyle or school considerations. Adding to the appeal, the upcoming Serangoon North MRT station on the Cross Island Line (CRL) will be just a 5-minute walk away.

Beyond the location, buyers also like the scale of the estate: large enough to offer full facilities, yet not so massive as to feel overcrowded. The development is also largely owner-occupied, which appeals to families who prefer a stable, community-focused environment.

“In fact, we do have spillover buyers who are looking for units (at Hundred Palms) currently, but they can’t find anything because most of the units here, even though they are listed at quite a high price, have already been moved,” one of the agents added.

Hundred Palms continues to stand out in District 19. While nearby private condos such as Affinity at Serangoon offer alternatives with similar pricing – units here have been transacting at an average of S$1,802 psf recently, Hundred Palms Residences has carved out a niche for families who want space, newer finishes, and good schools without the density of mega projects.

Behind the record-breaking resale deals

By closing their seventh deal at Hundred Palms, the trio have become familiar with the development. Their track record spans all unit types, from 3- to 5-bedroom units, giving them a nuanced understanding of what makes each layout appealing to different buyer groups.

Moreover, they emphasised the importance of building trust with buyers while representing sellers. “When we share factual details and point out aspects buyers may have overlooked, they’re able to connect more with the unit”, Bryan commented. According to the agents, knowing what unique selling points to highlight during viewings can make the difference between a good sale result and a record-breaking one.

A structured approach to sell within 3 months

Behind the sales is what the agents describe as a structured three-step framework. Without revealing too much of the formula, they shared that the approach is designed to secure a sale within three months, a timeline they believe is critical before buyer fatigue sets in. 

“We usually sell within a span of three months,” Bryan explained. “Anything longer will be detrimental to the unit itself.” Their process includes careful pricing, a phased marketing approach, and in most cases, adopting high-cost strategies to maximise exposure.

Before sellers even decide to appoint them, the team runs through a detailed presentation deck that lays out this framework. The deck is designed to help homeowners clearly understand how the process works and how the team positions their property to extract maximum value in the market. By setting these expectations upfront, sellers gain confidence in the strategy and can see the roadmap that will guide the sales journey.

On top of this, the team makes it a point to stay proactive throughout the campaign. Every month, they fine-tune their strategies to keep the listing fresh and ensure no opportunities are missed. Rather than depending solely on conventional methods, they also work on improving and adapting these practices so they become even more effective, helping the property maintain strong traction with buyers.

In the recent 4-bedder sale, for instance, Bryan noted that the seller’s efforts helped clinch the deal in just a month. “This seller is very cooperative in terms of managing the condition of the unit for every viewing,” he added.

The EC advantage compared to private property

The 531-unit Hundred Palms was famously sold out within hours during its initial launch in 2017. This turnout is considered extraordinary, given the cooling measures and weak sentiment at the time. Eight years later, the 2025 resale market has validated that early demand, with original owners seeing substantial profits.

Both the recent S$2.7 million and March’s S$3.059 million sales at Hundred Palms reinforce the narrative that well-located ECs can eventually compete head-to-head with private condos, especially in the Outside Central Region (OCR), where the pricing gap has narrowed.

For buyers, ECs provide the best of both worlds: the initial affordability and grants of public housing, and the upside potential of private property after the MOP. Compared to private condos, ECs often deliver higher percentage gains precisely because of their lower entry price. 

Moving forward, however, new EC launches will likely come at higher prices. The Woodlands Drive 17 EC plot was recently sold at S$782 psf ppr, a new record land rate for ECs.“They’re looking to launch at around S$1,900 to S$2,000 psf for the EC. In time, it should sell, since surrounding OCR units are already transacting at relatively high prices,” Bryan noted.

Interested in the upcoming EC launches? See the complete 2025/2026 list here!

Looking ahead: Rivercove Residences next in the resale line

The next EC to hit the resale market in District 19 is Rivercove Residences, expected to MOP later this year. While heavy supply in the area may weigh on resale prices, Rivercove’s modern layouts and relatively fresh lease may appeal to young families. Especially HDB upgraders in the surrounding area who want to stay close to their neighbourhood roots.

A note from the record-breaking agents

The agent team believes their structured process for selling the units has helped owners maximise their upside. “We do our best to provide as much value to sellers and buyers so both parties may have the most fulfilling experience with one of the biggest assets in their lives.”

Their services also extend beyond pre-sales assistance, offering post-sale guidance to help clients reinvest or secure their next home confidently.

For those interested in reaching out,

• Bryan Chua (R067383C): 8840 6160 / bryanjosephhhc@gmail.com
• Edmund Chua (R066638Z): 8684 5438 / edmundchua.propnex@gmail.com
• Ng Yong Lin (R070787F): 8181 1239 / yonglin1208@gmail.com

The post Hundred Palms EC hits record S$2,039 psf as this trio close their 7th deal within the project appeared first on .