21 Pasir Ris Grove 518070, Pasir Ris Central, East Region, Singapore
$4,168,000
Introducing one of Coco Palms’ most extraordinary homes — a tastefully designed, super spacious 5-bedder spread across close to 3,000 sqft on a single level. Perfect for multi-gen families, large households or buyers upgrading to a true luxury layout rarely seen in condo living. Key Highlights You Will Love Almost 3,000 sqft Single-Level Layout A rare, sprawling floor plan offering exceptional space, comfort and flexibility. Hardly seen in today’s market. 5 Proper Bedrooms — 3 with Ensuites Ideal for large families, multi-generational living or owners who appreciate privacy for everyone. Soaring High-Ceiling Living Hall A grand, voluminous space filled with natural light — creating an instant “wow” impression from the moment you step in. Super Windy, Bright & Breezy Unit Excellent airflow throughout the home, contributing to a serene and naturally comfortable living environment. Tastefully Designed Interior Modern, elegant and move-in ready — designed for both style and functionality. Well-Spread Layout for Maximum Comfort Generous bedrooms, expansive dining, and wide living areas that maximise every inch of its impressive footprint. Resort-Style Living at Coco Palms Enjoy full condo facilities, lush landscaping, and the distinct holiday-home vibes that Coco Palms is known for. Excellent Connectivity Convenient access to Pasir Ris MRT, White Sands, leisure amenities, supermarkets and upcoming developments around Pasir Ris. Perfect For: Families requiring space + privacy Multi-generation households Buyers upgrading from HDB/EC to true luxury space Homeowners wanting a statement home with rare features Investors eyeing a highly desirable, unique unit in a well-loved condo Don’t Miss This Ultra-Rare Coco Palms Gem, Call 8862XXXX today for an exclusive viewing! Homes of this size, layout and quality seldom enter the market. Contact me now to arrange an exclusive viewing of this one-of-a-kind residence!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
247
Average Price
S1.3M
Total Value
S331.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 214 URA transactions
Fair Value
S$4.54M
S$1,550 psf
Asking Price
S$4.17M
S$1,424 psf
vs Market
-8.2%
vs Last Done
-12.7%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
214 comps
Nearest MRT
Pasir Ris
405m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
214 comparable transactions
S$1,534
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,550
Recent Comparable Transactions
10 shown · 214 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PASIR RIS GROVE Floor 01-05 | 753sqft | S$1,230,000 | ▲S$1,632 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | PASIR RIS GROVE Floor 01-05 | 753sqft | S$1,230,000 | ▲S$1,632 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | PASIR RIS GROVE Floor 11-15 | 743sqft | S$1,280,000 | ▲S$1,723 +11.2% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | PASIR RIS GROVE Floor 01-05 | 743sqft | S$1,288,000 | ▲S$1,734 +11.9% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | PASIR RIS GROVE Floor 11-15 | 753sqft | S$1,288,000 | ▲S$1,709 +10.3% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | PASIR RIS GROVE Floor 06-10 | 463sqft | S$810,000 | ▲S$1,750 +12.9% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | PASIR RIS GROVE Floor 11-15 | 463sqft | S$808,000 | ▲S$1,746 +12.6% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | PASIR RIS GROVE Floor 11-15 | 753sqft | S$1,250,000 | ▲S$1,659 +7.0% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | PASIR RIS GROVE Floor 06-10 | 463sqft | S$850,000 | ▲S$1,836 +18.5% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | PASIR RIS GROVE Floor 11-15 | 904sqft | S$1,620,000 | ▲S$1,792 +15.6% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | PASIR RIS GROVE Floor 06-10 | 904sqft | S$1,598,000 | ▲S$1,767 +14.0% vs FV | 99 yrs lease commencing from 2008 |
PASIR RIS GROVE
Aug 2025 · Floor 01-05
+5.3% vs FV
PASIR RIS GROVE
Aug 2025 · Floor 01-05
+5.3% vs FV
PASIR RIS GROVE
Jul 2025 · Floor 11-15
+11.2% vs FV
PASIR RIS GROVE
Jul 2025 · Floor 01-05
+11.9% vs FV
PASIR RIS GROVE
Jul 2025 · Floor 11-15
+10.3% vs FV
PASIR RIS GROVE
Jun 2025 · Floor 06-10
+12.9% vs FV
PASIR RIS GROVE
Jun 2025 · Floor 11-15
+12.6% vs FV
PASIR RIS GROVE
Jun 2025 · Floor 11-15
+7.0% vs FV
PASIR RIS GROVE
Jun 2025 · Floor 06-10
+18.5% vs FV
PASIR RIS GROVE
Jun 2025 · Floor 11-15
+15.6% vs FV
PASIR RIS GROVE
Jun 2025 · Floor 06-10
+14.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.