Since the 531-unit executive condominium (EC) Hundred Palms Residences reached its five-year minimum occupation period (MOP) on Dec 18, 2024, it has seen brisk resale activity.
According to caveats lodged with URA Realis, over 60 units have changed hands on the resale market to date. Of these, 15 units were sold at profits exceeding $1 million (see table, “Hundred Palms Residences: 15 highest gains”). The highest gain of $1.738 million was recorded when a 1,528 sq ft, five-bedroom unit on the 13th floor changed hands for $3.059 million ($2,001 psf) in March this year.
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
A buyer who requested anonymity says the proceeds from selling his unit at Hundred Palms Residences enabled him and his spouse to upgrade to a private condo in prime District 9, though he declined to disclose the location of their new home.
Hundred Palms Residences has recorded over 60 resale transactions, of which 15 recorded gains of over $1 million since it reached its minimum occupation period of five years in December 2024 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Hundred Palms — strong resale activity
Hundred Palms Residences emerged as the top performer among ECs in terms of resale profits. According to Lee Sze Teck, senior director of data analytics at Huttons Asia, the average profit across all resale transactions at the project stands at $934,000, achieved in under eight years.
When developer Hoi Hup Realty launched the project in 2017, all 531 units were snapped up on the first day of launch (July 21) at an average price of $836 psf.
Lee attributes the strong resale performance to the development’s location, which is within 1km of three primary schools: Rosyth School, Xinmin Primary, and Hougang Primary. The proximity to Rosyth School, especially, is a major draw for families with school-going children, he adds.
Rosyth School is within walking distance of Hundred Palms Residences (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The EC is also near lifestyle amenities such as Greenwich V, Nex mall, and the vibrant Serangoon Gardens estate. Its appeal is further enhanced by the upcoming Serangoon North MRT Station on the Cross Island Line, scheduled for completion in 2030.
Under current regulations, EC owners can only sell their units to Singaporeans or permanent residents after fulfilling the five-year MOP. After 10 years, ECs are treated like any other 99-year leasehold private condominium and can be sold without restrictions.
Bishan Loft recorded eight resale transactions with profits exceeding $1 million (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Bishan Loft — the outperformer
The next-best-performing EC is Bishan Loft, a 348-unit development at Bishan Street 11, which obtained its temporary occupation permit (TOP) in 2003, about 22 years ago.
Bishan Loft recorded eight resale transactions with profits exceeding $1 million, with the highest gain reaching $1.88 million. This was for a 1,464 sq ft, four-bedroom unit on the 26th floor, which fetched $2.528 million ($1,727 psf), according to a caveat lodged on May 29. The seller had purchased the unit in 2001 for about $650,000 ($444 psf).
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
Seven other units have also changed hands with million-dollar gains in the past two decades. Huttons’ Lee attributes these profits to Bishan Loft’s location — it is within walking distance of Bishan MRT Interchange (for the North-South and Circle Lines) and Junction 8 shopping mall.
Also, it is near Kuo Chuan Presbyterian, Ai Tong School, and Catholic High School (Primary Section), and hence popular with parents seeking proximity to reputable schools. “It’s also the only EC in Bishan so far,” Lee adds.
The resale performance of Tampines Trilliant is supported by its proximity to the MRT Station, bus interchange, and three major malls (Source: Sim Lian Group website)
Tampines, Sengkang and Ang Mo Kio
Esparina Residences (573 units, Compassvale Bow) and The Tampines Trilliant (670 units, Tampines Central) each registered seven resale transactions with gains above $1 million.
Prices at Esparina Residences surged following the launch of the nearby Sengkang Grand Residences at an average price of about $1,741 psf in November 2019, based on caveats lodged. Meanwhile, units at Esparina Residences were changing hands at an average of $1,123 psf between September and November 2019.
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
Sengkang Grand is a 99-year leasehold private condo integrated with Sengkang Grand Mall, which opened in March 2023. The mall is connected to Buangkok MRT Station and bus interchange.
Meanwhile, the resale performance of The Tampines Trilliant is supported by its proximity to Tampines MRT Station, bus interchange, as well as the three major malls in Tampines Central: Tampines Mall, Tampines One, and Century Square.
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
Three other ECs each recorded five transactions with profits above $1 million. One of them is the 514-unit CityLife @ Tampines, located next to Tampines Trilliant.
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
Another is the 504-unit Treasure Crest at Anchorvale Crescent, which is within walking distance of Cheng Lim LRT Station and near Sengkang General Hospital.
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
The third is the 297-unit Nuovo at Ang Mo Kio Avenue 9 — the only EC in the Ang Mo Kio estate. It is sought after by families for its location next to Anderson Primary School and its proximity to Yio Chu Kang MRT Station and the bus interchange.
The 297-unit Nuovo at Ang Mo Kio Avenue 9 was completed in 2004, and has recorded five resale transactions with gains of at least $1 million (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Sources: EP Buddy, EdgeProp Singapore, URA Realis downloaded on June 22, 2025
According to Huttons Asia’s data analytics, the price gap between new ECs and new private condos in the Outside Central Region or OCR stands at around $613 psf (26%) as of end-April. A decade ago, the gap was $376 psf, or about 32% (see chart “Widening price gap between new private residential OCR and EC prices”).
Sources: URA, Huttons Asia Data Analytics (Data downloaded on April 25, 2025)
Despite the narrowing gap in percentage terms, Lee expects the price difference to remain in the 30% to 35% range for upcoming launches, which are likely to set new price benchmarks. Hence, resale ECs continue to see strong demand due to their relative affordability, he says.
