RPS · Resale Project Scorecard
Blue Horizon — Grade C
RPS score 4.65/10 · D05 · Buona Vista, Clementi, Pasir Panjang · 616 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2005
Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: schools, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 1/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.37% — below-median performance vs same-vintage peers (39th percentile of 2005-era cohort).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
616 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
2.02km from Clementi Mrt Stn (EW23) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.71% — strong income return.
99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 1.21km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The verdict· Scores updated September 2026
Blue Horizon scores 4.65 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2116th of 2,357 resale condos scored in Singapore and 59th of 91 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Project Size (10/10) and Rental Yield (7/10); its weakest is MRT Proximity (1/10). Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: schools, MRT access.
See all 91 scored condos in District 5 (Buona Vista, Clementi, Pasir Panjang) →
RPS · Resale Project Scorecard
Recent resale transactions at Blue Horizon
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,455 psf, median price $1.68M. Median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,439 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,450 psf | $1.67M |
| Jan–Mar 2026 | 4 | $1,468 psf | $1.69M |
| Apr–Jun 2026 | 3 | $1,370 psf | $1.33M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 10 | $1,455 psf | $1.68M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Blue Horizon: frequently asked questions
Answers generated from the scorecard data — RPS rank 2116th of 2,357, scores updated September 2026.
- Is Blue Horizon a good buy in 2026?
- Blue Horizon scores 4.65/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2116th of 2,357 Singapore resale condos and 59th of 91 in District 5 (Buona Vista, Clementi, Pasir Panjang). Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: schools, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Blue Horizon?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Blue Horizon, at a median of $1,455 psf and a median price of $1.68M (range $1,332 psf to $1,497 psf). The median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,439 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Blue Horizon from the nearest MRT station?
- Blue Horizon is about 2.0km from Clementi MRT (EW23), scoring 1/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Blue Horizon compare with Whitehaven?
- Whitehaven is the project scored next to Blue Horizon on the District 5 ranking: 4.68 (Grade C) against Blue Horizon's 4.65 (Grade C). Blue Horizon scores higher on Project Size (10 vs 5) and Project's Historical Performance (4 vs 3); Whitehaven scores higher on MRT Proximity (1 vs 6) and Tenure (7 vs 10).
- What is the tenure of Blue Horizon, and how big is the project?
- Blue Horizon is 99-year leasehold, completed in 2005, has 616 units, developed by MCL Land. 99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent. 616 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Clementi & West Coast
Scored either side of Blue Horizon in Buona Vista, Clementi, Pasir Panjang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- WhitehavenC4.68
- The SorrentoC4.65
- Pepys Hill CondoC4.76
- West-nC4.64
- D'hillside LoftC4.80
- Parc RegencyC4.62
See all 91 scored projects in Buona Vista, Clementi, Pasir Panjang →
Free condo report
Email me this condo's report
Get the full report on Blue Horizon — PSF trends, rival comparison, and our verdict — in your inbox.