Resale Project Scorecard
Ivory
D22 · Boon Lay, Jurong, Tuas · freehold · completed 2009 · 20 units
Grade C, 5.26 out of 10, the 21st highest score among 22 resale condos in District 22.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Jurong East MRT
- 560 m
Background: Boon Lay, Jurong, Tuas, not this condo. Photo credits
Ivory Score
- C
- Grade
- Score out of 10
- 5.26
- Highest score among 22 resale condos in District 22
- 21st
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: schools, project size.
Project's Historical Performance25%5/10
Avg Ann. of +2.66% — near-median performance within its 2009-era cohort (50th percentile).
The district median is 7/10.
Primary School Effect20%3/10
2 primary schools within 1km (nearest: Fuhua Primary School at 0.03km). Moderate school access.
The district median is 10/10.
- Fuhua Primary School
- Yuhua Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
20 units — very small project; niche product with thin resale market.
The district median is 8/10.
MRT Proximity13%8/10
560 m from Jurong East MRT (NS1 / EW24 / JE5) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.27% — above-average income return.
The district median is 5.5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 7/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Jurong Lake District (2nd CBD) at 0.44km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 7.5/10.
Scores updated October 2026. On the map →
Why Ivory scores 5.26
Ivory scores 5.26 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1816th of 2,350 resale condos scored in Singapore and 21st of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Project Size (3/10).
| Factor | This condoIvory | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 7/10 | −0.50 | 5% of district |
| Primary School Effect20% | 3/10 | 10/10 | −1.40 | 5% of district |
| Project Size16% | 3/10 | 8/10 | −0.80 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Rental Yield10% | 5/10 | 5.5/10 | −0.05 | 10% of district |
| Tenure10% | 10/10 | 7/10 | +0.30 | 100% of district |
| Future Transformation6% | 6/10 | 7.5/10 | −0.09 | 5% of district |
Medians are across the 22 scored resale projects in District 22 (Boon Lay, Jurong, Tuas). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Ivory and a median-profile project (7.77). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Ivory Prices
No resale at Ivory in the 12 months to October 2026.
Past transactions at Ivory
8 resales, Nov 2021 to Oct 2026 · median $1,303 psf · $955,000 to $2,218,000 · all 8 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 8 Nov 2024 | 15 Ceylon Lane | 2 | #02-04041BR | 1BR | 657 | $1,630 | $1,070,000 | Resale |
| 30 Apr 2024 | 15 Ceylon Lane | 5 | #05-05054BR | 4BR | 1,862 | $1,074 | $2,000,000 | Resale |
| 28 Mar 2024 | 15 Ceylon Lane | 5 | #05-02023BR | 3BR | 1,744 | $1,272 | $2,218,000 | Resale |
| 16 May 2023 | 15 Ceylon Lane | 4 | #04-04041BR | 1BR | 657 | $1,454 | $955,000 | Resale |
| 15 May 2023 | 15 Ceylon Lane | 5 | #05-04042BR | 2BR | 1,152 | $1,268 | $1,460,000 | Resale |
| 30 Jan 2023 | 15 Ceylon Lane | 2 | #02-02022BR | 2BR | 872 | $1,340 | $1,168,000 | Resale |
| 29 Jul 2022 | 15 Ceylon Lane | 5 | #05-01012BR | 2BR | 1,238 | $1,115 | $1,380,000 | Resale |
| 14 Mar 2022 | 15 Ceylon Lane | 2 | #02-05053BR | 3BR | 1,012 | $1,334 | $1,350,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D22 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,180 psf |
| Feb–Apr 2022 | 1 | — | $1,163 psf |
| May–Jul 2022 | 1 | — | $1,179 psf |
| Aug–Oct 2022 | — | — | $1,230 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,205 psf |
| Feb–Apr 2023 | — | — | $1,240 psf |
| May–Jul 2023 | 2 | $1,361 psf | $1,265 psf |
| Aug–Oct 2023 | — | — | $1,258 psf |
| Nov 2023 – Jan 2024 | — | — | $1,308 psf |
| Feb–Apr 2024 | 2 | $1,173 psf | $1,358 psf |
| May–Jul 2024 | — | — | $1,389 psf |
| Aug–Oct 2024 | — | — | $1,351 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,447 psf |
| Feb–Apr 2025 | — | — | $1,395 psf |
| May–Jul 2025 | — | — | $1,414 psf |
| Aug–Oct 2025 | — | — | $1,433 psf |
| Nov 2025 – Jan 2026 | — | — | $1,510 psf |
| Feb–Apr 2026 | — | — | $1,483 psf |
| May–Jul 2026 | — | — | $1,548 psf |
| Aug–Oct 2026 | — | — | $1,355 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Ivory By stack
- Highest, stack 04
- $1,454 psf
- Lowest, stack 05
- $1,204 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,306 psf | 1,308 sq ft | Levels 2 to 5 | 2 |
| 04 | $1,454 psf | 657 sq ft | Levels 2 to 5 | 3 |
| 05 | $1,204 psf | 1,437 sq ft | Levels 2 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Ivory Notes
How these numbers are worked out
- Grade C places Ivory in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2009, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Jurong East MRT (NS1 / EW24 / JE5), 560 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Ivory for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.