Resale Project Scorecard
Lush Acres
D28 · Seletar, Yio Chu Kang · 99-year leasehold · completed 2016 · 380 units
Grade S, 7.50 out of 10, the 4th highest score among 17 resale condos in District 28.
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 →
- Lease left, about
- 86 yrs
- Resales, 12 months to Oct 2026
- 16
- To Layar LRT
- 290 m
Artist's impression: City Developments Limited, Lush Acres e-brochure
Lush Acres Score
- S
- Grade
- Score out of 10
- 7.50
- Highest score among 17 resale condos in District 28
- 4th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation, MRT access.
Project's Historical Performance25%10/10
Avg Ann. of +4.72% places this condo in the top 9% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Fern Green Primary School at 0.20km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Fern Green Primary School
- Sengkang Green Primary School
- Fernvale Primary School
- Anchor Green Primary School
- Springdale 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%8/10
380 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%2/10
290 m from Layar LRT (SW6), 1.7 km from Sengkang MRT (NE16 / STC) — weaker MRT access, likely requires bus or car for most trips.
The district median is 2/10.
Rental Yield10%5/10
Rental yield of 3.34% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 2.39km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Lush Acres scores 7.50
Lush Acres scores 7.50 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 190th of 2,350 resale condos scored in Singapore and 4th of 17 in District 28 (Seletar, Yio Chu Kang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is MRT Proximity (2/10).
| Factor | This condoLush Acres | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 94% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 63% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 31% of district |
| MRT Proximity13% | 2/10 | 2/10 | ±0.00 | 38% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 44% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 13% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 17 scored resale projects in District 28 (Seletar, Yio Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lush Acres and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lush Acres Prices
By unit type at Lush Acres
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,114 sq ft | 1,114 sq ft | $1.35M to $1.67M | $1,454 psf | 8 |
| 4-bedroom1,346 sq ft | 1,346 sq ft | $1.72M to $2.25M | $1,405 psf | 6 |
| 5-bedroom1,507 sq ft | 1,507 sq ft | $2.29M | $1,520 psf | 2 |
Past transactions at Lush Acres
16 resales, Nov 2025 to Oct 2026 · median $1,450 psf · $1,348,000 to $2,330,000 · all 16 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 4 Sep 2026 | 7 Fernvale Close | 7 | #07-16165BR · Blk 7 | 5BR | 1,507 | $1,546 | $2,330,000 | Resale |
| 28 Aug 2026 | 7 Fernvale Close | 5 | #05-16165BR · Blk 7 | 5BR | 1,507 | $1,493 | $2,250,000 | Resale |
| 11 Aug 2026 | 3 Fernvale Close | 15 | #15-07073BR · Blk 3 | 3BR | 1,130 | $1,462 | $1,651,888 | Resale |
| 28 Jul 2026 | 5 Fernvale Close | 22 | #22-10103BR · Blk 5 | 3BR | 1,130 | $1,438 | $1,625,000 | Resale |
| 17 Jul 2026 | 7 Fernvale Close | 19 | #19-14144BR · Blk 7 | 4BR | 1,346 | $1,449 | $1,950,000 | Resale |
| 5 Jun 2026 | 3 Fernvale Close | 3 | #03-08084BR · Blk 3 | 4BR | 1,238 | $1,388 | $1,718,000 | Resale |
| 5 Jun 2026 | 7 Fernvale Close | 18 | #18-15154BR · Blk 7 | 4BR | 1,346 | $1,449 | $1,950,000 | Resale |
| 28 May 2026 | 1 Fernvale Close | 5 | #05-02023BR · Blk 1 | 3BR | 1,130 | $1,451 | $1,640,000 | Resale |
| 27 Mar 2026 | 3 Fernvale Close | 4 | #04-05053BR · Blk 3 | 3BR | 1,055 | $1,458 | $1,538,000 | Resale |
| 25 Mar 2026 | 3 Fernvale Close | 3 | #03-06063BR · Blk 3 | 3BR | 1,098 | $1,450 | $1,592,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D28 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,593 psf |
| Dec 2025 | 2 | $1,339 psf | $1,500 psf |
| Jan 2026 | 1 | — | $1,531 psf |
| Feb 2026 | 1 | — | $1,600 psf |
| Mar 2026 | 3 | $1,450 psf | $1,536 psf |
| Apr 2026 | — | — | $1,515 psf |
| May 2026 | 1 | — | $1,572 psf |
| Jun 2026 | 2 | $1,419 psf | $1,531 psf |
| Jul 2026 | 2 | $1,444 psf | $1,528 psf |
| Aug 2026 | 2 | $1,478 psf | $1,538 psf |
| Sep 2026 | 1 | — | $1,550 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.1% a year, ranked 4 of 12 in D28 and 90 of 715 condos. See the most profitable condos in D28 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Lush Acres Rent
- Median rent a month
- $4,100 to $4,900
- Gross yield
- 3.0% to 3.1%
- Rental contracts
- 11
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,100 | $3,750 to $4,300 | 3.1% | 7 |
| 4-bedroom | $4,900 | — | 3.0% | 4 |
Rental contracts at Lush Acres
11 contracts, Sep 2025 to Aug 2026 · median $4,300 a month · $1,550 to $5,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Jul 2026 | 4BR | 1,600 to 1,700 sq ft | $5,000 |
| May 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| Apr 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Mar 2026 | 3BR | 900 to 1,000 sq ft | $3,700 |
| Mar 2026 | 3BR | 900 to 1,000 sq ft | $3,700 |
| Feb 2026 | 4BR | 1,600 to 1,700 sq ft | $5,200 |
| Jan 2026 | 4BR | 1,200 to 1,300 sq ft | $4,800 |
| Dec 2025 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Dec 2025 | 4BR | 1,200 to 1,300 sq ft | $1,550 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Lush Acres By stack
- Highest, stack 16
- $1,490 psf
- Lowest, stack 11
- $1,243 psf
- Stacks with 2+ resales
- 16
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,294 psf | 1,302 sq ft | Levels 2 to 25 | 4 |
| 02 | $1,354 psf | 1,130 sq ft | Levels 2 to 22 | 9 |
| 03 | $1,354 psf | 926 sq ft | Levels 3 to 25 | 11 |
| 04 | $1,247 psf | 1,055 sq ft | Levels 2 to 24 | 12 |
| 05 | $1,322 psf | 1,055 sq ft | Levels 1 to 22 | 6 |
| 06 | $1,341 psf | 1,098 sq ft | Levels 1 to 21 | 6 |
| 07 | $1,327 psf | 1,130 sq ft | Levels 2 to 15 | 5 |
| 08 | $1,332 psf | 1,238 sq ft | Levels 3 to 21 | 8 |
Show the other 8 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,268 psf | 1,356 sq ft | Levels 5 to 20 | 5 |
| 10 | $1,421 psf | 915 sq ft | Levels 2 to 22 | 7 |
| 11 | $1,243 psf | 926 sq ft | Levels 1 to 22 | 6 |
| 12 | $1,305 psf | 1,302 sq ft | Levels 1 to 19 | 3 |
| 13 | $1,246 psf | 1,055 sq ft | Levels 2 to 25 | 9 |
| 14 | $1,336 psf | 1,346 sq ft | Levels 7 to 25 | 8 |
| 15 | $1,315 psf | 1,346 sq ft | Levels 5 to 24 | 7 |
| 16 | $1,490 psf | 1,507 sq ft | Levels 5 to 25 | 8 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Lush Acres Floor plans
10 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
3-Bedroom5 plans · 915 to 1,399 sq ft
4-Bedroom4 plans · 1,238 to 1,690 sq ft
5-Bedroom1 plan · 1,507 to 1,722 sq ft
Floor plans: City Developments Limited, Lush Acres full floor plan book (whole type pages, up to five types a page). Developer's plans, not drawn to scale; areas are approximate and include PES, balcony, A/C ledge and, for top-storey homes, the void over living and dining; homes marked * are mirror images of the plan shown.
Lush Acres Site plan
Every block in 3D, with the sun on each home →
Site plan: City Developments Limited, Lush Acres e-brochure. Developer's illustration, artist's impression, not drawn to scale.
Lush Acres Notes
How these numbers are worked out
- Grade S places Lush Acres 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.
- PSF against the district: $1,450 psf at Lush Acres against $1,546 psf across District 28, medians over 12 months.
- 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 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,394 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- 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 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. In the 12 months to October 2026, the 16 resale caveats at Lush Acres ranged from $1,258 psf to $1,546 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 rail stop is Layar LRT (SW6) (290 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 5 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 Lush Acres for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.