RPS · Resale Project Scorecard
Lush Acres — Grade S
RPS score 7.50/10 · D28 · Seletar, Yio Chu Kang · 380 units · scored across 7 weighted factors — methodology published.
99YR · MCC Land · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
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.
4 primary schools within 1km (nearest: FERN GREEN PRIMARY SCHOOL at 0.23km). Exceptional school catchment — strong appeal for families with young children.
380 units — good project size supporting active resale market and adequate facilities.
0.37km from Layar Lrt Stn (SW6) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.34% — above-average income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 2.39km, far enough that the impact on this project is modest.
Primary schools within 1km: FERN Green Primary School, Sengkang Green Primary School, Fernvale Primary School, Anchor Green Primary School.
The verdict· Scores updated September 2026
Lush Acres scores 7.50 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 172nd of 2,357 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). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation, MRT access.
See all 17 scored condos in District 28 (Seletar, Yio Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Lush Acres
12 months to September 2026 (Oct 2025 – Sep 2026): 17 resale transactions, median $1,450 psf, median price $1.72M. Median PSF is up 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,390 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,421 psf | $1.72M |
| Jan–Mar 2026 | 5 | $1,450 psf | $1.58M |
| Apr–Jun 2026 | 3 | $1,449 psf | $1.72M |
| Jul–Sep 2026 | 4 | $1,478 psf | $2.10M |
| 12-month total | 17 | $1,450 psf | $1.72M |
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.
Lush Acres: frequently asked questions
Answers generated from the scorecard data — RPS rank 172nd of 2,357, scores updated September 2026.
- Is Lush Acres a good buy in 2026?
- Lush Acres scores 7.50/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 172nd of 2,357 Singapore resale condos and 4th of 17 in District 28 (Seletar, Yio Chu Kang). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation, 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 Lush Acres?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 17 resale transactions at Lush Acres, at a median of $1,450 psf and a median price of $1.72M (range $1,258 psf to $1,546 psf). The median PSF is up 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,390 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lush Acres from the nearest MRT station?
- The nearest rail stop to Lush Acres is Layar LRT (SW6), about 370m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Lush Acres scores 2/10 on it.
- How does Lush Acres compare with The Topiary?
- The Topiary is the project scored next to Lush Acres on the District 28 ranking: 7.52 (Grade S) against Lush Acres's 7.50 (Grade S). Lush Acres scores higher on Primary School Effect (10 vs 9) and MRT Proximity (2 vs 1); The Topiary scores higher on Project Size (8 vs 10).
- Which primary schools are within 1km of Lush Acres?
- 4 primary schools are within 1km of Lush Acres: FERN Green Primary School, Sengkang Green Primary School, Fernvale Primary School, Anchor Green Primary School. 4 primary schools within 1km (nearest: FERN GREEN PRIMARY SCHOOL at 0.23km). Exceptional school catchment — strong appeal for families with young children. Lush Acres scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Lush Acres, and how big is the project?
- Lush Acres is 99-year leasehold, completed in 2016, has 380 units, developed by MCC Land. 99YR tenure — about 86 years remaining — no near-term decay concern. 380 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Lush Acres in Seletar, Yio Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Lush Acres — PSF trends, rival comparison, and our verdict — in your inbox.