Resale Project Scorecard
The Centris
D22 · Boon Lay, Jurong, Tuas · 99-year leasehold · completed 2009 · 610 units
Grade S, 9.30 out of 10, the 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 →
- Lease left, about
- 79 yrs
- Resales, 12 months to Oct 2026
- 20
- To Boon Lay MRT
- 60 m
Photo: Lee Kim Tah Holdings
The Centris Score
- S
- Grade
- Score out of 10
- 9.30
- Highest score among 22 resale condos in District 22
- 1st
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Project's Historical Performance25%10/10
Avg Ann. of +4.57% places this condo in the top 6% of its 2009-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: Frontier Primary School at 0.52km). Exceptional school catchment — strong appeal for families with young children.
The district median is 10/10.
- Frontier Primary School
- Jurong West Primary School
- West Grove Primary School
- Boon Lay Garden Primary School
- Westwood 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%10/10
610 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%10/10
60 m from Boon Lay MRT (EW27 / JS8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%6/10
Rental yield of 3.51% — above-average income return.
The district median is 5.5/10.
Tenure10%7/10
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
The district median is 7/10.
Future Transformation6%10/10
Exceptional future-catalyst exposure — closest driver: Bahar Junction MRT (JS7, JRL1) at 0.36km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
The district median is 7.5/10.
Scores updated October 2026. On the map →
Why The Centris scores 9.30
The Centris scores 9.30 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 2nd of 2,350 resale condos scored in Singapore and 1st of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Rental Yield (6/10).
| Factor | This condoThe Centris | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 81% of district |
| Primary School Effect20% | 10/10 | 10/10 | ±0.00 | 48% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 57% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 81% of district |
| Rental Yield10% | 6/10 | 5.5/10 | +0.05 | 52% of district |
| Tenure10% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Future Transformation6% | 10/10 | 7.5/10 | +0.15 | 95% 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 The Centris 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.
The Centris Prices
By unit type at The Centris
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom937 sq ft | 937 sq ft | $1.53M to $1.64M | $1,672 psf | 3 |
| 3-bedroom1,302 sq ft | 1,302 sq ft | $1.79M to $2.48M | $1,647 psf | 15 |
Past transactions at The Centris
20 resales, Nov 2025 to Oct 2026 · median $1,645 psf · $1,530,000 to $2,480,000 · 19 of the 19 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Sep 2026 | 65 Jurong West Central 3 | 15 | #15-0505— · Blk 65 | — | 1,356 | $1,574 | $2,135,000 | Resale |
| 21 Aug 2026 | 75 Jurong West Central 3 | 16 | #16-24243BR · Blk 75 | 3BR | 1,895 | $1,309 | $2,480,000 | Resale |
| 18 Jun 2026 | 79 Jurong West Central 3 | 6 | #06-32323BR · Blk 79 | 3BR | 1,066 | $1,703 | $1,815,000 | Resale |
| 17 Jun 2026 | 65 Jurong West Central 3 | 14 | #14-01013BR · Blk 65 | 3BR | 1,302 | $1,575 | $2,052,000 | Resale |
| 10 Jun 2026 | 65 Jurong West Central 3 | 7 | #07-04042BR · Blk 65 | 2BR | 915 | $1,672 | $1,530,000 | Resale |
| 28 May 2026 | 87 Jurong West Central 3 | 14 | #14-50503BR · Blk 87 | 3BR | 1,259 | $1,695 | $2,135,000 | Resale |
| 22 May 2026 | 75 Jurong West Central 3 | 11 | #11-24243BR · Blk 75 | 3BR | 1,302 | $1,642 | $2,138,000 | Resale |
| 20 May 2026 | 79 Jurong West Central 3 | 16 | #16-35353BR · Blk 79 | 3BR | 1,733 | $1,194 | $2,070,000 | Resale |
| 16 Apr 2026 | 85 Jurong West Central 3 | 6 | #06-46463BR · Blk 85 | 3BR | 1,066 | $1,699 | $1,810,000 | Resale |
| 31 Mar 2026 | 71 Jurong West Central 3 | 6 | #06-17174BR · Blk 71 | 4BR | 1,442 | $1,602 | $2,310,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D22 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,495 psf |
| Dec 2025 | 3 | $1,634 psf | $1,502 psf |
| Jan 2026 | 2 | $1,671 psf | $1,592 psf |
| Feb 2026 | 3 | $1,639 psf | $1,509 psf |
| Mar 2026 | 2 | $1,640 psf | $1,602 psf |
| Apr 2026 | 1 | — | $1,334 psf |
| May 2026 | 3 | $1,642 psf | $1,552 psf |
| Jun 2026 | 3 | $1,672 psf | $1,548 psf |
| Jul 2026 | — | — | $1,548 psf |
| Aug 2026 | 1 | — | $1,302 psf |
| Sep 2026 | 1 | — | $1,359 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.4% a year, ranked 3 of 19 in D22 and 58 of 715 condos. See the most profitable condos in D22 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Centris Rent
- Median rent a month
- $4,800 to $6,800
- Gross yield
- 3.5% to 3.8%
- Rental contracts
- 134
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,800 | $4,600 to $5,000 | 3.8% | 62 |
| 3-bedroom | $6,000 | $5,600 to $6,500 | 3.5% | 66 |
| 4-bedroom | $6,800 | $6,580 to $6,880 | — | 6 |
Rental contracts at The Centris
134 contracts, Sep 2025 to Aug 2026 · median $5,200 a month · $2,600 to $8,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,500 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,650 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,700 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,000 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,800 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $6,000 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $6,100 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Centris By stack
- Highest, stack 32
- $1,652 psf
- Lowest, stack 27
- $1,103 psf
- Stacks with 2+ resales
- 30
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,563 psf | 1,302 sq ft | Levels 9 to 14 | 2 |
| 04 | $1,484 psf | 915 sq ft | Levels 6 to 7 | 2 |
| 05 | $1,566 psf | 1,302 sq ft | Levels 10 to 15 | 3 |
| 07 | $1,639 psf | 1,120 sq ft | Levels 12 to 15 | 3 |
| 08 | $1,446 psf | 1,238 sq ft | Levels 8 to 9 | 2 |
| 10 | $1,501 psf | 1,066 sq ft | Levels 9 to 16 | 3 |
| 12 | $1,179 psf | 1,442 sq ft | Levels 5 to 8 | 3 |
| 14 | $1,308 psf | 937 sq ft | Levels 10 to 12 | 2 |
Show the other 22 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 20 | $1,159 psf | 1,851 sq ft | Levels 5 to 16 | 3 |
| 24 | $1,574 psf | 1,302 sq ft | Levels 9 to 16 | 4 |
| 25 | $1,343 psf | 1,125 sq ft | Levels 5 to 16 | 4 |
| 26 | $1,249 psf | 1,001 sq ft | Levels 6 to 9 | 2 |
| 27 | $1,103 psf | 1,136 sq ft | Levels 5 to 10 | 2 |
| 28 | $1,435 psf | 980 sq ft | Levels 6 to 12 | 2 |
| 29 | $1,587 psf | 1,292 sq ft | Levels 9 to 12 | 3 |
| 30 | $1,606 psf | 1,259 sq ft | Levels 6 to 9 | 2 |
| 31 | $1,529 psf | 883 sq ft | Levels 8 to 13 | 2 |
| 32 | $1,652 psf | 1,066 sq ft | Levels 5 to 8 | 3 |
| 33 | $1,452 psf | 1,281 sq ft | Levels 7 to 16 | 4 |
| 34 | $1,309 psf | 1,168 sq ft | Levels 5 to 7 | 2 |
| 35 | $1,429 psf | 1,399 sq ft | Levels 6 to 16 | 2 |
| 37 | $1,463 psf | 1,281 sq ft | Levels 10 to 13 | 2 |
| 38 | $1,634 psf | 1,093 sq ft | Levels 8 to 15 | 4 |
| 39 | $1,458 psf | 937 sq ft | Levels 6 to 14 | 4 |
| 41 | $1,286 psf | 1,744 sq ft | Levels 6 to 16 | 2 |
| 42 | $1,484 psf | 958 sq ft | Levels 5 to 13 | 4 |
| 43 | $1,364 psf | 1,066 sq ft | Levels 6 to 16 | 5 |
| 46 | $1,567 psf | 1,066 sq ft | Levels 6 to 14 | 5 |
| 49 | $1,152 psf | 1,615 sq ft | Levels 5 to 6 | 2 |
| 50 | $1,538 psf | 1,259 sq ft | Levels 8 to 14 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Centris Notes
How these numbers are worked out
- Grade S places The Centris 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: $1,645 psf at The Centris against $1,488 psf across District 22, 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 $1,609 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (15 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. In the 12 months to October 2026, the 20 resale caveats at The Centris ranged from $1,194 psf to $1,726 psf: that spread is unit-level variation the score cannot see.
- 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 Boon Lay MRT (EW27 / JS8), 60 m in a straight line. The walking route is usually longer, 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 The Centris for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.