Resale Project Scorecard
The Jade
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2004 · 280 units
Grade S, 7.59 out of 10, the 13th highest score among 70 resale condos in District 23.
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
- 74 yrs
- Resales, 12 months to Oct 2026
- 7
- To Bukit Batok MRT
- 70 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Jade Score
- S
- Grade
- Score out of 10
- 7.59
- Highest score among 70 resale condos in District 23
- 13th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
Project's Historical Performance25%6/10
Avg Ann. of +3.73% — near-median performance within its 2004-era cohort (53rd percentile).
The district median is 6/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Lianhua Primary School at 0.72km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- Lianhua Primary School
- Princess Elizabeth Primary School
- Keming 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
280 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%10/10
70 m from Bukit Batok MRT (NS2) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.34% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent.
The district median is 8.5/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Toh Guan MRT (JE4, JRL2) at 1.19km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why The Jade scores 7.59
The Jade scores 7.59 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 173rd of 2,350 resale condos scored in Singapore and 13th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (5/10).
| Factor | This condoThe Jade | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6/10 | ±0.00 | 36% of district |
| Primary School Effect20% | 10/10 | 7/10 | +0.60 | 75% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 38% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 88% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 45% of district |
| Tenure10% | 7/10 | 8.5/10 | −0.15 | 12% of district |
| Future Transformation6% | 5/10 | 3.5/10 | +0.09 | 65% of district |
Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa 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 The Jade and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Jade Prices
By unit type at The Jade
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,012 sq ft | 1,012 sq ft | $1.35M to $1.46M | $1,364 psf | 3 |
| 3-bedroom1,335 sq ft | 1,335 sq ft | $1.90M to $2.20M | $1,477 psf | 4 |
Past transactions at The Jade
39 resales, Nov 2021 to Oct 2026 · median $1,324 psf · $1,245,000 to $2,200,000 · 37 of the 37 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 12 Aug 2026 | 9 Bukit Batok Central Link | 5 | #05-10102BR | 2BR | 1,012 | $1,443 | $1,460,000 | Resale |
| 22 Jun 2026 | 9 Bukit Batok Central Link | 3 | #03-08083BR | 3BR | 1,335 | $1,424 | $1,900,000 | Resale |
| 10 Apr 2026 | 9 Bukit Batok Central Link | 28 | #28-08083BR | 3BR | 1,335 | $1,497 | $1,998,000 | Resale |
| 13 Mar 2026 | 9 Bukit Batok Central Link | 29 | #29-01012BR | 2BR | 1,012 | $1,364 | $1,380,000 | Resale |
| 5 Mar 2026 | 9 Bukit Batok Central Link | 15 | #15-09093BR | 3BR | 1,475 | $1,492 | $2,200,000 | Resale |
| 15 Jan 2026 | 9 Bukit Batok Central Link | 11 | #11-01012BR | 2BR | 1,012 | $1,334 | $1,350,000 | Resale |
| 4 Dec 2025 | 9 Bukit Batok Central Link | 22 | #22-03033BR | 3BR | 1,335 | $1,461 | $1,950,000 | Resale |
| 29 Sep 2025 | 9 Bukit Batok Central Link | 24 | #24-01012BR | 2BR | 1,012 | $1,329 | $1,345,000 | Resale |
| 27 Aug 2025 | 9 Bukit Batok Central Link | 7 | #07-09093BR | 3BR | 1,475 | $1,349 | $1,988,888 | Resale |
| 15 Aug 2025 | 9 Bukit Batok Central Link | 10 | #10-09093BR | 3BR | 1,475 | $1,438 | $2,120,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,064 psf |
| Feb–Apr 2022 | 5 | $1,173 psf | $1,129 psf |
| May–Jul 2022 | — | — | $1,213 psf |
| Aug–Oct 2022 | 1 | — | $1,153 psf |
| Nov 2022 – Jan 2023 | 4 | $1,228 psf | $1,119 psf |
| Feb–Apr 2023 | — | — | $1,317 psf |
| May–Jul 2023 | 3 | $1,306 psf | $1,351 psf |
| Aug–Oct 2023 | 2 | $1,282 psf | $1,358 psf |
| Nov 2023 – Jan 2024 | — | — | $1,361 psf |
| Feb–Apr 2024 | 1 | — | $1,366 psf |
| May–Jul 2024 | 1 | — | $1,416 psf |
| Aug–Oct 2024 | 1 | — | $1,396 psf |
| Nov 2024 – Jan 2025 | 3 | $1,352 psf | $1,385 psf |
| Feb–Apr 2025 | 2 | $1,397 psf | $1,451 psf |
| May–Jul 2025 | 4 | $1,361 psf | $1,441 psf |
| Aug–Oct 2025 | 4 | $1,357 psf | $1,476 psf |
| Nov 2025 – Jan 2026 | 2 | $1,398 psf | $1,502 psf |
| Feb–Apr 2026 | 3 | $1,492 psf | $1,485 psf |
| May–Jul 2026 | 1 | — | $1,514 psf |
| Aug–Oct 2026 | 1 | — | $1,461 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.4% a year, ranked 13 of 50 in D23 and 154 of 715 condos. See the most profitable condos in D23 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Jade Rent
- Median rent a month
- $4,200 to $5,100
- Gross yield
- 3.1% to 3.7%
- Rental contracts
- 47
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,200 | $4,000 to $4,300 | 3.7% | 27 |
| 3-bedroom | $5,100 | $5,000 to $5,440 | 3.1% | 20 |
Rental contracts at The Jade
48 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,800 to $6,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,900 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,400 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,900 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,100 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,400 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,550 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,600 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,600 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,900 |
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 Jade By stack
- Highest, stack 03
- $1,438 psf
- Lowest, stack 02
- $1,207 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,329 psf | 1,012 sq ft | Levels 9 to 29 | 7 |
| 02 | $1,207 psf | 1,475 sq ft | Levels 10 to 24 | 4 |
| 03 | $1,438 psf | 1,335 sq ft | Levels 13 to 22 | 3 |
| 04 | $1,386 psf | 1,346 sq ft | Levels 18 to 23 | 2 |
| 05 | $1,306 psf | 1,087 sq ft | Levels 16 to 20 | 3 |
| 06 | $1,334 psf | 1,087 sq ft | Levels 11 to 28 | 3 |
| 08 | $1,386 psf | 1,335 sq ft | Levels 3 to 28 | 5 |
| 09 | $1,282 psf | 1,475 sq ft | Levels 5 to 19 | 6 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,348 psf | 1,012 sq ft | Levels 5 to 25 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Jade Notes
How these numbers are worked out
- Grade S places The Jade 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: $1,443 psf at The Jade against $1,495 psf across District 23, 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 $1,352 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 (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. In the 12 months to October 2026, the 7 resale caveats at The Jade ranged from $1,334 psf to $1,497 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2004, 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 Bukit Batok MRT (NS2), 70 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Jade for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.