Resale Project Scorecard
The Lush
D15 · East Coast, Marine Parade · freehold · completed 2014 · 37 units
Grade B, 6.48 out of 10, the 157th highest score among 434 resale condos in District 15.
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
- 2
- To Marine Parade MRT
- 560 m
Artist's impression: Canary Land Pte Ltd, The Lush brochure
The Lush Score
- B
- Grade
- Score out of 10
- 6.48
- Highest score among 434 resale condos in District 15
- 157th
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +1.37% — near-median performance within its 2014-era cohort (54th percentile).
The district median is 6.5/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Haig Girls' School at 0.27km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Haig Girls' School
- Tanjong Katong Primary School
- CHIJ (Katong) Primary
- Tao Nan 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
37 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
560 m from Marine Parade MRT (TE26) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 2.90% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.31km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Lush scores 6.48
The Lush scores 6.48 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 747th of 2,350 resale condos scored in Singapore and 157th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10).
| Factor | This condoThe Lush | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6.5/10 | −0.12 | 32% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 53% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 35% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 43% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 1/10 | 1/10 | ±0.00 | 29% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Lush and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Lush Prices
- Median PSF
- $1,711
- Median price
- $1.67M
- Resales
- 2
Past transactions at The Lush
12 resales, Nov 2021 to Oct 2026 · median $1,723 psf · $955,000 to $2,680,000 · all 12 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Apr 2026 | 32 Duku Road | 5 | #05-03033BR · Blk 32 | 3BR | 1,529 | $1,544 | $2,360,000 | Resale |
| 19 Jan 2026 | 32 Duku Road | 4 | #04-04041BR · Blk 32 | 1BR | 517 | $1,877 | $970,000 | Resale |
| 23 May 2025 | 32 Duku Road | 2 | #02-02022BR · Blk 32 | 2BR | 818 | $1,919 | $1,570,000 | Resale |
| 29 Oct 2024 | 32A Duku Road | 5 | #05-06063BR · Blk 32A | 3BR | 1,270 | $1,476 | $1,875,000 | Resale |
| 25 Oct 2024 | 32 Duku Road | 3 | #03-02022BR · Blk 32 | 2BR | 818 | $1,907 | $1,560,000 | Resale |
| 17 Sep 2024 | 32 Duku Road | 3 | #03-04041BR · Blk 32 | 1BR | 517 | $1,848 | $955,000 | Resale |
| 21 Sep 2023 | 32A Duku Road | 5 | #05-05053BR · Blk 32A | 3BR | 1,572 | $1,311 | $2,060,000 | Resale |
| 5 May 2023 | 32A Duku Road | 3 | #03-07072BR · Blk 32A | 2BR | 818 | $1,785 | $1,460,000 | Resale |
| 8 Jul 2022 | 32 Duku Road | 5 | #05-01014BR · Blk 32 | 4BR | 2,067 | $1,297 | $2,680,000 | Resale |
| 23 Jun 2022 | 32A Duku Road | 1 | #01-07072BR · Blk 32A | 2BR | 883 | $1,703 | $1,503,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,480 psf |
| Feb–Apr 2022 | 1 | — | $1,516 psf |
| May–Jul 2022 | 2 | $1,500 psf | $1,588 psf |
| Aug–Oct 2022 | — | — | $1,554 psf |
| Nov 2022 – Jan 2023 | — | — | $1,558 psf |
| Feb–Apr 2023 | — | — | $1,677 psf |
| May–Jul 2023 | 1 | — | $1,646 psf |
| Aug–Oct 2023 | 1 | — | $1,750 psf |
| Nov 2023 – Jan 2024 | — | — | $1,632 psf |
| Feb–Apr 2024 | — | — | $1,717 psf |
| May–Jul 2024 | — | — | $1,742 psf |
| Aug–Oct 2024 | 3 | $1,848 psf | $1,829 psf |
| Nov 2024 – Jan 2025 | — | — | $1,753 psf |
| Feb–Apr 2025 | — | — | $1,827 psf |
| May–Jul 2025 | 1 | — | $1,767 psf |
| Aug–Oct 2025 | — | — | $1,868 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,826 psf |
| Feb–Apr 2026 | 1 | — | $1,840 psf |
| May–Jul 2026 | — | — | $1,872 psf |
| Aug–Oct 2026 | — | — | $1,906 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 →
The Lush By stack
- Highest, stack 02
- $1,913 psf
- Lowest, stack 07
- $1,703 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,913 psf | 818 sq ft | Levels 2 to 3 | 2 |
| 04 | $1,863 psf | 517 sq ft | Levels 3 to 4 | 2 |
| 07 | $1,703 psf | 818 sq ft | Levels 1 to 4 | 3 |
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 →
The Lush Floor plans
15 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom1 plan · 517 sq ft
2-Bedroom6 plans · 775 to 1,066 sq ft
3-Bedroom7 plans · 1,173 to 1,572 sq ft
4-Bedroom1 plan · 2,067 to 2,120 sq ft
Floor plans: Canary Land Pte Ltd, The Lush brochure. Developer's plans, subject to amendment; areas are approximate and subject to final survey.
The Lush Site plan
Every block in 3D, with the sun on each home →
Site plan and key plan (Block 32A: 05 to 08; Block 32: 01 to 04): Canary Land Pte Ltd, The Lush brochure. Not drawn to scale.
The Lush Notes
How these numbers are worked out
- Grade B places The Lush 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: $1,711 psf at The Lush against $1,852 psf across District 15, 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). 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.
- 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 (4 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 2 resale caveats at The Lush ranged from $1,544 psf to $1,877 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (6/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 Marine Parade MRT (TE26), 560 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 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 Lush for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.