Resale Project Scorecard
Tree House
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2013 · 429 units
Grade A, 7.10 out of 10, the 18th 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
- 82 yrs
- Resales, 12 months to Oct 2026
- 8
- To Pending LRT
- 860 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Tree House Score
- A
- Grade
- Score out of 10
- 7.10
- Highest score among 70 resale condos in District 23
- 18th
Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +3.19% places this condo in the top 10% of its 2013-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 6/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Bukit Panjang Primary School at 0.71km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- Bukit Panjang Primary School
- CHIJ Our Lady Queen of Peace
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
429 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%4/10
860 m from Pending LRT (BP8), 1.4 km from Hillview MRT (DT3) — weaker MRT access, likely requires bus or car for most trips.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.04% — below-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 82 years remaining — no near-term decay concern.
The district median is 8.5/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Beauty World integrated transport hub at 3.31km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why Tree House scores 7.10
Tree House scores 7.10 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 333rd of 2,350 resale condos scored in Singapore and 18th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project's Historical Performance (9/10) and Primary School Effect (9/10); its weakest is Future Transformation (1/10).
| Factor | This condoTree House | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 6/10 | +0.75 | 86% of district |
| Primary School Effect20% | 9/10 | 7/10 | +0.40 | 64% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 38% of district |
| MRT Proximity13% | 4/10 | 8/10 | −0.52 | 1% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 32% of district |
| Tenure10% | 8/10 | 8.5/10 | −0.05 | 28% of district |
| Future Transformation6% | 1/10 | 3.5/10 | −0.15 | 1% 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 Tree House 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.
Tree House Prices
By unit type at Tree House
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom802 sq ft | 802 sq ft | $1.26M | $1,570 psf | 2 |
| 3-bedroom1,152 sq ft | 1,152 sq ft | $1.73M to $2.03M | $1,563 psf | 5 |
Past transactions at Tree House
8 resales, Nov 2025 to Oct 2026 · median $1,544 psf · $1,150,000 to $2,280,000 · all 8 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Sep 2026 | 66 Chestnut Avenue | 21 | #21-1313— · Blk 66 | — | 1,561 | $1,461 | $2,280,000 | Resale |
| 9 Sep 2026 | 60 Chestnut Avenue | 9 | #09-05052BR · Blk 60 | 2BR | 807 | $1,695 | $1,368,000 | Resale |
| 24 Aug 2026 | 60 Chestnut Avenue | 15 | #15-06062BR · Blk 60 | 2BR | 797 | $1,444 | $1,150,000 | Resale |
| 7 May 2026 | 68 Chestnut Avenue | 14 | #14-17173BR · Blk 68 | 3BR | 1,152 | $1,606 | $1,850,000 | Resale |
| 4 May 2026 | 68 Chestnut Avenue | 11 | #11-17173BR · Blk 68 | 3BR | 1,152 | $1,563 | $1,800,000 | Resale |
| 20 Apr 2026 | 60 Chestnut Avenue | 8 | #08-01013BR · Blk 60 | 3BR | 1,227 | $1,653 | $2,028,000 | Resale |
| 12 Nov 2025 | 62 Chestnut Avenue | 2 | #02-08083BR · Blk 62 | 3BR | 1,152 | $1,502 | $1,730,000 | Resale |
| 6 Nov 2025 | 66 Chestnut Avenue | 7 | #07-12123BR · Blk 66 | 3BR | 1,152 | $1,524 | $1,755,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | 2 | $1,513 psf | $1,517 psf |
| Dec 2025 | — | — | $1,542 psf |
| Jan 2026 | — | — | $1,437 psf |
| Feb 2026 | — | — | $1,466 psf |
| Mar 2026 | — | — | $1,501 psf |
| Apr 2026 | 1 | — | $1,482 psf |
| May 2026 | 2 | $1,585 psf | $1,523 psf |
| Jun 2026 | — | — | $1,514 psf |
| Jul 2026 | — | — | $1,506 psf |
| Aug 2026 | 1 | — | $1,444 psf |
| Sep 2026 | 2 | $1,578 psf | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 16 of 50 in D23 and 175 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 →
Tree House Rent
- Median rent a month
- $3,400 to $5,550
- Gross yield
- 3.2% to 3.3%
- Rental contracts
- 47
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,400 | $3,200 to $3,500 | 3.2% | 16 |
| 3-bedroom | $5,000 | $4,800 to $5,200 | 3.3% | 27 |
| 4-bedroom | $5,550 | — | — | 4 |
Rental contracts at Tree House
47 contracts, Sep 2025 to Aug 2026 · median $4,800 a month · $3,000 to $7,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,600 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,000 |
| Aug 2026 | 4BR | 1,500 to 1,600 sq ft | $4,500 |
| Aug 2026 | 4BR | 1,400 to 1,500 sq ft | $6,500 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,800 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,850 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Tree House By stack
- Highest, stack 17
- $1,606 psf
- Lowest, stack 03
- $1,308 psf
- Stacks with 2+ resales
- 17
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,548 psf | 1,227 sq ft | Levels 2 to 22 | 7 |
| 02 | $1,376 psf | 1,163 sq ft | Levels 10 to 21 | 3 |
| 03 | $1,308 psf | 797 sq ft | Levels 1 to 22 | 5 |
| 04 | $1,456 psf | 834 sq ft | Levels 3 to 15 | 4 |
| 05 | $1,463 psf | 807 sq ft | Levels 2 to 15 | 7 |
| 06 | $1,454 psf | 797 sq ft | Levels 3 to 24 | 9 |
| 07 | $1,394 psf | 861 sq ft | Levels 1 to 11 | 5 |
| 08 | $1,502 psf | 1,152 sq ft | Levels 2 to 21 | 6 |
Show the other 9 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,442 psf | 1,249 sq ft | Levels 1 to 17 | 3 |
| 10 | $1,348 psf | 1,410 sq ft | Levels 1 to 10 | 4 |
| 11 | $1,552 psf | 1,152 sq ft | Levels 1 to 20 | 6 |
| 12 | $1,522 psf | 1,152 sq ft | Levels 7 to 13 | 2 |
| 13 | $1,441 psf | 1,410 sq ft | Levels 2 to 24 | 5 |
| 14 | $1,594 psf | 1,249 sq ft | Levels 1 to 13 | 3 |
| 15 | $1,560 psf | 1,410 sq ft | Levels 5 to 14 | 3 |
| 16 | $1,401 psf | 1,249 sq ft | Levels 2 to 13 | 2 |
| 17 | $1,606 psf | 1,152 sq ft | Levels 11 to 23 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Tree House Notes
How these numbers are worked out
- Grade A places Tree House 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: $1,544 psf at Tree House 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 $1,548 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 (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 8 resale caveats at Tree House ranged from $1,444 psf to $1,695 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2013, 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 Pending LRT (BP8) (860 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 2 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 Tree House for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.