Resale Project Scorecard
Wandervale
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2018 · 534 units
Grade S, 9.35 out of 10, the 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
- 87 yrs
- Resales, 12 months to Oct 2026
- 15
- To Keat Hong LRT
- 480 m
Artist's impression: Sim Lian (Starlight) Pte. Ltd. (Sim Lian Group)
Wandervale Score
- S
- Grade
- Score out of 10
- 9.35
- Highest score among 70 resale condos in District 23
- 1st
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Project's Historical Performance25%10/10
Avg Ann. of +8.32% places this condo in the top 3% of its 2018-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 6/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: South View Primary School at 0.22km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- South View Primary School
- Teck Whye Primary School
- Chua Chu Kang Primary School
- West View 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
534 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%8/10
480 m from Keat Hong LRT (BP3), 550 m from Choa Chu Kang MRT (NS4 / BP1 / JS1) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%9/10
Rental yield of 4.55% — exceptional income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 87 years remaining — no near-term decay concern.
The district median is 8.5/10.
Future Transformation6%9/10
Exceptional future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 0.98km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
The district median is 3.5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Wandervale scores 9.35
Wandervale scores 9.35 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 1st of 2,350 resale condos scored in Singapore and 1st of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Tenure (8/10).
| Factor | This condoWandervale | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 6/10 | +1.00 | 94% of district |
| Primary School Effect20% | 10/10 | 7/10 | +0.60 | 75% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 74% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 48% of district |
| Rental Yield10% | 9/10 | 5/10 | +0.40 | 94% of district |
| Tenure10% | 8/10 | 8.5/10 | −0.05 | 28% of district |
| Future Transformation6% | 9/10 | 3.5/10 | +0.33 | 93% 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 Wandervale 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.
Wandervale Prices
By unit type at Wandervale
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom958 sq ft | 958 sq ft | $1.49M to $1.90M | $1,612 psf | 15 |
Past transactions at Wandervale
15 resales, Nov 2025 to Oct 2026 · median $1,612 psf · $1,490,000 to $1,895,000 · all 15 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 22 Sep 2026 | 365 Choa Chu Kang Avenue 3 | 4 | #04-31313BR · Blk 365 | 3BR | 958 | $1,555 | $1,490,000 | Resale |
| 28 Jul 2026 | 367 Choa Chu Kang Avenue 3 | 16 | #16-34343BR · Blk 367 | 3BR | 958 | $1,670 | $1,600,000 | Resale |
| 20 Jul 2026 | 359 Choa Chu Kang Avenue 3 | 3 | #03-18183BR · Blk 359 | 3BR | 958 | $1,596 | $1,528,888 | Resale |
| 20 Jul 2026 | 359 Choa Chu Kang Avenue 3 | 14 | #14-19193BR · Blk 359 | 3BR | 958 | $1,639 | $1,570,000 | Resale |
| 12 Jun 2026 | 359 Choa Chu Kang Avenue 3 | 13 | #13-18183BR · Blk 359 | 3BR | 958 | $1,628 | $1,560,000 | Resale |
| 8 Jun 2026 | 353 Choa Chu Kang Avenue 3 | 4 | #04-07073BR · Blk 353 | 3BR | 1,087 | $1,587 | $1,725,000 | Resale |
| 8 Apr 2026 | 365 Choa Chu Kang Avenue 3 | 6 | #06-32323BR · Blk 365 | 3BR | 1,098 | $1,589 | $1,745,000 | Resale |
| 30 Mar 2026 | 357 Choa Chu Kang Avenue 3 | 2 | #02-15153BR · Blk 357 | 3BR | 1,087 | $1,545 | $1,680,000 | Resale |
| 26 Mar 2026 | 365 Choa Chu Kang Avenue 3 | 16 | #16-32323BR · Blk 365 | 3BR | 1,098 | $1,649 | $1,810,000 | Resale |
| 20 Feb 2026 | 363 Choa Chu Kang Avenue 3 | 16 | #16-26263BR · Blk 363 | 3BR | 1,130 | $1,677 | $1,895,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | 2 | $1,617 psf | $1,517 psf |
| Dec 2025 | 2 | $1,541 psf | $1,542 psf |
| Jan 2026 | 1 | — | $1,437 psf |
| Feb 2026 | 1 | — | $1,466 psf |
| Mar 2026 | 2 | $1,597 psf | $1,501 psf |
| Apr 2026 | 1 | — | $1,482 psf |
| May 2026 | — | — | $1,523 psf |
| Jun 2026 | 2 | $1,608 psf | $1,514 psf |
| Jul 2026 | 3 | $1,639 psf | $1,506 psf |
| Aug 2026 | — | — | $1,444 psf |
| Sep 2026 | 1 | — | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +8.2% a year, ranked 1 of 50 in D23 and 3 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 →
Wandervale Rent
- Median rent a month
- $4,200 to $5,050
- Gross yield
- 3.2%
- Rental contracts
- 19
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,200 | $4,100 to $4,300 | 3.2% | 15 |
| 4-bedroom | $5,050 | — | — | 4 |
Rental contracts at Wandervale
19 contracts, Sep 2025 to Aug 2026 · median $4,250 a month · $3,950 to $5,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,200 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,200 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| May 2026 | 4BR | 1,200 to 1,300 sq ft | $4,850 |
| May 2026 | 4BR | 1,200 to 1,300 sq ft | $5,100 |
| Apr 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Apr 2026 | 3BR | 1,000 to 1,100 sq ft | $4,250 |
| Mar 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Mar 2026 | 4BR | 1,200 to 1,300 sq ft | $5,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Wandervale By stack
- Highest, stack 04
- $1,521 psf
- Lowest, stack 29
- $1,312 psf
- Stacks with 2+ resales
- 30
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,366 psf | 1,098 sq ft | Levels 1 to 5 | 2 |
| 02 | $1,426 psf | 1,249 sq ft | Levels 4 to 11 | 3 |
| 03 | $1,452 psf | 1,249 sq ft | Levels 4 to 9 | 4 |
| 04 | $1,521 psf | 1,098 sq ft | Levels 6 to 10 | 5 |
| 06 | $1,412 psf | 1,087 sq ft | Levels 2 to 13 | 4 |
| 07 | $1,486 psf | 1,087 sq ft | Levels 2 to 12 | 6 |
| 08 | $1,366 psf | 1,098 sq ft | Levels 2 to 7 | 3 |
| 10 | $1,471 psf | 1,098 sq ft | Levels 6 to 7 | 2 |
Show the other 22 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,416 psf | 1,098 sq ft | Levels 6 to 9 | 2 |
| 13 | $1,370 psf | 1,130 sq ft | Levels 1 to 10 | 4 |
| 14 | $1,417 psf | 1,087 sq ft | Levels 1 to 7 | 3 |
| 15 | $1,410 psf | 1,087 sq ft | Levels 2 to 8 | 4 |
| 16 | $1,367 psf | 1,130 sq ft | Levels 1 to 15 | 5 |
| 17 | $1,330 psf | 1,098 sq ft | Levels 1 to 10 | 4 |
| 18 | $1,408 psf | 958 sq ft | Levels 2 to 14 | 6 |
| 19 | $1,409 psf | 958 sq ft | Levels 1 to 15 | 8 |
| 20 | $1,492 psf | 1,098 sq ft | Levels 4 to 14 | 3 |
| 21 | $1,314 psf | 1,098 sq ft | Levels 10 to 15 | 2 |
| 24 | $1,346 psf | 1,098 sq ft | Levels 1 to 12 | 6 |
| 25 | $1,430 psf | 958 sq ft | Levels 3 to 13 | 3 |
| 26 | $1,442 psf | 1,130 sq ft | Levels 5 to 17 | 5 |
| 27 | $1,367 psf | 1,130 sq ft | Levels 3 to 17 | 6 |
| 28 | $1,383 psf | 958 sq ft | Levels 2 to 14 | 5 |
| 29 | $1,312 psf | 1,098 sq ft | Levels 1 to 12 | 3 |
| 30 | $1,420 psf | 958 sq ft | Levels 2 to 16 | 6 |
| 31 | $1,508 psf | 958 sq ft | Levels 2 to 16 | 6 |
| 32 | $1,443 psf | 1,098 sq ft | Levels 1 to 16 | 4 |
| 34 | $1,357 psf | 958 sq ft | Levels 2 to 16 | 7 |
| 35 | $1,420 psf | 958 sq ft | Levels 2 to 11 | 3 |
| 36 | $1,478 psf | 1,130 sq ft | Levels 7 to 17 | 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 →
Wandervale Floor plans
5 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
3-Bedroom4 plans · 958 to 1,130 sq ft
4-Bedroom1 plan · 1,249 sq ft
Floor plans: Sim Lian (Starlight) Pte. Ltd. (Sim Lian Group), Wandervale brochure. Developer's plans, approximate and subject to change.
Wandervale Site plan
Every block in 3D, with the sun on each home →
Site plan: Sim Lian (Starlight) Pte. Ltd. (Sim Lian Group). Developer's illustration, not to scale and subject to change.
Wandervale Notes
How these numbers are worked out
- Grade S places Wandervale 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: $1,612 psf at Wandervale 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 $1,508 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 (6 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 15 resale caveats at Wandervale ranged from $1,527 psf to $1,677 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, 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 Keat Hong LRT (BP3) (480 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 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 Wandervale for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.