Resale Project Scorecard
Westcove Condo
D05 · Buona Vista, Clementi, Pasir Panjang · 99-year leasehold · completed 1998 · 234 units
Grade D, 3.67 out of 10, the 88th highest score among 90 resale condos in District 5.
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
- 68 yrs
- Resales, 12 months to Oct 2026
- 8
- To Clementi MRT
- 1.8 km
Background: Buona Vista, Clementi, Pasir Panjang, not this condo. Photo credits
Westcove Condo Score
- D
- Grade
- Score out of 10
- 3.67
- Highest score among 90 resale condos in District 5
- 88th
Weak project — significant gaps in multiple factors. Standout strengths: project size. Key weaknesses: MRT access, schools.
Project's Historical Performance25%2/10
Avg Ann. of +2.19% — bottom 14% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 5.5/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 1/10.
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
234 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%2/10
1.8 km from Clementi MRT (EW23 / CR17) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%6/10
Rental yield of 3.68% — above-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 1.07km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
Why Westcove Condo scores 3.67
Westcove Condo scores 3.67 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2328th of 2,350 resale condos scored in Singapore and 88th of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Project Size (8/10) and Rental Yield (6/10); its weakest is Primary School Effect (1/10).
| Factor | This condoWestcove Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 5.5/10 | −0.87 | 0% of district |
| Primary School Effect20% | 1/10 | 1/10 | ±0.00 | 0% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 71% of district |
| MRT Proximity13% | 2/10 | 7.5/10 | −0.71 | 1% of district |
| Rental Yield10% | 6/10 | 5/10 | +0.10 | 63% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 0% of district |
| Future Transformation6% | 5/10 | 6/10 | −0.06 | 4% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Westcove Condo and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Westcove Condo Prices
By unit type at Westcove Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,098 sq ft | 1,098 sq ft | $1.24M to $1.35M | $1,132 psf | 3 |
| 3-bedroom1,518 sq ft | 1,518 sq ft | $1.50M to $1.69M | $1,099 psf | 5 |
Past transactions at Westcove Condo
8 resales, Nov 2025 to Oct 2026 · median $1,128 psf · $1,242,500 to $1,690,000 · all 8 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 13 Apr 2026 | 10 West Coast Crescent | 1 | #01-02023BR · Blk 10 | 3BR | 1,518 | $1,099 | $1,668,000 | Resale |
| 13 Feb 2026 | 16 West Coast Crescent | 5 | #05-05052BR · Blk 16 | 2BR | 1,098 | $1,132 | $1,242,500 | Resale |
| 12 Feb 2026 | 12 West Coast Crescent | 1 | #01-01013BR · Blk 12 | 3BR | 1,518 | $1,087 | $1,650,000 | Resale |
| 29 Jan 2026 | 12 West Coast Crescent | 1 | #01-10103BR · Blk 12 | 3BR | 1,539 | $1,098 | $1,690,000 | Resale |
| 15 Dec 2025 | 16 West Coast Crescent | 3 | #03-03033BR · Blk 16 | 3BR | 1,249 | $1,201 | $1,500,000 | Resale |
| 4 Dec 2025 | 16 West Coast Crescent | 3 | #03-07073BR · Blk 16 | 3BR | 1,249 | $1,209 | $1,510,000 | Resale |
| 4 Dec 2025 | 12 West Coast Crescent | 3 | #03-16162BR · Blk 12 | 2BR | 1,130 | $1,124 | $1,270,000 | Resale |
| 19 Nov 2025 | 12 West Coast Crescent | 6 | #06-12122BR · Blk 12 | 2BR | 1,087 | $1,242 | $1,350,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,838 psf |
| Dec 2025 | 3 | $1,201 psf | $1,924 psf |
| Jan 2026 | 1 | — | $1,829 psf |
| Feb 2026 | 2 | $1,110 psf | $1,868 psf |
| Mar 2026 | — | — | $1,872 psf |
| Apr 2026 | 1 | — | $1,875 psf |
| May 2026 | — | — | $1,831 psf |
| Jun 2026 | — | — | $1,873 psf |
| Jul 2026 | — | — | $1,913 psf |
| Aug 2026 | — | — | $1,878 psf |
| Sep 2026 | — | — | $1,921 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.4% a year, ranked 29 of 40 in D05 and 500 of 715 condos. See the most profitable condos in D05 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Westcove Condo Rent
- Median rent a month
- $4,300 to $4,950
- Gross yield
- 3.6% to 4.1%
- Rental contracts
- 62
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,300 | $4,100 to $4,500 | 4.1% | 38 |
| 3-bedroom | $4,950 | $4,580 to $5,140 | 3.6% | 24 |
Rental contracts at Westcove Condo
63 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,700 to $6,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,300 to 1,400 sq ft | $3,800 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,400 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,000 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $4,000 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $4,000 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $4,000 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,300 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $5,200 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $5,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Westcove Condo By stack
- Highest, stack 06
- $1,180 psf
- Lowest, stack 03
- $998 psf
- Stacks with 2+ resales
- 12
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,008 psf | 1,329 sq ft | Levels 1 to 3 | 2 |
| 02 | $1,087 psf | 1,389 sq ft | Levels 1 to 6 | 4 |
| 03 | $998 psf | 1,249 sq ft | Levels 1 to 4 | 5 |
| 04 | $1,145 psf | 1,206 sq ft | Levels 1 to 7 | 5 |
| 05 | $1,131 psf | 1,173 sq ft | Levels 3 to 5 | 2 |
| 06 | $1,180 psf | 1,367 sq ft | Levels 1 to 6 | 2 |
| 07 | $1,133 psf | 1,184 sq ft | Levels 1 to 5 | 4 |
| 08 | $1,109 psf | 1,157 sq ft | Levels 1 to 6 | 4 |
Show the other 4 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,080 psf | 1,152 sq ft | Levels 1 to 5 | 4 |
| 12 | $1,144 psf | 1,103 sq ft | Levels 2 to 6 | 2 |
| 14 | $1,144 psf | 1,232 sq ft | Levels 2 to 3 | 2 |
| 16 | $1,152 psf | 1,125 sq ft | Levels 2 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Westcove Condo Notes
How these numbers are worked out
- Grade D places Westcove Condo 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: $1,128 psf at Westcove Condo against $1,875 psf across District 5, 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 $1,173 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 8 resale caveats at Westcove Condo ranged from $1,087 psf to $1,242 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, 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 Clementi MRT (EW23 / CR17), 1.8 km in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Westcove Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.