RPS · Resale Project Scorecard
Westmere — Grade B
RPS score 5.78/10 · D22 · Boon Lay, Jurong, Tuas · 280 units · scored across 7 weighted factors — methodology published.
99YR · CapitaLand Residential · TOP 1999
Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: schools.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +3.50% — near-median performance within its 1999-era cohort (59th percentile).
2 primary schools within 1km (nearest: FUHUA PRIMARY SCHOOL at 0.09km). Moderate school access.
280 units — good project size supporting active resale market and adequate facilities.
0.70km from Chinese Garden Mrt Stn (EW25) — short walk to MRT, good transport convenience.
Rental yield of 3.58% — above-average income return.
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Jurong Lake District (2nd CBD) at 0.53km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Fuhua Primary School, Yuhua Primary School.
The verdict· Scores updated September 2026
Westmere scores 5.78 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1290th of 2,357 resale condos scored in Singapore and 19th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Project Size (8/10) and MRT Proximity (7/10); its weakest is Primary School Effect (3/10). Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: schools.
See all 22 scored condos in District 22 (Boon Lay, Jurong, Tuas) →
RPS · Resale Project Scorecard
Recent resale transactions at Westmere
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,169 psf, median price $1.42M. Median PSF is up 2.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,136 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,185 psf | $1.43M |
| Jan–Mar 2026 | 3 | $1,153 psf | $1.42M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $1,169 psf | $1.42M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Westmere: frequently asked questions
Answers generated from the scorecard data — RPS rank 1290th of 2,357, scores updated September 2026.
- Is Westmere a good buy in 2026?
- Westmere scores 5.78/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1290th of 2,357 Singapore resale condos and 19th of 22 in District 22 (Boon Lay, Jurong, Tuas). Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Westmere?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Westmere, at a median of $1,169 psf and a median price of $1.42M (range $1,137 psf to $1,193 psf). The median PSF is up 2.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,136 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Westmere from the nearest MRT station?
- Westmere is about 700m from Chinese Garden MRT (EW25), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Westmere compare with Ivory Heights?
- Ivory Heights is the project scored next to Westmere on the District 22 ranking: 6.58 (Grade A) against Westmere's 5.78 (Grade B). Westmere scores higher on Rental Yield (6 vs 3) and Tenure (5 vs 4); Ivory Heights scores higher on Project's Historical Performance (6 vs 9) and Project Size (8 vs 10).
- Which primary schools are within 1km of Westmere?
- 2 primary schools are within 1km of Westmere: Fuhua Primary School, Yuhua Primary School. 2 primary schools within 1km (nearest: FUHUA PRIMARY SCHOOL at 0.09km). Moderate school access. Westmere scores 3/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Westmere, and how big is the project?
- Westmere is 99-year leasehold, completed in 1999, has 280 units, developed by CapitaLand Residential. 99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent. 280 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Westmere in Boon Lay, Jurong, Tuas
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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