BGrade

Resale Project Scorecard

Windermere

D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 1999 · 395 units

Grade B, 5.86 out of 10, the 45th 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: 70 yrs
Resales, 12 months to Oct 2026: 5
To Yew Tee MRT: 350 m

Background: Bukit Batok, Bukit Panjang, Choa Chu Kang, not this condo. Photo credits

Windermere Score

B
Grade
Score out of 10: 5.86
Highest score among 70 resale condos in District 23: 45th

Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.

Project's Historical Performance25%4/10

Avg Ann. of +2.97% — below-median performance vs same-vintage peers (32nd percentile of 1999-era cohort).

The district median is 6/10.

Primary School Effect20%4/10

3 primary schools within 1km (nearest: Yew Tee Primary School at 0.02km). Moderate school access.

The district median is 7/10.

Yew Tee Primary School
Unity Primary School
De La Salle 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%8/10

395 units — good project size supporting active resale market and adequate facilities.

The district median is 8/10.

MRT Proximity13%9/10

350 m from Yew Tee MRT (NS5) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 8/10.

Rental Yield10%5/10

Rental yield of 3.49% — above-average income return.

The district median is 5/10.

Tenure10%7/10

99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.

The district median is 8.5/10.

Future Transformation6%7/10

Strong future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 1.81km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

The district median is 3.5/10.

Scores updated October 2026. On the map →

Why Windermere scores 5.86

Windermere scores 5.86 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1326th of 2,350 resale condos scored in Singapore and 45th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are MRT Proximity (9/10) and Project Size (8/10); its weakest is Primary School Effect (4/10).

Factor	This condoWindermere	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	6/10	−0.50	13% of district
Primary School Effect20%	4/10	7/10	−0.60	38% of district
Project Size16%	8/10	8/10	±0.00	38% of district
MRT Proximity13%	9/10	8/10	+0.13	65% of district
Rental Yield10%	5/10	5/10	±0.00	45% of district
Tenure10%	7/10	8.5/10	−0.15	12% of district
Future Transformation6%	7/10	3.5/10	+0.21	80% 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 Windermere 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.

Windermere Prices

By unit type at Windermere

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom1,367 sq ft	1,367 sq ft	$1.49M	$1,091 psf	2
3-bedroom1,442 sq ft	1,442 sq ft	$1.32M to $1.57M	$1,034 psf	3

Past transactions at Windermere

Unit

58 resales, Nov 2021 to Oct 2026 · median $907 psf · $960,000 to $2,630,000 · 56 of the 56 with a purchase on record sold at a profit

								Sale
6 Aug 2026	28 Choa Chu Kang Street 64	17	#17-02022BR · Blk 28	2BR	1,281	$1,081	$1,385,000	Resale
31 Jul 2026	20 Choa Chu Kang Street 64	19	#19-04042BR · Blk 20	2BR	1,453	$1,101	$1,600,000	Resale
18 May 2026	28 Choa Chu Kang Street 64	1	#01-03033BR · Blk 28	3BR	1,442	$936	$1,350,000	Resale
20 Mar 2026	32 Choa Chu Kang Street 64	9	#09-02023BR · Blk 32	3BR	1,281	$1,034	$1,325,000	Resale
27 Jan 2026	32 Choa Chu Kang Street 64	18	#18-04043BR · Blk 32	3BR	1,453	$1,080	$1,570,000	Resale
18 Sep 2025	20 Choa Chu Kang Street 64	7	#07-04043BR · Blk 20	3BR	1,453	$1,058	$1,538,000	Resale
25 Aug 2025	26 Choa Chu Kang Street 64	3	#03-04043BR · Blk 26	3BR	1,453	$936	$1,360,000	Resale
16 May 2025	20 Choa Chu Kang Street 64	7	#07-03033BR · Blk 20	3BR	1,281	$991	$1,270,000	Resale
14 Apr 2025	28 Choa Chu Kang Street 64	20	#20-02023BR · Blk 28	3BR	1,281	$976	$1,250,000	Resale
12 Mar 2025	32 Choa Chu Kang Street 64	7	#07-01013BR · Blk 32	3BR	1,453	$1,046	$1,520,000	Resale

Median PSF by quarter

WindermereD23, all resale condos

Show as a table

Period	Sales	Median PSF	D23
Nov 2021 – Jan 2022	4	$752 psf	$1,064 psf
Feb–Apr 2022	4	$867 psf	$1,129 psf
May–Jul 2022	2	$822 psf	$1,213 psf
Aug–Oct 2022	4	$827 psf	$1,153 psf
Nov 2022 – Jan 2023	8	$831 psf	$1,119 psf
Feb–Apr 2023	1	—	$1,317 psf
May–Jul 2023	4	$899 psf	$1,351 psf
Aug–Oct 2023	3	$921 psf	$1,358 psf
Nov 2023 – Jan 2024	1	—	$1,361 psf
Feb–Apr 2024	6	$955 psf	$1,366 psf
May–Jul 2024	3	$943 psf	$1,416 psf
Aug–Oct 2024	4	$969 psf	$1,396 psf
Nov 2024 – Jan 2025	3	$943 psf	$1,385 psf
Feb–Apr 2025	3	$976 psf	$1,451 psf
May–Jul 2025	1	—	$1,441 psf
Aug–Oct 2025	2	$997 psf	$1,476 psf
Nov 2025 – Jan 2026	1	—	$1,502 psf
Feb–Apr 2026	1	—	$1,485 psf
May–Jul 2026	2	$1,019 psf	$1,514 psf
Aug–Oct 2026	1	—	$1,461 psf

A quarter is plotted from two sales up; the district line from ten.

Resales by quarter

Sellers here made a median +3.3% a year, ranked 27 of 50 in D23 and 363 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 →

Windermere Rent

Median rent a month: $4,200
Gross yield: 3.7%
Rental contracts: 17

Unit type	Median rent	Most rents	Gross yield	LetsContracts
3-bedroom	$4,200	$4,000 to $4,300	3.7%	17

Rental contracts at Windermere

17 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $2,400 to $4,850

Month	Type	Size	Rent a month
Aug 2026	3BR	1,400 to 1,500 sq ft	$4,600
Jul 2026	3BR	1,400 to 1,500 sq ft	$3,800
Jul 2026	3BR	1,400 to 1,500 sq ft	$4,150
Jul 2026	3BR	1,200 to 1,300 sq ft	$4,850
Jun 2026	3BR	1,400 to 1,500 sq ft	$2,400
Apr 2026	3BR	1,200 to 1,300 sq ft	$4,300
Mar 2026	3BR	1,400 to 1,500 sq ft	$3,900
Mar 2026	3BR	1,400 to 1,500 sq ft	$4,400
Feb 2026	3BR	1,400 to 1,500 sq ft	$3,900
Feb 2026	3BR	1,400 to 1,500 sq ft	$4,000

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Windermere By stack

Highest, stack 04: $936 psf
Lowest, stack 01: $895 psf
Stacks with 2+ resales: 4

Stack	Median PSF	Size	Sold on	Sales
01	$895 psf	1,453 sq ft	Levels 2 to 22	19
02	$905 psf	1,281 sq ft	Levels 3 to 20	12
03	$936 psf	1,281 sq ft	Levels 1 to 20	11
04	$936 psf	1,453 sq ft	Levels 1 to 19	13

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Windermere Notes

How these numbers are worked out

Grade B places Windermere 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: $1,080 psf at Windermere 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 $976 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 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 5 resale caveats at Windermere ranged from $936 psf to $1,101 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 1999, 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 Yew Tee MRT (NS5), 350 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 3 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 Windermere for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Windermere Key facts

District: D23, Bukit Batok, Bukit Panjang, Choa Chu Kang
Tenure: 99-year leasehold
Lease left: About 70 years
Completed: 1999
Total units: 395
Developer: ST Windermere Park Pte Ltd

Windermere Nearby

MRT and LRT (3)

Yew Tee (NS5)350 m
Choa Chu Kang (NS4 / BP1 / JS1)1.5 km
Jelapang (BP12)LRT1.9 km

Primary schools within 1 km (3)

Yew Tee Primary SchoolWithin 1 km (OneMap, all 7 blocks) · 10 Choa Chu Kang St 6420 m
Unity Primary SchoolWithin 1 km (OneMap, all 7 blocks) · 21 Choa Chu Kang Crescent590 m
De La Salle SchoolWithin 1 km (OneMap, all 7 blocks) · 11 Choa Chu Kang St 52770 m

Bus stops (5)

Blk 634Choa Chu Kang Nth 6Buses 307, 307A180 m
Blk 790Choa Chu Kang Nth 6Buses 307, 307A200 m
Regent Gr CondoChoa Chu Kang Nth 7Buses 302, 302A, 455, 979220 m
Opp Yew Mei Green CondoChoa Chu Kang Nth 6Buses 307, 307A270 m
Opp Yew Tee StnChoa Chu Kang DrBuses 302, 302A, 455, 979290 m

Secondary schools (5)

Regent Secondary School50 Choa Chu Kang North 5470 m
Unity Secondary School20 Choa Chu Kang Street 62560 m
Kranji Secondary School61 Choa Chu Kang Street 511.3 km
West Spring Secondary School61 Senja Road1.5 km
Chua Chu Kang Secondary School31 Teck Whye Crescent1.6 km

Childcare (5)

Creativeland Childcare and Development Centre@YEW Tee634 Choa Chu Kang North 6, #01-289140 m
Agape Child Care(CCK)789 Choa Chu Kang North 6, #01-224250 m
PCF Sparkletots Preschool @ Limbang Blk 786786 Choa Chu Kang Drive, #01-237370 m
Smi Berriis Preschool620 Choa Chu Kang Street 62, #01-18430 m
PCF Sparkletots Preschool @ Yew Tee Blk 690D690D Choa Chu Kang Crescent Blk 69C #01-74430 m

Straight-line distances from the nearest block of Windermere, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Windermere, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Windermere Similar condos

All 70 in District 23 →

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Windermere Questions

What does Windermere's RPS grade say — and not say — in 2026?

Windermere scores 5.86/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1326th of 2,350 Singapore resale condos and 45th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Windermere score Grade B, and what would move it?

A District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) project sitting at the district median on all seven factors would score 6.78; Windermere scores 5.86, 0.92 points below it. It gains most from Future Transformation (7/10 against a median of 3.5, +0.21) and MRT Proximity (9/10 against a median of 8, +0.13). It gives up most on Primary School Effect (4/10 against a median of 7, −0.60), Project's Historical Performance (4/10 against a median of 6, −0.50) and Tenure (7/10 against a median of 8.5, −0.15). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Windermere?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 5 resale transactions at Windermere, at a median of $1,080 psf and a median price of $1.39M (range $936 psf to $1,101 psf). The median PSF is up 10.7% on the previous 12 months (Nov 2024 – Oct 2025, $976 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Windermere cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 1,367 sq ft sold at a median of $1.49M (2 sales) and 3-bedroom units of about 1,442 sq ft sold for $1.32M to $1.57M (3 sales) at Windermere. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Windermere, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 3-bedroom units let at a median of $4,200 a month (17 contracts, about 3.7% gross yield) at Windermere, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Windermere from the nearest MRT station?

Windermere is about 350 m from Yew Tee MRT (NS5), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Windermere compare with Hillsta?

Hillsta is the project scored next to Windermere on the District 23 ranking: 5.86 (Grade B) against Windermere's 5.86 (Grade B). Windermere scores higher on Primary School Effect (4 vs 3) and MRT Proximity (9 vs 8); Hillsta scores higher on Project's Historical Performance (5 vs 4) and Tenure (8 vs 7).

Which primary schools are within 1km of Windermere?

3 primary schools are within 1km of Windermere on OneMap's School Query, measured from the development's nearest block: Yew Tee Primary School, Unity Primary School, De La Salle School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Windermere scores 4/10 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 Windermere, and how big is the project?

Windermere is 99-year leasehold, was completed in 1999, has 395 units and was developed by ST Windermere Park Pte Ltd. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 395 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.