CONDODistrict 22

WESTMERE

Name: WESTMERE
Address: SG

Details

Project: WESTMERE
TOP year: 1999
Tenure: 99
Lease start: 1996
Total units: 280
Land size: 13,821 sqm (148,767 sqft)
Plot ratio: 2.8
Developer: Westmere Development Pte Ltd
Gross rental yield: ~3.8% · ~$1.41M (est.)
Storeys: 20
Market segment: OCR
District: 22

Nearby Schools

Nearest primaryFUHUA PRIMARY SCHOOL100 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

0.9 km from Bukit Batok West (JRL Stage 1), opening 2028 · ~12 min walk

Jurong Town Hall · 1.6 km · 2029Tengah Park · 1.6 km · 2028

Unit Catalogue for WESTMERE

Total units	279
Blocks	3
Size range	1,098–1,894 sqft

Bedrooms	Units	Share
3-bedroom	279	100%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~3.8%	~$1.41M	50

Relevant market insights

En-Bloc Likelihood

High likelihood

Ranks near the top for redevelopment interest among private condos.

WESTMERE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 27 years old · 69 years left on the lease · ~278 units (consent difficulty)

Based on 4 comparable past collective-sale deals (NAM PENG CENTRE 2012, GOH & GOH BUILDING 2017, GREEN LODGE 2012).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 162 of 280 units at WESTMERE. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 63% have been held over 10 years.

86%

Free to sell now

140 of 162 tracked · past SSD

79%

Sitting on a gain

151 of 191 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 408 total recorded transactions.

							Sellable from
Feb 2026	Resale	$1,488,888	1,291	$1,153	3BR	—	Q1 2030
Jan 2026	Resale	$1,420,000	1,248	$1,138	3BR	—	Q1 2030
Jan 2026	Resale	$1,310,000	1,097	$1,194	3BR	—	Q1 2030
Oct 2025	Resale	$1,428,000	1,205	$1,185	3BR	—	Q4 2029
Jul 2025	Resale	$1,450,000	1,248	$1,162	3BR	—	—
Jul 2025	Resale	$1,300,000	1,108	$1,173	3BR	—	—
Jul 2025	Resale	$1,328,000	1,097	$1,211	3BR	—	—
Jun 2025	Resale	$1,350,000	1,291	$1,046	3BR	—	Q2 2028
Jun 2025	Resale	$1,328,000	1,097	$1,211	3BR	—	Q2 2028
May 2025	Resale	$1,180,000	1,097	$1,076	3BR	—	Q2 2028

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Ivory Heights	215 m	2026-04-01	Resale	$1,940,000	1,700	$1,141
Ivory Heights	215 m	2026-04-01	Resale	$1,825,000	1,700	$1,074
Ivory Heights	215 m	2026-02-01	Resale	$1,700,000	1,668	$1,019

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for WESTMERE

Beds

	01	02	03	04	05	06	07	08	09	10
20							#20-071,2063BR	#20-081,0983BR	#20-091,2493BR	#20-101,2923BR
19							#19-071,2063BR	#19-081,0983BR	#19-091,2493BR	#19-101,2923BR
18							#18-071,2063BR	#18-081,0983BR	#18-091,2493BR	#18-101,2923BR
17							#17-071,2063BR	#17-081,0983BR	#17-091,2493BR	#17-101,2923BR
16							#16-071,2063BR	#16-081,0983BR	#16-091,2493BR	#16-101,2923BR
15							#15-071,2063BR	#15-081,0983BR	#15-091,2493BR	#15-101,2923BR
14							#14-071,2063BR	#14-081,0983BR	#14-091,2493BR	#14-101,2923BR
13							#13-071,2063BR	#13-081,0983BR	#13-091,2493BR	#13-101,2923BR
12							#12-071,2063BR	#12-081,0983BR	#12-091,2493BR	#12-101,2923BR
11							#11-071,2063BR	#11-081,0983BR	#11-091,2493BR	#11-101,2923BR
10							#10-071,2063BR	#10-081,0983BR	#10-091,2493BR	#10-101,2923BR
09			#09-031,5823BR		#09-051,6253BR		#09-071,2063BR	#09-081,0983BR	#09-091,2493BR	#09-101,2923BR
08	#08-011,1093BR					#08-061,1093BR	#08-071,2063BR	#08-081,0983BR	#08-091,2493BR	#08-101,2923BR
07	#07-011,1093BR	#07-021,8943BR		#07-041,8943BR	#07-051,8413BR	#07-061,1093BR	#07-071,2063BR	#07-081,0983BR	#07-091,2493BR	#07-101,2923BR
06	#06-011,1093BR	#06-021,3133BR	#06-031,1093BR	#06-041,3133BR	#06-051,3133BR	#06-061,1093BR	#06-071,2063BR	#06-081,0983BR	#06-091,2493BR	#06-101,2923BR
05	#05-011,1093BR	#05-021,3133BR	#05-031,1093BR	#05-041,3133BR	#05-051,3133BR	#05-061,1093BR	#05-071,2063BR	#05-081,0983BR	#05-091,2493BR	#05-101,2923BR
04	#04-011,1093BR	#04-021,3133BR	#04-031,1093BR	#04-041,3133BR	#04-051,3133BR	#04-061,1093BR	#04-071,2063BR	#04-081,0983BR	#04-091,2493BR	#04-101,2923BR
03	#03-011,1093BR	#03-021,3133BR	#03-031,1093BR	#03-041,3133BR	#03-051,3133BR	#03-061,1093BR	#03-071,2063BR	#03-081,0983BR	#03-091,2493BR	#03-101,2923BR
02	#02-011,1093BR	#02-021,3133BR	#02-031,1093BR	#02-041,3133BR	#02-051,3133BR	#02-061,1093BR	#02-071,2063BR	#02-081,0983BR	#02-091,2493BR	#02-101,2923BR
01	#01-011,2273BR	#01-021,4323BR	#01-031,2273BR	#01-041,4323BR	#01-051,5393BR	#01-061,2923BR	#01-071,3993BR	#01-081,3023BR	#01-091,3463BR	#01-101,3893BR

3BR· tile shows strata sq ft

Profit & Loss

haio estimate

36 realized resale exits at WESTMERE over the 5y window — 36 profitable, 0 at a loss, averaging 3.55%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	9	27y 4m	3.46%
4BR	27	27y 6m	3.58%
Total	36	27y 6m	3.55%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of WESTMERE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at WESTMERE today at ~$1,173 psf (the recent resale median — last 12 months, 7 sales)…

95.7%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=162 traced current owners, 98.1% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at WESTMERE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.4M, the median of recent sale transactions at WESTMERE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$1,059

psf

Average

$1,604

psf

Highest

$2,442

psf

This propertyNearby condo


215 m	Ivory Heights	—	—	$1,059
609 m	J'Den	LH	2028	$2,442
676 m	J Gateway	LH	2016	$2,071
699 m	Parc Oasis	LH	1994	$1,233
905 m	The Mayfair	LH	2000	$1,213

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Fuhua Primary School≤ 1 km80 m
Yuhua Primary School≤ 1 km755 m
Jurong Primary School1–2 km1.26 km
Princess Elizabeth Primary School1–2 km1.37 km
Pioneer Primary School1–2 km1.92 km
Shuqun Primary School1–2 km1.92 km
Lakeside Primary SchoolWithin 2 km of block 77 only1–2 km2 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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CONDODistrict 22

WESTMERE

Details

Project: WESTMERE
TOP year: 1999
Tenure: 99
Lease start: 1996
Total units: 280
Land size: 13,821 sqm (148,767 sqft)
Plot ratio: 2.8
Developer: Westmere Development Pte Ltd
Gross rental yield: ~3.8% · ~$1.41M (est.)
Storeys: 20
Market segment: OCR
District: 22

Nearby Schools

Nearest primaryFUHUA PRIMARY SCHOOL100 m

Upcoming MRT

0.9 km from Bukit Batok West (JRL Stage 1), opening 2028 · ~12 min walk

Jurong Town Hall · 1.6 km · 2029Tengah Park · 1.6 km · 2028

Unit Catalogue for WESTMERE

Total units	279
Blocks	3
Size range	1,098–1,894 sqft

Bedrooms	Units	Share
3-bedroom	279	100%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~3.8%	~$1.41M	50

Relevant market insights

En-Bloc Likelihood

High likelihood

Ranks near the top for redevelopment interest among private condos.

Driven by: 27 years old · 69 years left on the lease · ~278 units (consent difficulty)

Based on 4 comparable past collective-sale deals (NAM PENG CENTRE 2012, GOH & GOH BUILDING 2017, GREEN LODGE 2012).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 162 of 280 units at WESTMERE. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 63% have been held over 10 years.

86%

Free to sell now

140 of 162 tracked · past SSD

79%

Sitting on a gain

151 of 191 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 408 total recorded transactions.

							Sellable from
Feb 2026	Resale	$1,488,888	1,291	$1,153	3BR	—	Q1 2030
Jan 2026	Resale	$1,420,000	1,248	$1,138	3BR	—	Q1 2030
Jan 2026	Resale	$1,310,000	1,097	$1,194	3BR	—	Q1 2030
Oct 2025	Resale	$1,428,000	1,205	$1,185	3BR	—	Q4 2029
Jul 2025	Resale	$1,450,000	1,248	$1,162	3BR	—	—
Jul 2025	Resale	$1,300,000	1,108	$1,173	3BR	—	—
Jul 2025	Resale	$1,328,000	1,097	$1,211	3BR	—	—
Jun 2025	Resale	$1,350,000	1,291	$1,046	3BR	—	Q2 2028
Jun 2025	Resale	$1,328,000	1,097	$1,211	3BR	—	Q2 2028
May 2025	Resale	$1,180,000	1,097	$1,076	3BR	—	Q2 2028

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Ivory Heights	215 m	2026-04-01	Resale	$1,940,000	1,700	$1,141
Ivory Heights	215 m	2026-04-01	Resale	$1,825,000	1,700	$1,074
Ivory Heights	215 m	2026-02-01	Resale	$1,700,000	1,668	$1,019

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for WESTMERE

Beds

	01	02	03	04	05	06	07	08	09	10
20							#20-071,2063BR	#20-081,0983BR	#20-091,2493BR	#20-101,2923BR
19							#19-071,2063BR	#19-081,0983BR	#19-091,2493BR	#19-101,2923BR
18							#18-071,2063BR	#18-081,0983BR	#18-091,2493BR	#18-101,2923BR
17							#17-071,2063BR	#17-081,0983BR	#17-091,2493BR	#17-101,2923BR
16							#16-071,2063BR	#16-081,0983BR	#16-091,2493BR	#16-101,2923BR
15							#15-071,2063BR	#15-081,0983BR	#15-091,2493BR	#15-101,2923BR
14							#14-071,2063BR	#14-081,0983BR	#14-091,2493BR	#14-101,2923BR
13							#13-071,2063BR	#13-081,0983BR	#13-091,2493BR	#13-101,2923BR
12							#12-071,2063BR	#12-081,0983BR	#12-091,2493BR	#12-101,2923BR
11							#11-071,2063BR	#11-081,0983BR	#11-091,2493BR	#11-101,2923BR
10							#10-071,2063BR	#10-081,0983BR	#10-091,2493BR	#10-101,2923BR
09			#09-031,5823BR		#09-051,6253BR		#09-071,2063BR	#09-081,0983BR	#09-091,2493BR	#09-101,2923BR
08	#08-011,1093BR					#08-061,1093BR	#08-071,2063BR	#08-081,0983BR	#08-091,2493BR	#08-101,2923BR
07	#07-011,1093BR	#07-021,8943BR		#07-041,8943BR	#07-051,8413BR	#07-061,1093BR	#07-071,2063BR	#07-081,0983BR	#07-091,2493BR	#07-101,2923BR
06	#06-011,1093BR	#06-021,3133BR	#06-031,1093BR	#06-041,3133BR	#06-051,3133BR	#06-061,1093BR	#06-071,2063BR	#06-081,0983BR	#06-091,2493BR	#06-101,2923BR
05	#05-011,1093BR	#05-021,3133BR	#05-031,1093BR	#05-041,3133BR	#05-051,3133BR	#05-061,1093BR	#05-071,2063BR	#05-081,0983BR	#05-091,2493BR	#05-101,2923BR
04	#04-011,1093BR	#04-021,3133BR	#04-031,1093BR	#04-041,3133BR	#04-051,3133BR	#04-061,1093BR	#04-071,2063BR	#04-081,0983BR	#04-091,2493BR	#04-101,2923BR
03	#03-011,1093BR	#03-021,3133BR	#03-031,1093BR	#03-041,3133BR	#03-051,3133BR	#03-061,1093BR	#03-071,2063BR	#03-081,0983BR	#03-091,2493BR	#03-101,2923BR
02	#02-011,1093BR	#02-021,3133BR	#02-031,1093BR	#02-041,3133BR	#02-051,3133BR	#02-061,1093BR	#02-071,2063BR	#02-081,0983BR	#02-091,2493BR	#02-101,2923BR
01	#01-011,2273BR	#01-021,4323BR	#01-031,2273BR	#01-041,4323BR	#01-051,5393BR	#01-061,2923BR	#01-071,3993BR	#01-081,3023BR	#01-091,3463BR	#01-101,3893BR

3BR· tile shows strata sq ft

Profit & Loss

haio estimate

36 realized resale exits at WESTMERE over the 5y window — 36 profitable, 0 at a loss, averaging 3.55%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	9	27y 4m	3.46%
4BR	27	27y 6m	3.58%
Total	36	27y 6m	3.55%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of WESTMERE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at WESTMERE today at ~$1,173 psf (the recent resale median — last 12 months, 7 sales)…

95.7%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=162 traced current owners, 98.1% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at WESTMERE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.4M, the median of recent sale transactions at WESTMERE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$1,059

psf

Average

$1,604

psf

Highest

$2,442

psf

This propertyNearby condo


215 m	Ivory Heights	—	—	$1,059
609 m	J'Den	LH	2028	$2,442
676 m	J Gateway	LH	2016	$2,071
699 m	Parc Oasis	LH	1994	$1,233
905 m	The Mayfair	LH	2000	$1,213

Primary Schools Within 1 km / 2 km

Fuhua Primary School≤ 1 km80 m
Yuhua Primary School≤ 1 km755 m
Jurong Primary School1–2 km1.26 km
Princess Elizabeth Primary School1–2 km1.37 km
Pioneer Primary School1–2 km1.92 km
Shuqun Primary School1–2 km1.92 km
Lakeside Primary SchoolWithin 2 km of block 77 only1–2 km2 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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