Blue Horizon stands along West Coast Crescent in District 5, a 616-unit development that Far East Organization completed in 2005 on a 99-year lease dating from 2000. The project is composed of five towers — one at 22 storeys and four at 23 storeys — rising above a generous landscaped podium that includes pools, a gymnasium, tennis courts, and a residents’ vegetable garden that has become something of a neighbourhood talking point. At roughly S$ 1,427 psf on recent transactions (ranging S$ 1,305–S$ 1,514 psf in the 12 months to mid-2026), Blue Horizon sits comfortably within the Outside Central Region mass-market band while offering a coastal lifestyle that comparable Clementi or Jurong East projects simply cannot replicate. With approximately 74 years of lease remaining as at 2026, buyers face a meaningful but still-manageable lease-decay horizon — enough runway for owner-occupiers and medium-term investors alike, provided they enter with clear eyes on exit timing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 5 encompasses a broad sweep of western Singapore running from Pasir Panjang through West Coast and into Clementi. The precinct occupies a strategically unusual position: it neighbours the one-north and Science Park tech clusters to the north-east, the National University of Singapore campus immediately inland, and the West Coast Highway waterfront to the south. This convergence of institutional employment, educational infrastructure, and recreational coastline gives the district a tenant-demand profile that tilts heavily toward academics, researchers, mid-level professionals, and Japanese expatriates (the Japanese Primary School and Japanese Supplementary School are both within a short drive). For homebuyers, that demographic mix translates into relatively stable rental demand that has historically cushioned occupancy rates even during broader market downturns.
In the wider OCR context, URA resale data show District 5 condominiums averaging around S$ 1,400–S$ 1,600 psf in recent quarters — a range into which Blue Horizon fits squarely. The district’s two-year price appreciation has tracked at approximately 8.8%, slightly ahead of Blue Horizon’s own 7.9% gain, suggesting the development is broadly in step with its surroundings without being a standout capital-appreciation story. What distinguishes it is the sheer scale of its facilities relative to its price point: a development of 616 units with multiple pool configurations, a spa pool, BBQ facilities, and sports courts would command a meaningful premium if built today. Buyers acquire that embedded amenity value at a secondary-market price rather than a new-launch premium, which alters the value calculus considerably. Shuttle bus service running every 30 minutes to Clementi MRT and the nearby West Coast hawker centre further reduces the day-to-day friction of a location that is not within easy walking distance of the MRT network.
We track 102 sales and 680 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BLUE HORIZON dashboard.
- Average sale price: $1,455,633 across 102 transactions
- Estimated gross rental yield: 3.7%
- District 5 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 2000 · OCR · D5 · 616 units
About BLUE HORIZON
BLUE HORIZON is a 99 yrs lease commencing from 2000 condominium, located at WEST COAST CRESCENT in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), developed by FAR EAST ORGANIZATION, comprising 616 residential units, completed in 2005.
With approximately 73 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BLUE HORIZON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 10 | $1,254 psf | $1,165,800 |
| 3 BR | 92 | $1,307 psf | $1,487,136 |
Sales Market Overview
BLUE HORIZON has recorded 102 sale transactions with an average transaction price of $1,455,633, ranging from $1,020,000 to $1,830,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $1,139 psf | $1,298,344 | — |
| 2022 | 22 | $1,233 psf | $1,400,949 | ↑ 8.3% |
| 2023 | 23 | $1,333 psf | $1,502,169 | ↑ 8.1% |
| 2024 | 14 | $1,385 psf | $1,461,635 | ↑ 3.9% |
| 2025 | 18 | $1,428 psf | $1,588,944 | ↑ 3.1% |
| 2026 | 5 | $1,425 psf | $1,614,600 | ↓ 0.2% |
BLUE HORIZON ranks in the top 82% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, BLUE HORIZON trades 16% below the segment benchmark.
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Rental Market Overview
BLUE HORIZON has recorded 680 rental transactions with monthly rents averaging $4,511/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 264 | $3,800/mo | $2,400/mo | $5,600/mo |
| 3 BR | 416 | $4,962/mo | $2,800/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 131 | $3,360/mo |
| 2022 | 143 | $4,038/mo |
| 2023 | 115 | $5,167/mo |
| 2024 | 131 | $4,993/mo |
| 2025 | 129 | $5,052/mo |
| 2026 | 31 | $4,832/mo |
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Investment Analysis
Based on average rents and sale prices, BLUE HORIZON delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows BLUE HORIZON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BLUE HORIZON
- Kent Ridge Secondary School
- National University of Singapore
- NUS High School of Mathematics and Science
Nearby Schools
There are 6 schools within 2 km of BLUE HORIZON.
| School | Type | Distance |
|---|---|---|
| Kent Ridge Secondary School | Secondary | 1.0 km |
| National University of Singapore | Tertiary | 1.2 km |
| NUS High School of Mathematics and Science | Jc | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.7 km |
| United World College of South East Asia (Dover) | International | 2.0 km |
| Clementi Town Secondary School | Secondary | 2.0 km |
The most frequently cited and genuinely compelling strength of Blue Horizon is its sea and park view corridor. Units on the southern and western faces of the towers look out over West Coast Park and the Strait of Singapore toward Sentosa and the southern islands. West Coast Park itself, one of Singapore’s longest coastal recreational belts, is accessible on foot from the development’s rear boundary — a rare amenity in a city where direct-access waterfront living at OCR price points is essentially non-existent. For families with children or residents who prioritise outdoor recreation, this proximity to a large, car-free green corridor materially improves quality of life in ways that unit size or finish level simply cannot substitute.
The development’s gross rental yield of approximately 3.9% — above the District 5 average of 3.58% — reflects the depth and resilience of rental demand in this corridor. The NUS and one-north employment clusters generate a steady pipeline of tenants on one- to two-year leases, and the Japanese expat community in particular has shown consistent preference for the West Coast precinct. For investors running the numbers on a cash-flow calculator or stress-testing returns on a ROI calculator, a yield above 3.8% on a mid-sized OCR asset is a creditable starting point before factoring in any capital appreciation.
Far East Organization’s build quality and the ONG&ONG architectural pedigree have aged reasonably well. The estate’s management council has committed to ongoing maintenance — including a significant repainting programme visible to recent visitors — which signals an active residents’ committee rather than a passive one. A development that is visibly maintained sustains both rental appeal and resale liquidity, and Blue Horizon’s 102 recorded secondary-market transactions indicate a functioning secondary market rather than a stagnant pool of long-term holders.
The single most consequential risk for any buyer considering Blue Horizon in 2026 is lease decay. With approximately 74 years remaining, the development sits inside the window where most buyers remain fully financeable — CPF usage and bank loan eligibility are unaffected until the lease falls below 30 years — but the clock is nonetheless ticking in ways that matter for long-term capital planning. Buyers who intend to hold for 20 years or more will own a unit with roughly 54 years remaining at exit, a tenure that begins to attract discounting from some buyers and financiers. Running the numbers on a lease-decay calculator before committing is strongly advisable, particularly for buyers who may wish to pass the asset on or monetise it in retirement.
Transportation is a persistent friction point. The nearest MRT is Clementi (EW23), approximately 1.4 km away — walkable in comfortable weather but taxing in Singapore’s heat and humidity. The 30-minute shuttle bus mitigates this, but it is a managed service rather than public infrastructure, and changes to the estate’s management or budget can affect its continuity. Buyers who are car-free or rely heavily on the MRT network should weigh this carefully against developments closer to a station.
Noise and afternoon sun are recurring complaints in resident reviews. Units with direct sea views on the western face receive significant west-facing solar load in the late afternoon, raising cooling costs and sun-glare issues. Units closer to West Coast Crescent face road noise from the highway below. Neither issue is unusual for a coastal high-rise, but buyers should inspect at different times of day and request an energy-performance summary from the managing agent. Finally, at 21 years of age by 2026, the development is approaching the point where major common-area capital expenditure — lifts, waterproofing, M&E systems — typically cycles through, and prospective buyers should review the sinking fund balance and any outstanding MCST resolutions before exchanging.
- ✅ NUS / one-north professional or academic: A 10–15-minute drive or a short bus ride to the NUS campus and Science Park employment nodes, combined with West Coast Park on the doorstep, makes this a lifestyle-positive choice at a price point well below CCR alternatives. Strong NUS-adjacent rental market supports sub-letting flexibility if circumstances change.
- ✅ Buy-to-let investor (medium-term, 7–12 years): Gross yield above 3.9%, proven tenant demand from the expat and academic segments, and a secondary market with 102 transactions provide the liquidity and income metrics a disciplined investor needs. Exit at roughly 62–67 years remaining lease keeps financing options open for the next buyer. Model returns on the ROI calculator and stress-test with the cash-flow calculator before proceeding.
- ✅ Young family seeking space and facilities: The children’s pool, vegetable garden programme, tennis courts, and direct park access are genuinely family-oriented amenities. Reputable schools — including Clementi Primary, NUS High, and several international and Japanese schools — are within a short drive. The trade-off is the MRT gap, which families relying on public transport should weigh carefully.
- ⚠️ Car-free commuter to the CBD: The 1.4 km gap to Clementi MRT makes daily car-free commuting uncomfortable without reliable bus or cycling infrastructure. The estate shuttle partially compensates, but it is not a 24-hour service. Buyers in this category should compare Blue Horizon against better-served Clementi or Queenstown options before deciding.
- ⚠️ Long-term hold / retirement asset (20+ years): At 74 years remaining, buyers holding for two decades face a 54-year lease at exit — a tenure that increasingly invites buyer discounting. Use the lease-decay calculator to model the haircut, and consult a licensed financial adviser on whether a freehold or newer leasehold asset better aligns with your estate and retirement plan. Not a dealbreaker, but requires informed entry.
- ✅ Upgrader comparing District 5 options: Against newer OCR launches in the same district, Blue Horizon offers significantly more usable facility space per dollar and a rare direct-access coastal park setting. The psf gap between Blue Horizon and new launches means buyers gain meaningful floor area without exceeding OCR market norms. Model the total acquisition cost on the stamp duty calculator and total cost calculator to benchmark against new-launch alternatives.
Blue Horizon is a well-maintained, facility-rich OCR development that earns its place in any shortlist for western Singapore residential living. The sea views, West Coast Park access, and above-average rental yield are genuine and durable advantages; the leasehold clock, MRT distance, and ageing infrastructure are real and calculable risks. For buyers who have stress-tested the lease-decay curve, are comfortable being car-dependent or bus-dependent for MRT access, and value outdoor amenity over urban convenience, Blue Horizon at current S$ 1,300–S$ 1,500 psf pricing represents fair value for the District 5 West Coast corridor. It is not a development to buy on impulse, but it rewards buyers who do the arithmetic and inspect thoroughly. Explore District 5 market data or compare Blue Horizon against other condos to sharpen your shortlist.
FAQ
What is the average price for BLUE HORIZON?
What is the rental yield for BLUE HORIZON?
Is BLUE HORIZON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 102 transactions analysed
- Rental data: 680 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BLUE HORIZON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 3,585 condo transactions recorded in District 5 over the last 12 months, 58% resale, 39% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 5 could add roughly 405 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Media Circle | — | ~405 | Confirmed | Available |
HDB Alternatives Nearby
Weighing BLUE HORIZON against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (350m away), an upgrader gap of about $600,000
- Queenstown — 4-room average $1,002,705 (2 km away), an upgrader gap of about $450,000