RPS · Resale Project Scorecard
Amaryllis Ville — Grade B
RPS score 6.06/10 · D11 · Newton, Novena · 311 units · scored across 7 weighted factors — methodology published.
99YR · Bukit Sembawang Estates · TOP 2004
Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: total returns, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.19% — below-median performance vs same-vintage peers (27th percentile of 2004-era cohort).
4 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.52km). Strong school proximity — a genuine advantage for young families.
311 units — good project size supporting active resale market and adequate facilities.
0.42km from Newton Mrt Stn (DT11) — short walk to MRT, good transport convenience.
Rental yield of 3.19% — below-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.45km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: ST. Joseph's Institution Junior, Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer PARK Primary School.
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The verdict· Scores updated September 2026
Amaryllis Ville scores 6.06 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1041st of 2,357 resale condos scored in Singapore and 49th of 143 in District 11 (Newton, Novena). Its strongest factors are Primary School Effect (8/10) and Project Size (8/10); its weakest is Project's Historical Performance (3/10). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: total returns, capital appreciation.
RPS · Resale Project Scorecard
Recent resale transactions at Amaryllis Ville
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $2,123 psf, median price $2.06M. Median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $2,100 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $2,123 psf | $2.08M |
| Jan–Mar 2026 | 2 | $2,016 psf | $2.00M |
| Apr–Jun 2026 | 2 | $2,164 psf | $2.38M |
| Jul–Sep 2026 | 1 | $2,241 psf | $2.82M |
| 12-month total | 8 | $2,123 psf | $2.06M |
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.
Amaryllis Ville: frequently asked questions
Answers generated from the scorecard data — RPS rank 1041st of 2,357, scores updated September 2026.
- Is Amaryllis Ville a good buy in 2026?
- Amaryllis Ville scores 6.06/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1041st of 2,357 Singapore resale condos and 49th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: total returns, capital appreciation. 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 Amaryllis Ville?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Amaryllis Ville, at a median of $2,123 psf and a median price of $2.06M (range $1,962 psf to $2,241 psf). The median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $2,100 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Amaryllis Ville from the nearest MRT station?
- Amaryllis Ville is about 420m from Newton MRT (DT11), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Amaryllis Ville compare with The Spinnaker?
- The Spinnaker is the project scored next to Amaryllis Ville on the District 11 ranking: 6.07 (Grade B) against Amaryllis Ville's 6.06 (Grade B). Amaryllis Ville scores higher on Project Size (8 vs 3) and MRT Proximity (8 vs 7); The Spinnaker scores higher on Project's Historical Performance (3 vs 6) and Tenure (7 vs 10).
- Which primary schools are within 1km of Amaryllis Ville?
- 4 primary schools are within 1km of Amaryllis Ville: ST. Joseph's Institution Junior, Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer PARK Primary School. 4 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.52km). Strong school proximity — a genuine advantage for young families. Amaryllis Ville scores 8/10 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 Amaryllis Ville, and how big is the project?
- Amaryllis Ville is 99-year leasehold, completed in 2004, has 311 units, developed by Bukit Sembawang Estates. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 311 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 Amaryllis Ville in Newton, Novena
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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