BGrade

Resale Project Scorecard

D'Ixoras

D11 · Newton, Novena · freehold · completed 2011 · 22 units

Grade B, 5.80 out of 10, the 78th highest score among 143 resale condos in District 11.

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 →

Tenure: Freehold
Resales, 12 months to Oct 2026: 1
To Novena MRT: 620 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

D'Ixoras Score

B
Grade
Score out of 10: 5.80
Highest score among 143 resale condos in District 11: 78th

Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.

Project's Historical Performance25%4/10

Avg Ann. of +0.76% — below-median performance vs same-vintage peers (33rd percentile of 2011-era cohort).

The district median is 5/10.

Primary School Effect20%9/10

2 primary schools within 1km (nearest: St. Joseph's Institution Junior at 0.74km). Exceptional school catchment — strong appeal for families with young children.

The district median is 8/10.

St. Joseph's Institution Junior
Hong Wen 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%3/10

22 units — very small project; niche product with thin resale market.

The district median is 3/10.

MRT Proximity13%7/10

620 m from Novena MRT (NS20) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%4/10

Rental yield of 2.94% — below-average income return.

The district median is 3/10.

Tenure10%10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

The district median is 10/10.

Future Transformation6%3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.74km, far enough that the impact on this project is modest.

The district median is 4/10.

Scores updated October 2026. On the map →

Why D'Ixoras scores 5.80

D'Ixoras scores 5.80 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1377th of 2,350 resale condos scored in Singapore and 78th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10).

Factor	This condoD'Ixoras	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	5/10	−0.25	23% of district
Primary School Effect20%	9/10	8/10	+0.20	89% of district
Project Size16%	3/10	3/10	±0.00	0% of district
MRT Proximity13%	7/10	8/10	−0.13	6% of district
Rental Yield10%	4/10	3/10	+0.10	61% of district
Tenure10%	10/10	10/10	±0.00	6% of district
Future Transformation6%	3/10	4/10	−0.06	0% of district

Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between D'Ixoras and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

D'Ixoras Prices

Median PSF: $1,727
Median price: $1.45M
Resale: 1

Past transactions at D'Ixoras

Unit

6 resales, Nov 2021 to Oct 2026 · median $1,617 psf · $1,190,000 to $1,580,000 · all 6 sold at a profit

								Sale
29 Jul 2026	23 Minbu Road	11	#11-01012BR	2BR	840	$1,727	$1,450,000	Resale
23 May 2025	23 Minbu Road	13	#13-01012BR	2BR	840	$1,620	$1,360,000	Resale
14 May 2024	23 Minbu Road	13	#13-02023BR	3BR	980	$1,613	$1,580,000	Resale
7 Mar 2024	23 Minbu Road	10	#10-01012BR	2BR	840	$1,673	$1,405,000	Resale
13 Mar 2023	23 Minbu Road	9	#09-01012BR	2BR	840	$1,536	$1,290,000	Resale
4 Aug 2022	23 Minbu Road	11	#11-01012BR	2BR	840	$1,417	$1,190,000	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

D'Ixoras Rent

Median rent a month: $4,000 to $4,100
Rental contracts: 7

Unit type	Median rent	LetsContracts
2-bedroom	$4,000	4
3-bedroom	$4,100	3

Rental contracts at D'Ixoras

7 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,700 to $4,500

Month	Type	Size	Rent a month
Jun 2026	2BR	800 to 900 sq ft	$4,200
Jun 2026	3BR	900 to 1,000 sq ft	$4,100
Apr 2026	2BR	800 to 900 sq ft	$3,700
Mar 2026	3BR	900 to 1,000 sq ft	$4,000
Jan 2026	2BR	800 to 900 sq ft	$3,800
Dec 2025	2BR	800 to 900 sq ft	$4,500
Sep 2025	3BR	900 to 1,000 sq ft	$4,300

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

D'Ixoras Notes

How these numbers are worked out

Grade B places D'Ixoras 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: $1,727 psf at D'Ixoras against $2,048 psf across District 11, 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). A specific unit's value depends on floor, size, facing and condition.
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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
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.
Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 2011, 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 Novena MRT (NS20), 620 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 2 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 D'Ixoras for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to D'Ixoras?

Pick one and we’ll send you a read on it by WhatsApp. Free, no obligation.

D'Ixoras Key facts

District: D11, Newton, Novena
Tenure: Freehold
Completed: 2011
Total units: 22
Developer: Singiap Co Pte Ltd

D'Ixoras Nearby

MRT and LRT (5)

Novena (NS20)620 m
Toa Payoh (NS19)930 m
Farrer Park (NE8)1.3 km
Boon Keng (NE9)1.5 km
Newton (NS21 / DT11)1.7 km

Primary schools within 1 km (2)

St. Joseph's Institution JuniorWithin 1 km (OneMap, its block) · 3 Essex Road740 m
Hong Wen SchoolWithin 1 km (OneMap, its block) · 30 Towner Road900 m

Bus stops (5)

Opp Shaw PlazaBalestier RdBuses 21, 130, 131, 131A, 145, 186190 m
Bef Balestier PlazaBalestier RdBuses 21, 130, 131, 145, 186220 m
Opp Public MansionBalestier RdBuses 21, 130, 131, 131A, 145, 186220 m
Shaw PlazaBalestier RdBuses 21, 130, 131, 145, 186230 m
Aft Pegu RdBalestier RdBuses 21, 130, 131, 131A, 145, 186280 m

Secondary schools (5)

Northlight School151 Towner Road930 m
CHIJ Secondary (Toa Payoh)626 Lorong 1 Toa Payoh1.1 km
Bendemeer Secondary School1 St Wilfred Road1.3 km
Anglo-Chinese School (Barker Road)60 Barker Road1.6 km
Beatty Secondary School1 Toa Payoh North2.0 km

Childcare (5)

Children’s Cove Preschool11 Akyab Road, Singapore90 m
Rainforest Schoolhouse70 Martaban Road140 m
Mindchamps Preschool @ Zhongshan Park18 Ah Hood Road, #05-51450 m
Learning Vision @ Work11 Jalan Tan Tock Seng 4Th Level, Tan Tock Seng Hospital490 m
Maplebear Playworks207 Balestier Road #02-05500 m

Straight-line distances from the nearest block of D'Ixoras, 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 D'Ixoras, 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.

D'Ixoras Similar condos

All 143 in District 11 →

Live on PropertyGuruSee D'Ixoras listings for sale Ask TRIBE on WhatsApp

D'Ixoras Questions

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

D'Ixoras scores 5.80/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1377th of 2,350 Singapore resale condos and 78th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size. 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 D'Ixoras score Grade B, and what would move it?

A District 11 (Newton, Novena) project sitting at the district median on all seven factors would score 5.91; D'Ixoras scores 5.80, 0.11 points below it. It gains most from Primary School Effect (9/10 against a median of 8, +0.20) and Rental Yield (4/10 against a median of 3, +0.10). It gives up most on Project's Historical Performance (4/10 against a median of 5, −0.25) and MRT Proximity (7/10 against a median of 8, −0.13). 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 D'Ixoras?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 1 resale transaction at D'Ixoras, at a median of $1,727 psf and a median price of $1.45M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much is the rent at D'Ixoras, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 2-bedroom units let at a median of $4,000 a month (4 contracts) and 3-bedroom units let at a median of $4,100 a month (3 contracts) at D'Ixoras, from URA rental contracts.

How far is D'Ixoras from the nearest MRT station?

D'Ixoras is about 620 m from Novena MRT (NS20), 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 D'Ixoras compare with Buckley 18?

Buckley 18 is the project scored next to D'Ixoras on the District 11 ranking: 5.83 (Grade B) against D'Ixoras's 5.80 (Grade B). D'Ixoras scores higher on Primary School Effect (9 vs 8) and Rental Yield (4 vs 3); Buckley 18 scores higher on MRT Proximity (9 vs 7) and Future Transformation (5 vs 3).

Which primary schools are within 1km of D'Ixoras?

2 primary schools are within 1km of D'Ixoras on OneMap's School Query, measured from the development's nearest block: St. Joseph's Institution Junior, Hong Wen 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. D'Ixoras scores 9/10 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 D'Ixoras, and how big is the project?

D'Ixoras is freehold, was completed in 2011, has 22 units and was developed by Singiap Co Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 22 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.