Resale Project Scorecard
Kopar @ Newton
D09 · Orchard, River Valley · 99-year leasehold · completed 2023 · 378 units
Grade S, 7.49 out of 10, the 2nd highest score among 205 resale condos in District 9.
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
- 92 yrs
- Resales, 12 months to Oct 2026
- 24
- To Newton MRT
- 300 m
Artist's impression: CEL Newton Pte. Ltd.
Kopar @ Newton Score
- S
- Grade
- Score out of 10
- 7.49
- Highest score among 205 resale condos in District 9
- 2nd
Top-tier project across nearly every dimension. Standout strengths: MRT access, tenure.
Project's Historical Performance25%7/10
Avg Ann. of +2.69% — near-median performance within its 2023-era cohort (68th percentile).
The district median is 4/10.
Primary School Effect20%8/10
5 primary schools within 1km (nearest: Anglo-Chinese School (Junior) at 0.27km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Anglo-Chinese School (Junior)
- St. Joseph's Institution Junior
- Anglo-Chinese School (Primary)
- Farrer Park Primary School
- St. Margaret's School (Primary)
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
378 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
300 m from Newton MRT (NS21 / DT11) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.44% — above-average income return.
The district median is 3/10.
Tenure10%9/10
99YR tenure — about 92 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.35km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Kopar @ Newton scores 7.49
Kopar @ Newton scores 7.49 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 194th of 2,350 resale condos scored in Singapore and 2nd of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (9/10) and Tenure (9/10); its weakest is Future Transformation (5/10).
| Factor | This condoKopar @ Newton | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 4/10 | +0.75 | 89% of district |
| Primary School Effect20% | 8/10 | 7/10 | +0.20 | 86% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 83% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 31% of district |
| Rental Yield10% | 5/10 | 3/10 | +0.20 | 75% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 8% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 84% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Kopar @ Newton and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Kopar @ Newton Prices
By unit type at Kopar @ Newton
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom517 sq ft | 517 sq ft | $1.17M | $2,260 psf | 2 |
| 2-bedroom689 sq ft | 689 sq ft | $1.52M to $1.78M | $2,468 psf | 11 |
| 3-bedroom958 sq ft | 958 sq ft | $2.28M to $2.99M | $2,723 psf | 8 |
| 4-bedroom1,604 sq ft | 1,604 sq ft | $4.18M to $4.28M | $2,669 psf | 3 |
Past transactions at Kopar @ Newton
24 resales, Nov 2025 to Oct 2026 · median $2,508 psf · $1,167,000 to $4,280,000 · 21 of 24 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Sep 2026 | 8 Makeway Avenue | 5 | #05-10104BR · Blk 8 | 4BR | 1,604 | $2,669 | $4,280,000 | Resale |
| 11 Sep 2026 | 6 Makeway Avenue | 4 | #04-08082BR · Blk 6 | 2BR | 689 | $2,294 | $1,580,000 | Resale |
| 31 Aug 2026 | 8 Makeway Avenue | 21 | #21-17172BR · Blk 8 | 2BR | 689 | $2,511 | $1,730,000 | Resale |
| 12 Aug 2026 | 6 Makeway Avenue | 10 | #10-03032BR · Blk 6 | 2BR | 689 | $2,504 | $1,725,000 | Resale |
| 22 Jul 2026 | 8 Makeway Avenue | 22 | #22-16163BR · Blk 8 | 3BR | 915 | $2,787 | $2,550,000 | Resale |
| 21 Jul 2026 | 6 Makeway Avenue | 2 | #02-02023BR · Blk 6 | 3BR | 1,055 | $2,683 | $2,830,000 | Resale |
| 5 Jun 2026 | 6 Makeway Avenue | 3 | #03-08082BR · Blk 6 | 2BR | 689 | $2,395 | $1,650,000 | Resale |
| 20 May 2026 | 6 Makeway Avenue | 9 | #09-04041BR · Blk 6 | 1BR | 517 | $2,261 | $1,168,000 | Resale |
| 4 May 2026 | 6 Makeway Avenue | 16 | #16-06063BR · Blk 6 | 3BR | 958 | $2,735 | $2,620,000 | Resale |
| 30 Apr 2026 | 6 Makeway Avenue | 12 | #12-06063BR · Blk 6 | 3BR | 958 | $2,745 | $2,630,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2025 | 2 | $2,546 psf | $2,258 psf |
| Dec 2025 | 2 | $2,403 psf | $2,346 psf |
| Jan 2026 | 1 | — | $2,370 psf |
| Feb 2026 | 4 | $2,538 psf | $2,457 psf |
| Mar 2026 | 2 | $2,658 psf | $2,478 psf |
| Apr 2026 | 4 | $2,594 psf | $2,370 psf |
| May 2026 | 2 | $2,498 psf | $2,346 psf |
| Jun 2026 | 1 | — | $2,400 psf |
| Jul 2026 | 2 | $2,735 psf | $2,403 psf |
| Aug 2026 | 2 | $2,508 psf | $2,311 psf |
| Sep 2026 | 2 | $2,482 psf | $2,177 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.0% a year, ranked 11 of 48 in D09 and 433 of 715 condos. See the most profitable condos in D09 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Kopar @ Newton Rent
- Median rent a month
- $3,800 to $10,100
- Gross yield
- 2.8% to 3.9%
- Rental contracts
- 144
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,800 | $3,750 to $3,910 | 3.9% | 40 |
| 2-bedroom | $4,730 | $4,500 to $4,900 | 3.4% | 73 |
| 3-bedroom | $6,900 | $6,230 to $7,200 | 3.2% | 26 |
| 4-bedroom | $10,100 | $10,000 to $10,800 | 2.8% | 5 |
Rental contracts at Kopar @ Newton
146 contracts, Sep 2025 to Aug 2026 · median $4,700 a month · $3,500 to $16,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,200 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,550 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,550 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,900 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,900 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,050 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $6,000 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $6,500 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,700 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Kopar @ Newton By stack
- Highest, stack 11
- $2,878 psf
- Lowest, stack 04
- $2,259 psf
- Stacks with 2+ resales
- 13
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,669 psf | 1,055 sq ft | Levels 2 to 18 | 4 |
| 03 | $2,504 psf | 689 sq ft | Levels 2 to 16 | 9 |
| 04 | $2,259 psf | 517 sq ft | Levels 5 to 11 | 3 |
| 06 | $2,657 psf | 958 sq ft | Levels 3 to 18 | 6 |
| 07 | $2,654 psf | 1,055 sq ft | Levels 1 to 19 | 5 |
| 08 | $2,540 psf | 689 sq ft | Levels 3 to 17 | 5 |
| 09 | $2,543 psf | 614 sq ft | Levels 6 to 11 | 2 |
| 10 | $2,663 psf | 1,604 sq ft | Levels 5 to 12 | 2 |
Show the other 5 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $2,878 psf | 1,098 sq ft | Levels 13 to 18 | 3 |
| 13 | $2,580 psf | 689 sq ft | Levels 4 to 15 | 6 |
| 15 | $2,676 psf | 1,529 sq ft | Levels 2 to 3 | 2 |
| 16 | $2,678 psf | 915 sq ft | Levels 2 to 22 | 7 |
| 17 | $2,511 psf | 689 sq ft | Levels 1 to 21 | 7 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Kopar @ Newton Floor plans
25 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom1 plan · 517 sq ft
2-Bedroom4 plans · 614 to 689 sq ft
3-Bedroom8 plans · 915 to 1,636 sq ft
4-Bedroom8 plans · 1,518 to 3,305 sq ft
5-Bedroom3 plans · 1,819 to 2,960 sq ft
6-Bedroom1 plan · 3,251 sq ft
Floor plans: CEL Newton Pte. Ltd. (CEL Development, Chip Eng Seng Corporation), Kopar At Newton e-brochure. Developer's plans, approximate and subject to change.
Kopar @ Newton Site plan
Every block in 3D, with the sun on each home →
Site plan: CEL Newton Pte. Ltd. Developer's illustration, not to scale and subject to change.
Kopar @ Newton Notes
How these numbers are worked out
- Grade S places Kopar @ Newton 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: $2,508 psf at Kopar @ Newton against $2,356 psf across District 9, 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 $2,584 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 (3 here) 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 24 resale caveats at Kopar @ Newton ranged from $2,259 psf to $2,833 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, 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 Newton MRT (NS21 / DT11), 300 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 5 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 Kopar @ Newton for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.