RPS · Resale Project Scorecard
L'viv — Grade B
RPS score 5.76/10 · D11 · Newton, Novena · 147 units · scored across 7 weighted factors — methodology published.
FH · Keppel Land · TOP 2013
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +0.08% — bottom 16% within its 2013-era cohort. Weak capital appreciation, even when judged against vintage peers.
3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.62km). Strong school proximity — a genuine advantage for young families.
147 units — boutique development. Lower transaction frequency and limited shared facilities.
340m from Newton Mrt Stn (DT11) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.93% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.38km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Anglo-Chinese School (Primary), ST. Joseph's Institution Junior, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
L'viv scores 5.76 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1308th of 2,357 resale condos scored in Singapore and 77th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, capital appreciation.
RPS · Resale Project Scorecard
Recent resale transactions at L'viv
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,298 psf, median price $2.30M. Median PSF is up 2.2% on the previous 12 months (Oct 2024 – Sep 2025, $2,248 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $2,298 psf | $2.30M |
| Apr–Jun 2026 | 2 | $2,260 psf | $2.25M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 3 | $2,298 psf | $2.30M |
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.
L'viv: frequently asked questions
Answers generated from the scorecard data — RPS rank 1308th of 2,357, scores updated September 2026.
- Is L'viv a good buy in 2026?
- L'viv scores 5.76/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1308th of 2,357 Singapore resale condos and 77th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, 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 L'viv?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at L'viv, at a median of $2,298 psf and a median price of $2.30M (range $2,191 psf to $2,328 psf). The median PSF is up 2.2% on the previous 12 months (Oct 2024 – Sep 2025, $2,248 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is L'viv from the nearest MRT station?
- L'viv is about 340m from Newton MRT (DT11), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does L'viv compare with Dunearn Lodge?
- Dunearn Lodge is the project scored next to L'viv on the District 11 ranking: 5.76 (Grade B) against L'viv's 5.76 (Grade B). L'viv scores higher on Tenure (10 vs 5) and Project Size (5 vs 3); Dunearn Lodge scores higher on Project's Historical Performance (2 vs 7).
- Which primary schools are within 1km of L'viv?
- 3 primary schools are within 1km of L'viv: Anglo-Chinese School (Primary), ST. Joseph's Institution Junior, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.62km). Strong school proximity — a genuine advantage for young families. L'viv 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 L'viv, and how big is the project?
- L'viv is freehold, completed in 2013, has 147 units, developed by Keppel Land. Freehold tenure — no lease decay concerns, preserves long-term value. 147 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of L'viv 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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