RPS · Resale Project Scorecard
Lion Towers — Grade B
RPS score 6.13/10 · D11 · Newton, Novena · 52 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1974
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 0/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.23% — near-median performance within its 1974-era cohort (66th percentile).
3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.13km). Strong school proximity — a genuine advantage for young families.
52 units — very small project; niche product with thin resale market.
0.46km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 1.91% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.90km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
Lion Towers scores 6.13 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 964th of 2,357 resale condos scored in Singapore and 40th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Rental Yield (0/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
RPS · Resale Project Scorecard
Recent resale transactions at Lion Towers
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,896 psf, median price $3.53M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,896 psf | $3.53M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,896 psf | $3.53M |
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.
Lion Towers: frequently asked questions
Answers generated from the scorecard data — RPS rank 964th of 2,357, scores updated September 2026.
- Is Lion Towers a good buy in 2026?
- Lion Towers scores 6.13/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 964th of 2,357 Singapore resale condos and 40th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns. 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 Lion Towers?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Lion Towers, at a median of $1,896 psf and a median price of $3.53M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lion Towers from the nearest MRT station?
- Lion Towers is about 460m from Novena MRT (NS20), 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 Lion Towers compare with La Maison?
- La Maison is the project scored next to Lion Towers on the District 11 ranking: 6.13 (Grade B) against Lion Towers's 6.13 (Grade B). Lion Towers scores higher on Primary School Effect (8 vs 7); La Maison scores higher on MRT Proximity (8 vs 9) and Rental Yield (0 vs 1).
- Which primary schools are within 1km of Lion Towers?
- 3 primary schools are within 1km of Lion Towers: ST. Joseph's Institution Junior, Farrer PARK Primary School, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.13km). Strong school proximity — a genuine advantage for young families. Lion Towers 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 Lion Towers, and how big is the project?
- Lion Towers is freehold, completed in 1974, has 52 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 52 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Lion Towers 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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