RPS · Resale Project Scorecard
Minbu Villas — Grade C
RPS score 5.24/10 · D11 · Newton, Novena · 34 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1981
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 0/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.27% — near-median performance within its 1981-era cohort (48th percentile).
2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.94km). Strong school proximity — a genuine advantage for young families.
34 units — very small project; niche product with thin resale market.
0.76km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 1.95% — 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 1.81km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, CHIJ Primary (TOA Payoh).
The verdict· Scores updated September 2026
Minbu Villas scores 5.24 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1761st of 2,357 resale condos scored in Singapore and 125th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Rental Yield (0/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, total returns.
RPS · Resale Project Scorecard
Minbu Villas: frequently asked questions
Answers generated from the scorecard data — RPS rank 1761st of 2,357, scores updated September 2026.
- Is Minbu Villas a good buy in 2026?
- Minbu Villas scores 5.24/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1761st of 2,357 Singapore resale condos and 125th of 143 in District 11 (Newton, Novena). Below-average project with notable weaknesses. Standout strengths: tenure. 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.
- How far is Minbu Villas from the nearest MRT station?
- Minbu Villas is about 760m 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 Minbu Villas compare with Villa Des Flores?
- Villa Des Flores is the project scored next to Minbu Villas on the District 11 ranking: 5.25 (Grade C) against Minbu Villas's 5.24 (Grade C). Minbu Villas scores higher on Project's Historical Performance (5 vs 4); Villa Des Flores scores higher on MRT Proximity (7 vs 8) and Rental Yield (0 vs 1).
- Which primary schools are within 1km of Minbu Villas?
- 2 primary schools are within 1km of Minbu Villas: ST. Joseph's Institution Junior, CHIJ Primary (TOA Payoh). 2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.94km). Strong school proximity — a genuine advantage for young families. Minbu Villas scores 7/10 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 Minbu Villas, and how big is the project?
- Minbu Villas is freehold, completed in 1981, has 34 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 34 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 Minbu Villas in Newton, Novena
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Minbu Villas — PSF trends, rival comparison, and our verdict — in your inbox.