RPS · Resale Project Scorecard
Montebleu — Grade A
RPS score 6.86/10 · D11 · Newton, Novena · 151 units · scored across 7 weighted factors — methodology published.
FH · Wing Tai Holdings · TOP 2010
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.72% — near-median performance within its 2010-era cohort (65th percentile).
2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.84km). Exceptional school catchment — strong appeal for families with young children.
151 units — boutique development. Lower transaction frequency and limited shared facilities.
0.79km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 2.97% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.80km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, HONG WEN School.
The verdict· Scores updated September 2026
Montebleu scores 6.86 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 428th of 2,357 resale condos scored in Singapore and 9th 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). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
RPS · Resale Project Scorecard
Recent resale transactions at Montebleu
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,982 psf, median price $1.60M. Median PSF is up 2.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,942 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,982 psf | $1.60M |
| Jan–Mar 2026 | 1 | $1,956 psf | $2.40M |
| Apr–Jun 2026 | 2 | $1,982 psf | $1.60M |
| Jul–Sep 2026 | 1 | $2,005 psf | $1.62M |
| 12-month total | 5 | $1,982 psf | $1.60M |
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.
Montebleu: frequently asked questions
Answers generated from the scorecard data — RPS rank 428th of 2,357, scores updated September 2026.
- Is Montebleu a good buy in 2026?
- Montebleu scores 6.86/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 428th of 2,357 Singapore resale condos and 9th of 143 in District 11 (Newton, Novena). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation. 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 Montebleu?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Montebleu, at a median of $1,982 psf and a median price of $1.60M (range $1,956 psf to $2,005 psf). The median PSF is up 2.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,942 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Montebleu from the nearest MRT station?
- Montebleu is about 790m 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 Montebleu compare with Fyve Derbyshire?
- Fyve Derbyshire is the project scored next to Montebleu on the District 11 ranking: 6.87 (Grade A) against Montebleu's 6.86 (Grade A). Montebleu scores higher on Project Size (5 vs 3) and Primary School Effect (9 vs 8); Fyve Derbyshire scores higher on Project's Historical Performance (7 vs 8) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Montebleu?
- 2 primary schools are within 1km of Montebleu: ST. Joseph's Institution Junior, HONG WEN School. 2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.84km). Exceptional school catchment — strong appeal for families with young children. Montebleu 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 Montebleu, and how big is the project?
- Montebleu is freehold, completed in 2010, has 151 units, developed by Wing Tai Holdings. Freehold tenure — no lease decay concerns, preserves long-term value. 151 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 Montebleu 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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