RPS · Resale Project Scorecard
Mulberry Tree — Grade B
RPS score 5.89/10 · D11 · Newton, Novena · 32 units · scored across 7 weighted factors — methodology published.
FH · BRAVO BUILDING CONSTRUCTION PTE LTD · TOP 2010
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.28% — below-median performance vs same-vintage peers (36th percentile of 2010-era cohort).
2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.10km). Strong school proximity — a genuine advantage for young families.
32 units — very small project; niche product with thin resale market.
380m from Novena Mrt Stn (NS20) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.54% — above-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 1.10km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School.
The verdict· Scores updated September 2026
Mulberry Tree scores 5.89 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1188th of 2,357 resale condos scored in Singapore and 65th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
RPS · Resale Project Scorecard
Recent resale transactions at Mulberry Tree
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,803 psf, median price $815,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,803 psf | $815,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,803 psf | $815,000 |
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.
Mulberry Tree: frequently asked questions
Answers generated from the scorecard data — RPS rank 1188th of 2,357, scores updated September 2026.
- Is Mulberry Tree a good buy in 2026?
- Mulberry Tree scores 5.89/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1188th of 2,357 Singapore resale condos and 65th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size. 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 Mulberry Tree?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Mulberry Tree, at a median of $1,803 psf and a median price of $815,000. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Mulberry Tree from the nearest MRT station?
- Mulberry Tree is about 380m from Novena MRT (NS20), 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 Mulberry Tree compare with The Thomson Duplex?
- The Thomson Duplex is the project scored next to Mulberry Tree on the District 11 ranking: 5.90 (Grade B) against Mulberry Tree's 5.89 (Grade B). Mulberry Tree scores higher on Rental Yield (6 vs 3) and MRT Proximity (9 vs 8); The Thomson Duplex scores higher on Project's Historical Performance (4 vs 5) and Primary School Effect (7 vs 8).
- Which primary schools are within 1km of Mulberry Tree?
- 2 primary schools are within 1km of Mulberry Tree: ST. Joseph's Institution Junior, Farrer PARK Primary School. 2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.10km). Strong school proximity — a genuine advantage for young families. Mulberry Tree 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 Mulberry Tree, and how big is the project?
- Mulberry Tree is freehold, completed in 2010, has 32 units, developed by BRAVO BUILDING CONSTRUCTION PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 32 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 Mulberry Tree 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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