Resale Project Scorecard
Newest
D05 · Buona Vista, Clementi, Pasir Panjang · 999-year leasehold · completed 2016 · 136 units
Grade B, 6.36 out of 10, the 22nd highest score among 90 resale condos in District 5.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- 999-year
- Resales, 12 months to Oct 2026
- 6
- To Clementi MRT
- 840 m
Artist's impression: Oxley Viva Pte. Ltd., NEWest e-brochure
Newest Score
- B
- Grade
- Score out of 10
- 6.36
- Highest score among 90 resale condos in District 5
- 22nd
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: capital appreciation.
Project's Historical Performance25%3/10
Avg Ann. of +0.61% — below-median performance vs same-vintage peers (30th percentile of 2016-era cohort).
The district median is 5.5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Qifa Primary School at 0.30km). Exceptional school catchment — strong appeal for families with young children.
The district median is 1/10.
- Qifa Primary School
- Clementi Primary School
- Nan Hua Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
136 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%6/10
840 m from Clementi MRT (EW23 / CR17) — moderate MRT proximity; walkable but not doorstep.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.97% — strong income return.
The district median is 5/10.
Tenure10%10/10
999-year tenure — effectively freehold from a valuation standpoint.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Pandan Reservoir MRT (JE7, JRL2) at 0.94km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Newest scores 6.36
Newest scores 6.36 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 867th of 2,350 resale condos scored in Singapore and 22nd of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Project's Historical Performance (3/10).
| Factor | This condoNewest | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 5.5/10 | −0.62 | 3% of district |
| Primary School Effect20% | 10/10 | 1/10 | +1.80 | 84% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 54% of district |
| MRT Proximity13% | 6/10 | 7.5/10 | −0.19 | 30% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 72% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 6/10 | 6/10 | ±0.00 | 31% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Newest and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Newest Prices
By unit type at Newest
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom635 sq ft | 635 sq ft | $1.00M to $1.06M | $1,634 psf | 3 |
| 4-bedroom2,702 sq ft | 2,702 sq ft | $2.84M | $1,054 psf | 2 |
Past transactions at Newest
37 resales, Nov 2021 to Oct 2026 · median $1,096 psf · $745,000 to $2,930,000 · 34 of 37 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 4 Sep 2026 | 3 West Coast Drive | 5 | #05-01012BR | 2BR | 635 | $1,669 | $1,060,000 | Resale |
| 4 Aug 2026 | 3 West Coast Drive | 6 | #06-06061BR | 1BR | 463 | $1,724 | $798,000 | Resale |
| 24 Jun 2026 | 3 West Coast Drive | 8 | #08-03032BR | 2BR | 635 | $1,634 | $1,038,000 | Resale |
| 8 Jun 2026 | 3 West Coast Drive | 3 | #03-66664BR | 4BR | 2,519 | $1,092 | $2,750,000 | Resale |
| 29 May 2026 | 3 West Coast Drive | 3 | #03-26264BR | 4BR | 2,885 | $1,016 | $2,930,000 | Resale |
| 26 Mar 2026 | 3 West Coast Drive | 5 | #05-03032BR | 2BR | 635 | $1,576 | $1,000,888 | Resale |
| 16 Oct 2025 | 3 West Coast Drive | 8 | #08-05051BR | 1BR | 474 | $1,596 | $756,000 | Resale |
| 26 Sep 2025 | 3 West Coast Drive | 9 | #09-05051BR | 1BR | 474 | $1,647 | $780,000 | Resale |
| 12 Sep 2025 | 3 West Coast Drive | 3 | #03-69694BR | 4BR | 2,519 | $1,096 | $2,760,000 | Resale |
| 8 Aug 2025 | 3 West Coast Drive | 5 | #05-07071BR | 1BR | 463 | $1,610 | $745,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,456 psf | $1,405 psf |
| Feb–Apr 2022 | 3 | $960 psf | $1,427 psf |
| May–Jul 2022 | 3 | $985 psf | $1,526 psf |
| Aug–Oct 2022 | 1 | — | $1,471 psf |
| Nov 2022 – Jan 2023 | 3 | $1,032 psf | $1,548 psf |
| Feb–Apr 2023 | 2 | $1,280 psf | $1,576 psf |
| May–Jul 2023 | 2 | $1,012 psf | $1,634 psf |
| Aug–Oct 2023 | 1 | — | $1,685 psf |
| Nov 2023 – Jan 2024 | 3 | $1,033 psf | $1,791 psf |
| Feb–Apr 2024 | — | — | $1,778 psf |
| May–Jul 2024 | 3 | $1,548 psf | $1,810 psf |
| Aug–Oct 2024 | 1 | — | $1,816 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,854 psf |
| Feb–Apr 2025 | — | — | $1,852 psf |
| May–Jul 2025 | 1 | — | $1,901 psf |
| Aug–Oct 2025 | 5 | $1,596 psf | $1,910 psf |
| Nov 2025 – Jan 2026 | — | — | $1,880 psf |
| Feb–Apr 2026 | 1 | — | $1,873 psf |
| May–Jul 2026 | 3 | $1,092 psf | $1,858 psf |
| Aug–Oct 2026 | 2 | $1,697 psf | $1,887 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +0.8% a year, ranked 40 of 40 in D05 and 657 of 715 condos. See the most profitable condos in D05 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Newest Rent
- Median rent a month
- $2,930 to $6,500
- Gross yield
- 2.7% to 4.2%
- Rental contracts
- 35
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,930 | $2,900 to $3,000 | — | 18 |
| 2-bedroom | $3,650 | $3,600 to $3,740 | 4.2% | 10 |
| 4-bedroom | $6,500 | $6,300 to $6,850 | 2.7% | 7 |
Rental contracts at Newest
35 contracts, Sep 2025 to Aug 2026 · median $3,200 a month · $2,800 to $7,250
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,600 |
| Aug 2026 | 4BR | 2,800 to 2,900 sq ft | $6,500 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $2,900 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,000 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,700 |
| Jul 2026 | 4BR | 2,400 to 2,500 sq ft | $7,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Newest By stack
- Highest, stack 01
- $1,692 psf
- Lowest, stack 66
- $1,041 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,692 psf | 635 sq ft | Levels 5 to 6 | 2 |
| 02 | $1,246 psf | 1,771 sq ft | Levels 3 to 8 | 2 |
| 03 | $1,559 psf | 635 sq ft | Levels 4 to 10 | 5 |
| 04 | $1,527 psf | 527 sq ft | Levels 5 to 6 | 2 |
| 05 | $1,622 psf | 474 sq ft | Levels 8 to 9 | 2 |
| 06 | $1,550 psf | 517 sq ft | Levels 4 to 6 | 2 |
| 07 | $1,538 psf | 678 sq ft | Levels 5 to 10 | 2 |
| 66 | $1,041 psf | 2,519 sq ft | Level 3 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Newest Floor plans
51 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom9 plans · 463 to 581 sq ft
2-Bedroom11 plans · 635 to 958 sq ft
3-Bedroom3 plans · 1,195 to 1,345 sq ft
4-Bedroom28 plans · 2,400 to 2,971 sq ft
Floor plans: Oxley Viva Pte. Ltd., NEWest e-brochure. Developer's plans, not to scale and subject to change; areas are approximate.
Newest Site plan
Every block in 3D, with the sun on each home →
Site plan: Oxley Viva Pte. Ltd. Artist's impression, not drawn to scale.
Newest Notes
How these numbers are worked out
- Grade B places Newest in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,605 psf at Newest against $1,875 psf across District 5, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,104 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (18 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 6 resale caveats at Newest ranged from $1,016 psf to $1,724 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Clementi MRT (EW23 / CR17), 840 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Newest for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.