Resale Project Scorecard
Novelis @ Novena
D11 · Newton, Novena · freehold · completed 2008 · 24 units
Grade D, 4.03 out of 10, the 143rd highest score among 143 resale condos in District 11.
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
- Freehold
- Resales, 12 months to Oct 2026
- 2
- To Novena MRT
- 310 m
Background: Newton, Novena, not this condo. Photo credits
Novelis @ Novena Score
- D
- Grade
- Score out of 10
- 4.03
- Highest score among 143 resale condos in District 11
- 143rd
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, schools.
Project's Historical Performance25%2/10
Avg Ann. of +0.54% — bottom 18% within its 2008-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 5/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 8/10.
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%3/10
24 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
310m from Novena MRT (NS20) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.28% — above-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The district median is 4/10.
Scores updated October 2026.
Why Novelis @ Novena scores 4.03
Novelis @ Novena scores 4.03 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2292nd of 2,350 resale condos scored in Singapore and 143rd of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (1/10).
| Factor | This condoNovelis @ Novena | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 5/10 | −0.75 | 1% of district |
| Primary School Effect20% | 1/10 | 8/10 | −1.40 | 0% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 62% of district |
| Rental Yield10% | 5/10 | 3/10 | +0.20 | 84% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 6% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Novelis @ Novena and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Novelis @ Novena Prices
By unit type at Novelis @ Novena
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom527 sq ft | 527 sq ft | $991,000 | $1,879 psf | 2 |
Past transactions at Novelis @ Novena
7 resales, Nov 2021 to Oct 2026 · median $1,877 psf · $880,000 to $1,580,000 · 5 of 7 sold at a profit
| Sale | |||||||
|---|---|---|---|---|---|---|---|
| 18 Aug 2026 | 7 | #07-01011BR | 1BR | 527 | $1,881 | $992,000 | Resale |
| 16 Jun 2026 | 2 | #02-01011BR | 1BR | 527 | $1,877 | $990,000 | Resale |
| 21 Mar 2023 | 10 | #10-01011BR | 1BR | 527 | $1,816 | $958,000 | Resale |
| 6 Feb 2023 | 4 | #04-02022BR | 2BR | 807 | $1,957 | $1,580,000 | Resale |
| 6 Apr 2022 | 2 | #02-01011BR | 1BR | 527 | $1,668 | $880,000 | Resale |
| 9 Feb 2022 | 11 | #11-02022BR | 2BR | 807 | $1,883 | $1,520,000 | Resale |
| 5 Nov 2021 | 9 | #09-01011BR | 1BR | 527 | $1,792 | $945,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,758 psf |
| Feb–Apr 2022 | 2 | $1,776 psf | $1,806 psf |
| May–Jul 2022 | — | — | $1,837 psf |
| Aug–Oct 2022 | — | — | $1,783 psf |
| Nov 2022 – Jan 2023 | — | — | $1,854 psf |
| Feb–Apr 2023 | 2 | $1,887 psf | $1,929 psf |
| May–Jul 2023 | — | — | $1,951 psf |
| Aug–Oct 2023 | — | — | $1,943 psf |
| Nov 2023 – Jan 2024 | — | — | $1,942 psf |
| Feb–Apr 2024 | — | — | $1,969 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | — | — | $2,014 psf |
| Nov 2024 – Jan 2025 | — | — | $2,032 psf |
| Feb–Apr 2025 | — | — | $2,024 psf |
| May–Jul 2025 | — | — | $2,092 psf |
| Aug–Oct 2025 | — | — | $2,086 psf |
| Nov 2025 – Jan 2026 | — | — | $2,019 psf |
| Feb–Apr 2026 | — | — | $2,055 psf |
| May–Jul 2026 | 1 | — | $2,030 psf |
| Aug–Oct 2026 | 1 | — | $2,094 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Novelis @ Novena Rent
- Median rent a month
- $3,200
- Gross yield
- 3.9%
- Rental contracts
- 5
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,200 | $3,200 to $3,300 | 3.9% | 5 |
Rental contracts at Novelis @ Novena
8 contracts, Sep 2025 to Aug 2026 · median $3,350 a month · $3,150 to $6,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,150 |
| May 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| May 2026 | 1BR | 500 to 600 sq ft | $3,400 |
| May 2026 | 3BR | 1,200 to 1,300 sq ft | $6,500 |
| Oct 2025 | 1BR | 500 to 600 sq ft | $3,150 |
| Sep 2025 | 1BR | 500 to 600 sq ft | $3,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Novelis @ Novena Notes
How these numbers are worked out
- Grade D places Novelis @ Novena 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: $1,879 psf at Novelis @ Novena against $2,048 psf across District 11, 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). 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.
- 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.
- 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 2 resale caveats at Novelis @ Novena ranged from $1,877 psf to $1,881 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (2/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2008, 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 Novena MRT (NS20), 310 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.