RPS · Resale Project Scorecard
Pasadena — Grade B
RPS score 5.75/10 · D11 · Newton, Novena · 36 units · scored across 7 weighted factors — methodology published.
FH · TAN GUAN LEE CO LTD · TOP 2002
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.15% — below-median performance vs same-vintage peers (39th percentile of 2002-era cohort).
3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.28km). Strong school proximity — a genuine advantage for young families.
36 units — very small project; niche product with thin resale market.
0.61km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 3.40% — 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 0.86km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
Pasadena scores 5.75 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1316th of 2,357 resale condos scored in Singapore and 82nd of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
RPS · Resale Project Scorecard
Pasadena: frequently asked questions
Answers generated from the scorecard data — RPS rank 1316th of 2,357, scores updated September 2026.
- Is Pasadena a good buy in 2026?
- Pasadena scores 5.75/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1316th of 2,357 Singapore resale condos and 82nd of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. 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.
- How far is Pasadena from the nearest MRT station?
- Pasadena is about 610m 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 Pasadena compare with Adam Place?
- Adam Place is the project scored next to Pasadena on the District 11 ranking: 5.75 (Grade B) against Pasadena's 5.75 (Grade B). Pasadena scores higher on Rental Yield (5 vs 3) and Primary School Effect (8 vs 7); Adam Place scores higher on Project's Historical Performance (4 vs 5) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Pasadena?
- 3 primary schools are within 1km of Pasadena: ST. Joseph's Institution Junior, Farrer PARK Primary School, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.28km). Strong school proximity — a genuine advantage for young families. Pasadena scores 8/10 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 Pasadena, and how big is the project?
- Pasadena is freehold, completed in 2002, has 36 units, developed by TAN GUAN LEE CO LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 36 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 Pasadena 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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