RPS · Resale Project Scorecard
Ten @ Suffolk — Grade B
RPS score 5.41/10 · D11 · Newton, Novena · 37 units · scored across 7 weighted factors — methodology published.
FH · HONG FOK DEVELOPMENT (NEWTON) PTE LTD · TOP 2006
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: capital appreciation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.39% — below-median performance vs same-vintage peers (27th percentile of 2006-era cohort).
3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.37km). Strong school proximity — a genuine advantage for young families.
37 units — very small project; niche product with thin resale market.
0.65km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 2.92% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.74km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: ST. Joseph's Institution Junior, Anglo-Chinese School (Junior), Farrer PARK Primary School.
The verdict· Scores updated September 2026
Ten @ Suffolk scores 5.41 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1623rd of 2,357 resale condos scored in Singapore and 111th 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: capital appreciation, project size.
RPS · Resale Project Scorecard
Recent resale transactions at Ten @ Suffolk
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,993 psf, median price $2.36M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,993 psf | $2.36M |
| 12-month total | 1 | $1,993 psf | $2.36M |
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.
Ten @ Suffolk: frequently asked questions
Answers generated from the scorecard data — RPS rank 1623rd of 2,357, scores updated September 2026.
- Is Ten @ Suffolk a good buy in 2026?
- Ten @ Suffolk scores 5.41/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1623rd of 2,357 Singapore resale condos and 111th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: capital appreciation, 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 Ten @ Suffolk?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Ten @ Suffolk, at a median of $1,993 psf and a median price of $2.36M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Ten @ Suffolk from the nearest MRT station?
- Ten @ Suffolk is about 650m 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 Ten @ Suffolk compare with Suites @ Newton?
- Suites @ Newton is the project scored next to Ten @ Suffolk on the District 11 ranking: 5.41 (Grade B) against Ten @ Suffolk's 5.41 (Grade B). Ten @ Suffolk scores higher on Project's Historical Performance (3 vs 2); Suites @ Newton scores higher on MRT Proximity (7 vs 8) and Rental Yield (4 vs 5).
- Which primary schools are within 1km of Ten @ Suffolk?
- 3 primary schools are within 1km of Ten @ Suffolk: ST. Joseph's Institution Junior, Anglo-Chinese School (Junior), Farrer PARK Primary School. 3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.37km). Strong school proximity — a genuine advantage for young families. Ten @ Suffolk 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 Ten @ Suffolk, and how big is the project?
- Ten @ Suffolk is freehold, completed in 2006, has 37 units, developed by HONG FOK DEVELOPMENT (NEWTON) PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 37 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 Ten @ Suffolk 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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