RPS · Resale Project Scorecard
The Armadale — Grade B
RPS score 5.45/10 · D11 · Newton, Novena · 43 units · scored across 7 weighted factors — methodology published.
FH · AMSTON PROPERTIES PTE LTD · TOP 2001
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: total returns, 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
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.60% — below-median performance vs same-vintage peers (27th percentile of 2001-era cohort).
3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.52km). Strong school proximity — a genuine advantage for young families.
43 units — very small project; niche product with thin resale market.
0.45km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 2.85% — 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 0.67km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Anglo-Chinese School (Primary), ST. Joseph's Institution Junior, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
The Armadale scores 5.45 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1586th of 2,357 resale condos scored in Singapore and 109th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: total returns, project size.
RPS · Resale Project Scorecard
Recent resale transactions at The Armadale
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,938 psf, median price $1.80M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,991 psf | $1.55M |
| Jul–Sep 2026 | 1 | $1,938 psf | $2.17M |
| 12-month total | 3 | $1,938 psf | $1.80M |
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.
The Armadale: frequently asked questions
Answers generated from the scorecard data — RPS rank 1586th of 2,357, scores updated September 2026.
- Is The Armadale a good buy in 2026?
- The Armadale scores 5.45/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1586th of 2,357 Singapore resale condos and 109th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: total returns, 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 The Armadale?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at The Armadale, at a median of $1,938 psf and a median price of $1.80M (range $1,917 psf to $2,064 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Armadale from the nearest MRT station?
- The Armadale is about 450m from Novena MRT (NS20), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Armadale compare with Newton Imperial?
- Newton Imperial is the project scored next to The Armadale on the District 11 ranking: 5.46 (Grade B) against The Armadale's 5.45 (Grade B). The two are level on every factor.
- Which primary schools are within 1km of The Armadale?
- 3 primary schools are within 1km of The Armadale: Anglo-Chinese School (Primary), ST. Joseph's Institution Junior, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.52km). Strong school proximity — a genuine advantage for young families. The Armadale 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 The Armadale, and how big is the project?
- The Armadale is freehold, completed in 2001, has 43 units, developed by AMSTON PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 43 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 The Armadale 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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