Resale Project Scorecard
The Glyndebourne
D11 · Newton, Novena · freehold · completed 2013 · 150 units
Grade C, 5.30 out of 10, the 126th 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
- 5
- To Stevens MRT
- 270 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Glyndebourne Score
- C
- Grade
- Score out of 10
- 5.30
- Highest score among 143 resale condos in District 11
- 126th
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, rental yield.
Project's Historical Performance25%2/10
Avg Ann. of -0.05% — bottom 13% within its 2013-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 5/10.
Primary School Effect20%7/10
1 primary school within 1km (Singapore Chinese Girls' Primary School, 0.27km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 8/10.
- Singapore Chinese Girls' 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
150 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%9/10
270 m from Stevens MRT (DT10 / TE11) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%2/10
Rental yield of 2.39% — weak 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%4/10
Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.37km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why The Glyndebourne scores 5.30
The Glyndebourne scores 5.30 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1794th of 2,350 resale condos scored in Singapore and 126th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10).
| Factor | This condoThe Glyndebourne | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 5/10 | −0.75 | 1% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 9% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 75% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 62% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 13% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 6% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 19% 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 The Glyndebourne 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.
The Glyndebourne Prices
By unit type at The Glyndebourne
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,050 sq ft | 1,050 sq ft | $2.48M | $2,362 psf | 2 |
Past transactions at The Glyndebourne
31 resales, Nov 2021 to Oct 2026 · median $2,203 psf · $1,480,000 to $7,438,000 · 27 of 31 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 12 Aug 2026 | 38 Trevose Crescent | 2 | #02-16161BR | 1BR | 689 | $2,148 | $1,480,000 | Resale |
| 8 May 2026 | 38 Trevose Crescent | 5 | #05-24245BR | 5BR | 2,670 | $2,210 | $5,900,000 | Resale |
| 30 Apr 2026 | 38 Trevose Crescent | 2 | #02-08083BR | 3BR | 1,475 | $2,509 | $3,700,000 | Resale |
| 6 Apr 2026 | 38 Trevose Crescent | 3 | #03-17172BR | 2BR | 1,055 | $2,465 | $2,600,000 | Resale |
| 31 Mar 2026 | 38 Trevose Crescent | 3 | #03-14142BR | 2BR | 1,044 | $2,259 | $2,358,888 | Resale |
| 27 Oct 2025 | 38 Trevose Crescent | 2 | #02-03034BR | 4BR | 1,959 | $2,552 | $5,000,000 | Resale |
| 13 Oct 2025 | 38 Trevose Crescent | 2 | #02-17172BR | 2BR | 1,055 | $2,394 | $2,525,000 | Resale |
| 25 Jun 2025 | 38 Trevose Crescent | 1 | #01-19193BR | 3BR | 1,927 | $1,946 | $3,750,000 | Resale |
| 9 Jun 2025 | 38 Trevose Crescent | 1 | #01-05054BR | 4BR | 2,508 | $2,204 | $5,528,888 | Resale |
| 21 May 2025 | 38 Trevose Crescent | 5 | #05-07075BR | 5BR | 2,670 | $2,070 | $5,525,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $2,200 psf | $1,758 psf |
| Feb–Apr 2022 | 1 | — | $1,806 psf |
| May–Jul 2022 | 3 | $2,084 psf | $1,837 psf |
| Aug–Oct 2022 | — | — | $1,783 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,854 psf |
| Feb–Apr 2023 | — | — | $1,929 psf |
| May–Jul 2023 | — | — | $1,951 psf |
| Aug–Oct 2023 | 1 | — | $1,943 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,942 psf |
| Feb–Apr 2024 | 1 | — | $1,969 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | 4 | $2,280 psf | $2,014 psf |
| Nov 2024 – Jan 2025 | — | — | $2,032 psf |
| Feb–Apr 2025 | 4 | $2,126 psf | $2,024 psf |
| May–Jul 2025 | 5 | $2,100 psf | $2,092 psf |
| Aug–Oct 2025 | 2 | $2,473 psf | $2,086 psf |
| Nov 2025 – Jan 2026 | — | — | $2,019 psf |
| Feb–Apr 2026 | 3 | $2,465 psf | $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.
Sellers here made a median +0.4% a year, ranked 24 of 27 in D11 and 672 of 715 condos. See the most profitable condos in D11 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Glyndebourne Rent
- Median rent a month
- $5,350 to $11,500
- Gross yield
- 2.6%
- Rental contracts
- 42
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $5,350 | $5,250 to $5,700 | 2.6% | 11 |
| 3-bedroom | $8,000 | $7,800 to $8,500 | — | 21 |
| 4-bedroom | $11,500 | $11,000 to $12,880 | — | 10 |
Rental contracts at The Glyndebourne
45 contracts, Sep 2025 to Aug 2026 · median $8,000 a month · $3,950 to $16,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $6,000 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $7,800 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $8,000 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $8,000 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $9,000 |
| Aug 2026 | 4BR | 1,900 to 2,000 sq ft | $11,000 |
| Aug 2026 | 4BR | 1,900 to 2,000 sq ft | $11,000 |
| Aug 2026 | 5BR | 3,500 to 3,600 sq ft | $16,500 |
| Jul 2026 | 1BR | 900 to 1,000 sq ft | $3,950 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $5,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Glyndebourne By stack
- Highest, stack 08
- $2,441 psf
- Lowest, stack 05
- $2,085 psf
- Stacks with 2+ resales
- 7
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 03 | $2,326 psf | 2,750 sq ft | Levels 2 to 5 | 2 |
| 05 | $2,085 psf | 3,035 sq ft | Levels 1 to 5 | 2 |
| 08 | $2,441 psf | 1,475 sq ft | Levels 2 to 3 | 2 |
| 13 | $2,280 psf | 1,055 sq ft | Levels 3 to 4 | 2 |
| 17 | $2,430 psf | 1,055 sq ft | Levels 2 to 3 | 2 |
| 26 | $2,310 psf | 1,991 sq ft | Levels 2 to 5 | 3 |
| 27 | $2,185 psf | 2,777 sq ft | Levels 2 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Glyndebourne Notes
How these numbers are worked out
- Grade C places The Glyndebourne 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: $2,259 psf at The Glyndebourne 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; the year before is Nov 2024 – Oct 2025, median $2,203 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 (13 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 5 resale caveats at The Glyndebourne ranged from $2,148 psf to $2,509 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2013, 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 Stevens MRT (DT10 / TE11), 270 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 The Glyndebourne for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.