RPS · Resale Project Scorecard
The Park Vale — Grade B
RPS score 5.76/10 · D11 · Newton, Novena · 40 units · scored across 7 weighted factors — methodology published.
999YR · Euro-Asia Realty Pte Ltd · TOP 1997
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 5/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +4.05% — near-median performance within its 1997-era cohort (66th percentile).
1 primary school within 1km (RAFFLES GIRLS' PRIMARY SCHOOL, 0.58km away). Adequate but narrow school optionality.
40 units — very small project; niche product with thin resale market.
0.55km from Tan Kah Kee Mrt Stn (DT8) — short walk to MRT, good transport convenience.
Rental yield of 2.42% — weak income return.
999-year tenure — effectively freehold from a valuation standpoint.
Moderate future-catalyst exposure — nearest meaningful driver: Bukit Timah Turf City new housing cluster at 0.39km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Raffles Girls' Primary School.
The verdict· Scores updated September 2026
The Park Vale scores 5.76 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1308th of 2,357 resale condos scored in Singapore and 77th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
RPS · Resale Project Scorecard
Recent resale transactions at The Park Vale
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,873 psf, median price $3.11M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,929 psf | $2.72M |
| Apr–Jun 2026 | 1 | $1,817 psf | $3.50M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,873 psf | $3.11M |
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 Park Vale: frequently asked questions
Answers generated from the scorecard data — RPS rank 1308th of 2,357, scores updated September 2026.
- Is The Park Vale a good buy in 2026?
- The Park Vale scores 5.76/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1308th of 2,357 Singapore resale condos and 77th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns. 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 Park Vale?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Park Vale, at a median of $1,873 psf and a median price of $3.11M (range $1,817 psf to $1,929 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 Park Vale from the nearest MRT station?
- The Park Vale is about 550m from Tan Kah Kee MRT (DT8), 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 Park Vale compare with Shelford Mansions?
- Shelford Mansions is the project scored next to The Park Vale on the District 11 ranking: 5.76 (Grade B) against The Park Vale's 5.76 (Grade B). The Park Vale scores higher on Project's Historical Performance (7 vs 5); Shelford Mansions scores higher on Primary School Effect (5 vs 7) and Rental Yield (2 vs 3).
- Which primary schools are within 1km of The Park Vale?
- One primary school is within 1km of The Park Vale: Raffles Girls' Primary School. 1 primary school within 1km (RAFFLES GIRLS' PRIMARY SCHOOL, 0.58km away). Adequate but narrow school optionality. The Park Vale scores 5/10 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 Park Vale, and how big is the project?
- The Park Vale is 999-year leasehold, completed in 1997, has 40 units, developed by Euro-Asia Realty Pte Ltd. 999-year tenure — effectively freehold from a valuation standpoint. 40 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 Park Vale 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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