RPS · Resale Project Scorecard
The Springs — Grade B
RPS score 5.84/10 · D11 · Newton, Novena · 62 units · scored across 7 weighted factors — methodology published.
FH · BLUEFIELDS INVESTMENTS PTE LTD · TOP 2003
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.56% — near-median performance within its 2003-era cohort (48th percentile).
2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.19km). Strong school proximity — a genuine advantage for young families.
62 units — very small project; niche product with thin resale market.
350m from Novena Mrt Stn (NS20) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.61% — below-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 1.18km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School.
The verdict· Scores updated September 2026
The Springs scores 5.84 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1232nd of 2,357 resale condos scored in Singapore and 69th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
RPS · Resale Project Scorecard
Recent resale transactions at The Springs
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,842 psf, median price $2.31M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,001 psf | $2.80M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,682 psf | $1.81M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,842 psf | $2.31M |
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 Springs: frequently asked questions
Answers generated from the scorecard data — RPS rank 1232nd of 2,357, scores updated September 2026.
- Is The Springs a good buy in 2026?
- The Springs scores 5.84/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1232nd of 2,357 Singapore resale condos and 69th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. 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 Springs?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Springs, at a median of $1,842 psf and a median price of $2.31M (range $1,682 psf to $2,001 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 Springs from the nearest MRT station?
- The Springs is about 350m from Novena MRT (NS20), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Springs compare with 1 Moulmein Rise?
- 1 Moulmein Rise is the project scored next to The Springs on the District 11 ranking: 5.84 (Grade B) against The Springs's 5.84 (Grade B). The two are level on every factor.
- Which primary schools are within 1km of The Springs?
- 2 primary schools are within 1km of The Springs: ST. Joseph's Institution Junior, Farrer PARK Primary School. 2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.19km). Strong school proximity — a genuine advantage for young families. The Springs scores 7/10 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 Springs, and how big is the project?
- The Springs is freehold, completed in 2003, has 62 units, developed by BLUEFIELDS INVESTMENTS PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 62 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 Springs 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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