Resale Project Scorecard
Zedge
D11 · Newton, Novena · freehold · completed 2010 · 102 units
Grade B, 6.51 out of 10, the 20th 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
- 2
- To Novena MRT
- 450 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Zedge Score
- B
- Grade
- Score out of 10
- 6.51
- Highest score among 143 resale condos in District 11
- 20th
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +1.77% — near-median performance within its 2010-era cohort (43rd percentile).
The district median is 5/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: St. Joseph's Institution Junior at 0.53km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- St. Joseph's Institution Junior
- Hong Wen 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
102 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
450 m from Novena MRT (NS20) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.18% — below-average 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 Newton–Orchard mixed-use precinct at 1.54km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Zedge scores 6.51
Zedge scores 6.51 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 719th of 2,350 resale condos scored in Singapore and 20th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoZedge | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5/10 | ±0.00 | 44% of district |
| Primary School Effect20% | 9/10 | 8/10 | +0.20 | 89% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 75% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 20% of district |
| Rental Yield10% | 4/10 | 3/10 | +0.10 | 61% 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 Zedge 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.
Zedge Prices
- Median PSF
- $1,878
- Median price
- $1.57M
- Resales
- 2
Past transactions at Zedge
24 resales, Nov 2021 to Oct 2026 · median $1,753 psf · $860,000 to $1,950,000 · 22 of 24 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 16 Jun 2026 | 2 Akyab Road | 10 | #10-02022BR | 2BR | 754 | $1,843 | $1,388,888 | Resale |
| 2 Apr 2026 | 2 Akyab Road | 8 | #08-01013BR | 3BR | 915 | $1,913 | $1,750,000 | Resale |
| 12 Aug 2025 | 2 Akyab Road | 14 | #14-02022BR | 2BR | 754 | $1,832 | $1,380,000 | Resale |
| 7 Jul 2025 | 2 Akyab Road | 17 | #17-01012BR | 2BR | 721 | $1,830 | $1,320,000 | Resale |
| 16 Apr 2025 | 2 Akyab Road | 6 | #06-05052BR | 2BR | 700 | $1,787 | $1,250,000 | Resale |
| 4 Apr 2025 | 2 Akyab Road | 14 | #14-01013BR | 3BR | 915 | $1,967 | $1,800,000 | Resale |
| 4 Nov 2024 | 2 Akyab Road | 15 | #15-05051BR | 1BR | 657 | $1,553 | $1,020,000 | Resale |
| 7 Oct 2024 | 2 Akyab Road | 9 | #09-03031BR | 1BR | 484 | $1,837 | $890,000 | Resale |
| 8 Jan 2024 | 2 Akyab Road | 7 | #07-04041BR | 1BR | 495 | $1,793 | $888,000 | Resale |
| 30 Aug 2023 | 2 Akyab Road | 16 | #16-06062BR | 2BR | 721 | $1,808 | $1,303,888 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,758 psf |
| Feb–Apr 2022 | 3 | $1,659 psf | $1,806 psf |
| May–Jul 2022 | 2 | $1,605 psf | $1,837 psf |
| Aug–Oct 2022 | 2 | $1,730 psf | $1,783 psf |
| Nov 2022 – Jan 2023 | 2 | $1,626 psf | $1,854 psf |
| Feb–Apr 2023 | 2 | $1,761 psf | $1,929 psf |
| May–Jul 2023 | — | — | $1,951 psf |
| Aug–Oct 2023 | 3 | $1,751 psf | $1,943 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,942 psf |
| Feb–Apr 2024 | — | — | $1,969 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | 1 | — | $2,014 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,032 psf |
| Feb–Apr 2025 | 2 | $1,877 psf | $2,024 psf |
| May–Jul 2025 | 1 | — | $2,092 psf |
| Aug–Oct 2025 | 1 | — | $2,086 psf |
| Nov 2025 – Jan 2026 | — | — | $2,019 psf |
| Feb–Apr 2026 | 1 | — | $2,055 psf |
| May–Jul 2026 | 1 | — | $2,030 psf |
| Aug–Oct 2026 | — | — | $2,094 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +2.4% a year, ranked 16 of 27 in D11 and 506 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 →
Zedge Rent
- Median rent a month
- $3,080 to $4,000
- Rental contracts
- 42
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 1-bedroom | $3,080 | $3,000 to $3,190 | 18 |
| 2-bedroom | $3,700 | $3,550 to $3,700 | 21 |
| 3-bedroom | $4,000 | — | 3 |
Rental contracts at Zedge
42 contracts, Sep 2025 to Aug 2026 · median $3,500 a month · $2,800 to $4,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jul 2026 | 1BR | 600 to 700 sq ft | $3,300 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,000 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,950 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $3,800 |
| May 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| May 2026 | 2BR | 700 to 800 sq ft | $3,550 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Zedge By stack
- Highest, stack 02
- $1,832 psf
- Lowest, stack 05
- $1,670 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,754 psf | 915 sq ft | Levels 4 to 20 | 9 |
| 02 | $1,832 psf | 754 sq ft | Levels 10 to 14 | 3 |
| 03 | $1,775 psf | 484 sq ft | Levels 9 to 20 | 3 |
| 04 | $1,770 psf | 495 sq ft | Levels 7 to 11 | 2 |
| 05 | $1,670 psf | 678 sq ft | Levels 6 to 15 | 2 |
| 06 | $1,720 psf | 743 sq ft | Levels 8 to 18 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Zedge Notes
How these numbers are worked out
- Grade B places Zedge 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: $1,878 psf at Zedge 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). 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 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 2 resale caveats at Zedge ranged from $1,843 psf to $1,913 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2010, 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 Novena MRT (NS20), 450 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools 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 Zedge for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.