District 11 · Novena · CCR
1 Moulmein Rise
Moulmein Rise · Apartment · Freehold
Current PSF
$2,333
+17.2% vs district median
Gross yield
2.5%
median rent $6,000/mo
3-year gain
11.8%
Transactions · 5y
11
2 in last 12 months
Nearest MRT
Novena Mrt Station · 393.301m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 212m · Phase 2C 1.5× balloted · Farrer Park Primary School 850m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.6km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 482m - 3 hawker centres within 1km
Green
Pek Kio Park · 403m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 401m
Health
Tan Tock Seng Hospital (hospital) · 232m
Who lives in Novena
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
49,330
Median age
43 yrs
45% under 40 · getting older
Children 0–9
5,060
▲ 1% since 2015 · future P1 demand
Household size
3.1 avg
Homes
44% HDB
39% condo · 16% landed
Degree holders
48%
residents 15+
Commute
48% transit
31% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,930
2022
$1,882
-2.5%
2023
$2,000
+6.3%
2025
$2,323
+16.2%
2026
$2,236
-3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $5,550/mo | $4.44 | 2.3% | 46 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,768,000 | 1,238 | $2,236 | 21-25 |
| Dec 2025 | $3,060,000 | 1,259 | $2,430 | 21-25 |
| Jul 2025 | $2,850,000 | 1,238 | $2,302 | 21-25 |
| Jun 2025 | $2,841,625 | 1,238 | $2,296 | 16-20 |
| Jan 2025 | $2,800,000 | 1,238 | $2,262 | 21-25 |
| Apr 2023 | $2,380,000 | 1,238 | $1,923 | 01-05 |
| Mar 2023 | $2,600,000 | 1,238 | $2,100 | 21-25 |
| Feb 2023 | $2,446,500 | 1,238 | $1,976 | 16-20 |
| Jun 2022 | $2,300,000 | 1,259 | $1,826 | 11-15 |
| Jan 2022 | $2,420,000 | 1,249 | $1,938 | 16-20 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around 1 Moulmein Rise actually sell for - this project trades at 3.3× the nearest block’s PSF.