District 11 · Novena · CCR
32 Gilstead
Gilstead Road · Apartment · Freehold
Current PSF
$3,487
+75.2% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
14
3 in last 12 months
Nearest MRT
Newton Mrt Station · 472.692m
DTL,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
2%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Primary) 412m · Phase 2C 1.5× balloted · St. Joseph'S Institution Junior 712m · Phase 2C 1.5× balloted · Anglo-Chinese School (Junior) 936m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 634m
Green
Gentle Dr Pg · 346m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 485m
Health
Mount Elizabeth Novena Hospital (hospital) · 744m
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
Master Plan 2025541m from Newton - ~5,000 new homes announced
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
14 / 14
100% taken up · 26 '06
Median price
$0k
$0k–$0k band
Unit sizes sold
4209 sqft
3821–4219 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
3821–3888
1
3888–3955
0
3955–4022
0
4022–4089
0
4089–4156
0
4156–4219
14
Strata areas here follow the post-June-2023 GFA harmonisation (AC ledges, void spaces excluded), so this project’s PSF runs a few percent “higher” against older stock measured the old way. A like-for-like PSF comparison to pre-2023 resales isn’t apples-to-apples.
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2024 paid an average of $3,456 psf (5 sales). At today’s $3,487 psf, they are up 1% on paper.
Price trend average PSF by year
2024
$3,456
2025
$3,518
+1.8%
2026
$3,434
-2.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $14,488,320 | 4,219 | $3,434 | 01-05 |
| Mar 2026 | $14,488,320 | 4,219 | $3,434 | 01-05 |
| Mar 2026 | $14,455,000 | 4,209 | $3,435 | 01-05 |
| Nov 2025 | $15,000,000 | 4,176 | $3,592 | 01-05 |
| Jun 2025 | $15,000,000 | 4,219 | $3,555 | 01-05 |
| May 2025 | $15,100,000 | 4,219 | $3,579 | 01-05 |
| May 2025 | $15,100,000 | 4,209 | $3,588 | 01-05 |
| Mar 2025 | $13,000,000 | 3,821 | $3,402 | 01-05 |
| Feb 2025 | $14,609,000 | 4,198 | $3,480 | 01-05 |
| Feb 2025 | $14,474,000 | 4,219 | $3,430 | 01-05 |
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