District 11 · Novena · CCR
35 Gilstead
Gilstead Road · Apartment · Freehold
Current PSF
$2,628
+32.1% vs district median
Gross yield
3.2%
median rent $3,950/mo
3-year gain
10.1%
Transactions · 5y
43
2 in last 12 months
Nearest MRT
Newton Mrt Station · 397.826m
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
100.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Primary) 296m · Phase 2C 1.5× balloted · St. Joseph'S Institution Junior 858m · Phase 2C 1.5× balloted · Anglo-Chinese School (Junior) 920m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 602m
Green
Gentle Dr Pg · 475m - 6 parks within 1km
Mall
Goldhill Shopping Centre · 637m
Health
Mount Elizabeth Novena Hospital (hospital) · 891m
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%
Master Plan 2025480m from Newton - ~5,000 new homes announced
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,560 psf (11 sales). At today’s $2,628 psf, they are up 3% on paper.
Price trend average PSF by year
2021
$2,560
2022
$2,531
-1.1%
2023
$2,369
-6.4%
2024
$2,371
+0.1%
2025
$2,690
+13.5%
2026
$2,609
-3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $2,865,000 | 1,098 | $2,609 | 01-05 |
| Oct 2025 | $2,650,000 | 1,001 | $2,647 | 01-05 |
| Jul 2025 | $2,650,000 | 1,033 | $2,565 | 01-05 |
| Mar 2025 | $2,670,000 | 936 | $2,851 | 01-05 |
| Feb 2025 | $1,480,000 | 549 | $2,696 | 01-05 |
| Jan 2024 | $3,828,000 | 1,615 | $2,371 | 01-05 |
| Mar 2023 | $1,578,000 | 710 | $2,221 | 01-05 |
| Feb 2023 | $1,760,000 | 700 | $2,516 | 01-05 |
| Dec 2022 | $3,680,000 | 1,539 | $2,391 | 01-05 |
| Dec 2022 | $1,800,000 | 700 | $2,573 | 01-05 |
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