District 11 · Novena · CCR
8 Bassein
Bassein Road · Apartment · Freehold
Current PSF
$1,539
-22.7% vs district median
Gross yield
5.0%
median rent $3,000/mo
3-year gain
-11.2%
Transactions · 5y
17
4 in last 12 months
Nearest MRT
Novena Mrt Station · 597.183m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential42 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-1.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
21%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 690m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.4km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 663m - 3 hawker centres within 1km
Green
Novena Rise Pk · 593m - 6 parks within 1km
Mall
Zhongshan Mall · 415m
Health
Ttsh Integrated Care Hub (hospital) · 198m
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
$1,836
2022
$1,887
+2.8%
2023
$1,870
-0.9%
2024
$1,898
+1.5%
2025
$1,501
-20.9%
2026
$1,660
+10.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 5.0% | 163 |
| 3BR | $4,300/mo | $5.06 | 3.9% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,750,000 | 2,250 | $1,222 | 11-15 |
| Apr 2026 | $808,000 | 431 | $1,877 | 06-10 |
| Mar 2026 | $850,000 | 452 | $1,880 | 06-10 |
| Oct 2025 | $2,650,000 | 2,250 | $1,178 | 11-15 |
| Jan 2025 | $785,000 | 431 | $1,823 | 06-10 |
| Oct 2024 | $858,000 | 452 | $1,898 | 11-15 |
| Aug 2023 | $870,000 | 452 | $1,924 | 06-10 |
| Aug 2023 | $825,000 | 452 | $1,825 | 01-05 |
| Jul 2023 | $865,000 | 452 | $1,913 | 01-05 |
| Jul 2023 | $788,000 | 431 | $1,830 | 06-10 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around 8 Bassein actually sell for - this project trades at 2.3× the nearest block’s PSF.