District 11 · Novena · CCR
Adria
Derbyshire Road · Apartment · Freehold
Current PSF
$2,070
+4.0% vs district median
Gross yield
3.3%
median rent $4,050/mo
3-year gain
-1.7%
Transactions · 5y
20
3 in last 12 months
Nearest MRT
Novena Mrt Station · 515.725m
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
-3.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 167m · Phase 2C 1.5× balloted · Farrer Park Primary School 675m · Phase 2C 0.2× · Anglo-Chinese School (Junior) 982m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.8km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 444m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 271m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 392m
Health
Tan Tock Seng Hospital (hospital) · 524m
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 2025953m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2021
$1,859
2022
$2,048
+10.2%
2023
$2,105
+2.8%
2024
$2,213
+5.1%
2025
$2,105
-4.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,400/mo | $6.18 | 3.6% | 56 |
| 2BR | $4,000/mo | $4.71 | 2.7% | 72 |
| 3BR | $6,000/mo | $4.80 | 2.8% | 22 |
| 4BR | $7,000/mo | $4.83 | 2.8% | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $2,980,000 | 1,281 | $2,326 | 16-20 |
| Oct 2025 | $1,740,000 | 850 | $2,046 | 06-10 |
| Sept 2025 | $1,068,000 | 581 | $1,837 | 01-05 |
| Mar 2025 | $1,880,000 | 850 | $2,211 | 16-20 |
| Nov 2024 | $1,190,000 | 538 | $2,211 | 11-15 |
| Aug 2024 | $1,150,000 | 538 | $2,137 | 06-10 |
| Mar 2024 | $1,528,000 | 689 | $2,218 | 16-20 |
| Jan 2024 | $1,230,000 | 538 | $2,285 | 16-20 |
| Nov 2023 | $3,210,000 | 1,507 | $2,130 | 21-25 |
| Jun 2023 | $1,846,000 | 850 | $2,171 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Adria actually sell for - this project trades at 2.9× the nearest block’s PSF.