District 11 · Novena · CCR
Amaryllis Ville
Newton Road · Condominium · 99 yrs lease commencing from 1997
Current PSF
$2,079
+4.5% vs district median
Gross yield
3.1%
median rent $5,200/mo
3-year gain
8.6%
Transactions · 5y
65
10 in last 12 months
Nearest MRT
Newton Mrt Station · 450.164m
DTL,NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential33 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 529m · Phase 2C 1.5× balloted · Anglo-Chinese School (Junior) 611m · Phase 2C 1.6× balloted · Anglo-Chinese School (Primary) 810m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 414m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 275m - 6 parks within 1km
Mall
Goldhill Shopping Centre · 458m
Health
Kk Women'S And Children'S Hospital (hospital) · 719m
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 2025443m from Newton - ~5,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,060 psf - 5% above units on floors 1–5 ($1,965 psf).
Price trend average PSF by year
2021
$1,691
2022
$1,818
+7.5%
2023
$1,925
+5.9%
2024
$2,020
+4.9%
2025
$2,101
+4%
2026
$2,090
-0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,700/mo | $5.69 | 3.3% | 48 |
| 2BR | $5,000/mo | $5.26 | 3.0% | 168 |
| 3BR | $6,500/mo | $5.20 | 3.0% | 97 |
| 4BR | $8,000/mo | $4.85 | 2.8% | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,730,000 | 1,238 | $2,205 | 21-25 |
| Apr 2026 | $2,034,000 | 958 | $2,123 | 11-15 |
| Mar 2026 | $1,980,000 | 958 | $2,067 | 21-25 |
| Feb 2026 | $2,030,000 | 1,033 | $1,965 | 01-05 |
| Dec 2025 | $2,080,000 | 980 | $2,124 | 16-20 |
| Dec 2025 | $1,880,000 | 958 | $1,962 | 11-15 |
| Oct 2025 | $2,700,000 | 1,259 | $2,144 | 21-25 |
| Sept 2025 | $2,000,000 | 958 | $2,088 | 21-25 |
| Sept 2025 | $1,890,000 | 958 | $1,973 | 01-05 |
| Aug 2025 | $2,100,000 | 980 | $2,144 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Amaryllis Ville actually sell for - this project trades at 2.9× the nearest block’s PSF.