District 12 · Novena · RCR
Ava Towers
Ava Road · Apartment · Freehold
Current PSF
$1,549
-2.7% vs district median
Gross yield
2.5%
median rent $4,000/mo
3-year gain
20.1%
Transactions · 5y
20
2 in last 12 months
Nearest MRT
Novena Mrt Station · 915.252m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential32 / 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 653m · Phase 2C 2.5× balloted · St. Joseph'S Institution Junior 840m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.0km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 287m - 3 hawker centres within 1km
Green
Pek Kio Park · 674m - 2 parks within 1km
Mall
Zhongshan Mall · 781m
Health
Tan Tock Seng Hospital (hospital) · 409m
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,530 psf - 4% above units on floors 1–5 ($1,467 psf).
Price trend average PSF by year
2021
$1,171
2022
$1,295
+10.6%
2023
$1,290
-0.4%
2024
$1,469
+13.9%
2025
$1,544
+5.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,600/mo | $2.88 | 2.2% | 132 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $1,820,000 | 1,173 | $1,551 | 01-05 |
| Nov 2025 | $1,980,000 | 1,281 | $1,546 | 16-20 |
| Jul 2025 | $1,930,000 | 1,227 | $1,573 | 16-20 |
| May 2025 | $1,860,000 | 1,173 | $1,585 | 16-20 |
| Apr 2025 | $1,960,000 | 1,281 | $1,530 | 11-15 |
| Apr 2025 | $1,950,000 | 1,281 | $1,522 | 11-15 |
| Mar 2025 | $1,920,000 | 1,281 | $1,499 | 16-20 |
| Dec 2024 | $1,788,000 | 1,281 | $1,396 | 06-10 |
| Nov 2024 | $1,915,000 | 1,173 | $1,632 | 11-15 |
| Aug 2024 | $1,820,000 | 1,281 | $1,421 | 01-05 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Ava Towers actually sell for - this project trades at 2.1× the nearest block’s PSF.