District 12 · Novena · RCR
Cradels
Lorong Limau · Apartment · Freehold
Current PSF
$1,685
+5.9% vs district median
Gross yield
4.4%
median rent $2,900/mo
3-year gain
-15.3%
Transactions · 5y
28
5 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 1,203.47m
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
-3.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 524m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 736m
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 138m - 2 hawker centres within 1km
Green
Mar Thoma Road Park · 955m - 2 parks within 1km
Mall
Zhongshan Mall · 856m
Health
Tan Tock Seng Hospital (hospital) · 753m
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
$1,524
2022
$1,555
+2%
2023
$1,645
+5.8%
2024
$1,685
+2.4%
2025
$1,743
+3.4%
2026
$1,393
-20.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.6% | 235 |
| 2BR | $3,300/mo | $5.08 | 3.6% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,439,000 | 1,033 | $1,393 | 21-25 |
| Nov 2025 | $785,000 | 441 | $1,779 | 06-10 |
| Aug 2025 | $980,000 | 581 | $1,686 | 11-15 |
| Aug 2025 | $800,000 | 441 | $1,813 | 16-20 |
| Aug 2025 | $775,000 | 441 | $1,756 | 11-15 |
| Jul 2025 | $1,160,800 | 667 | $1,739 | 06-10 |
| Apr 2025 | $1,140,000 | 667 | $1,708 | 06-10 |
| Apr 2025 | $1,000,000 | 581 | $1,720 | 11-15 |
| Nov 2024 | $1,135,000 | 667 | $1,701 | 11-15 |
| Oct 2024 | $1,138,000 | 678 | $1,678 | 16-20 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Cradels actually sell for - this project trades at 3.4× the nearest block’s PSF.