District 11 · Novena · CCR
Cube 8
Thomson Road · Condominium · Freehold
Current PSF
$1,964
-1.3% vs district median
Gross yield
2.9%
median rent $4,300/mo
3-year gain
19.2%
Transactions · 5y
30
3 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 788.258m
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
+1.0%
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
Chij Primary (Toa Payoh) 488m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Raffles Girls' School (Secondary) · 1.5km
Food
Toa Payoh Lorong 1 Blk 127 (Toa Payoh West Market And Food Court) · 1.1km
Green
Novena Rise Pk · 456m - 4 parks within 1km
Mall
Balestier Hill Shopping Centre · 321m
Health
Thomson Medical Centre (hospital) · 332m
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
$1,612
2022
$1,691
+4.9%
2023
$1,800
+6.4%
2024
$1,844
+2.4%
2025
$1,946
+5.5%
2026
$2,146
+10.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $5.82 | 3.6% | 85 |
| 2BR | $4,100/mo | $4.32 | 2.6% | 98 |
| 3BR | $5,800/mo | $4.30 | 2.6% | 64 |
| 4BR | $9,100/mo | $4.67 | 2.9% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $4,088,000 | 1,905 | $2,146 | 26-30 |
| Dec 2025 | $1,000,000 | 560 | $1,787 | 06-10 |
| Nov 2025 | $1,750,000 | 893 | $1,959 | 11-15 |
| Jul 2025 | $2,700,000 | 1,335 | $2,023 | 16-20 |
| Jun 2025 | $1,800,000 | 926 | $1,944 | 16-20 |
| Apr 2025 | $2,880,000 | 1,475 | $1,953 | 21-25 |
| Feb 2025 | $2,680,000 | 1,335 | $2,008 | 26-30 |
| Nov 2024 | $1,780,000 | 926 | $1,923 | 21-25 |
| Oct 2024 | $2,700,000 | 1,335 | $2,023 | 26-30 |
| Sept 2024 | $1,650,888 | 893 | $1,848 | 06-10 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Cube 8 actually sell for - this project trades at 3.0× the nearest block’s PSF.