District 12 · Novena · RCR
D'Lotus
Lorong Ampas · Apartment · Freehold
Current PSF
$1,639
+3.0% vs district median
Gross yield
3.3%
median rent $3,825/mo
3-year gain
7.3%
Transactions · 5y
27
5 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 1,054.37m
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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 666m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 806m
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 304m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 841m - 2 parks within 1km
Mall
Zhongshan Mall · 778m
Health
Tan Tock Seng Hospital (hospital) · 826m
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%
Price trend average PSF by year
2021
$1,344
2022
$1,490
+10.9%
2023
$1,514
+1.6%
2024
$1,484
-2%
2025
$1,621
+9.2%
2026
$1,625
+0.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $4.91 | 3.6% | 15 |
| 2BR | $3,500/mo | $4.12 | 3.0% | 32 |
| 3BR | $3,600/mo | $3.43 | 2.5% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $1,365,000 | 807 | $1,691 | 06-10 |
| Mar 2026 | $888,888 | 570 | $1,558 | 11-15 |
| Nov 2025 | $1,340,000 | 807 | $1,660 | 06-10 |
| Sept 2025 | $1,750,000 | 1,066 | $1,642 | 11-15 |
| Aug 2025 | $1,750,000 | 1,066 | $1,642 | 11-15 |
| Jul 2025 | $1,250,000 | 807 | $1,548 | 11-15 |
| Mar 2025 | $920,000 | 570 | $1,613 | 16-20 |
| Oct 2024 | $1,650,000 | 1,066 | $1,548 | 11-15 |
| Jul 2024 | $1,678,888 | 1,066 | $1,575 | 16-20 |
| Jul 2024 | $1,525,000 | 1,066 | $1,431 | 06-10 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around D'Lotus actually sell for - this project trades at 3.3× the nearest block’s PSF.