District 12 · Novena · RCR
Domus
Irrawaddy Road · Apartment · Freehold
Current PSF
$1,837
+15.4% vs district median
Gross yield
2.9%
median rent $4,000/mo
3-year gain
3.8%
Transactions · 5y
22
4 in last 12 months
Nearest MRT
Novena Mrt Station · 621.661m
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
13%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 873m · Phase 2C 1.5× balloted · Chij Primary (Toa Payoh) 879m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.7km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 985m
Green
Novena Rise Pk · 323m - 4 parks within 1km
Mall
Zhongshan Mall · 179m
Health
Ttsh Integrated Care Hub (hospital) · 241m
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
$1,600
2022
$1,609
+0.6%
2023
$1,809
+12.4%
2024
$1,603
-11.4%
2025
$1,865
+16.3%
2026
$1,877
+0.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $7.11 | 4.6% | 78 |
| 2BR | $4,200/mo | $4.42 | 2.9% | 95 |
| 3BR | $6,000/mo | $4.44 | 2.9% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,480,000 | 1,367 | $1,814 | 06-10 |
| Feb 2026 | $2,650,000 | 1,367 | $1,939 | 16-20 |
| Aug 2025 | $2,650,000 | 1,367 | $1,939 | 11-15 |
| Aug 2025 | $1,660,000 | 1,001 | $1,658 | 11-15 |
| Jul 2025 | $2,730,000 | 1,367 | $1,997 | 21-25 |
| Sept 2024 | $3,880,000 | 2,788 | $1,392 | 26-30 |
| Mar 2024 | $1,640,000 | 904 | $1,814 | 26-30 |
| Dec 2023 | $1,650,000 | 904 | $1,825 | 11-15 |
| Sept 2023 | $1,660,000 | 904 | $1,836 | 21-25 |
| Aug 2023 | $1,850,000 | 1,001 | $1,848 | 21-25 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Domus actually sell for - this project trades at 2.8× the nearest block’s PSF.