District 11 · Novena · CCR
Fyve Derbyshire
Derbyshire Road · Apartment · Freehold
Current PSF
$2,498
+25.5% vs district median
Gross yield
3.4%
median rent $4,150/mo
3-year gain
-5.2%
Transactions · 5y
28
6 in last 12 months
Nearest MRT
Novena Mrt Station · 502.989m
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
11.1%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 170m · Phase 2C 1.5× balloted · Farrer Park Primary School 708m · Phase 2C 0.2× · Anglo-Chinese School (Junior) 932m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.9km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 502m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 212m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 361m
Health
Tan Tock Seng Hospital (hospital) · 570m
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
Master Plan 2025891m from Newton - ~5,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,584 psf - 3% above units on floors 1–5 ($2,501 psf).
Price trend average PSF by year
2021
$2,349
2022
$2,540
+8.1%
2023
$2,611
+2.8%
2025
$2,531
-3.1%
2026
$2,475
-2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,100/mo | $7.45 | 3.6% | 18 |
| 3BR | $5,900/mo | $6.21 | 3.0% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,950,000 | 797 | $2,448 | 01-05 |
| Feb 2026 | $1,400,000 | 560 | $2,501 | 01-05 |
| Nov 2025 | $2,420,000 | 936 | $2,584 | 11-15 |
| Nov 2025 | $1,600,000 | 657 | $2,437 | 06-10 |
| Oct 2025 | $2,400,000 | 936 | $2,563 | 01-05 |
| Oct 2025 | $2,300,000 | 936 | $2,456 | 11-15 |
| Jul 2025 | $2,350,000 | 936 | $2,509 | 06-10 |
| Jun 2025 | $2,550,000 | 936 | $2,723 | 16-20 |
| Feb 2025 | $1,950,000 | 797 | $2,448 | 06-10 |
| Jun 2023 | $2,080,000 | 797 | $2,611 | 06-10 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Fyve Derbyshire actually sell for - this project trades at 3.5× the nearest block’s PSF.