District 11 · Novena · CCR
Gentle Villas
Gentle Drive · Detached · 99 yrs lease commencing from 1993
Current PSF
$938
-52.9% vs district median
Gross yield
5.4%
median rent $9,500/mo
3-year gain
0.0%
Transactions · 5y
8
1 in last 12 months
Nearest MRT
Novena Mrt Station · 400.991m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential50 / 100
33 years old · composite of plot use, age, tenure, value gap & size
Lease decay66 years left
worth 83.6%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
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
27%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Primary) 646m · Phase 2C 1.5× balloted · St. Joseph'S Institution Junior 722m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 1.1km
Green
Gentle Dr Pg · 147m - 5 parks within 1km
Mall
Goldhill Shopping Centre · 481m
Health
Thomson Medical Centre (hospital) · 424m
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
$1,254
2022
$1,357
+8.2%
2024
$1,678
+23.7%
2025
$1,833
+9.2%
2026
$938
-48.8%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $5,800,000 | 6,185 | $938 | - |
| Mar 2025 | $4,088,000 | 2,230 | $1,833 | - |
| Sept 2024 | $4,065,000 | 2,230 | $1,823 | - |
| Sept 2024 | $3,680,000 | 2,273 | $1,619 | - |
| Mar 2024 | $3,500,000 | 2,199 | $1,592 | - |
| Sept 2022 | $3,400,000 | 2,255 | $1,508 | - |
| Jul 2022 | $3,450,000 | 2,305 | $1,497 | - |
| Mar 2022 | $5,700,000 | 5,349 | $1,066 | - |
| Apr 2021 | $3,100,000 | 2,582 | $1,200 | - |
| Apr 2021 | $2,960,000 | 2,264 | $1,308 | - |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Gentle Villas actually sell for - this project trades at 1.4× the nearest block’s PSF.