District 11 · Novena · CCR
Ikigai
Shrewsbury Road · Apartment · Freehold
Current PSF
$1,978
-0.6% vs district median
Gross yield
3.6%
median rent $3,850/mo
3-year gain
-13.3%
Transactions · 5y
16
2 in last 12 months
Nearest MRT
Novena Mrt Station · 491.262m
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
0%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 200m · Phase 2C 1.5× balloted · Farrer Park Primary School 716m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.6km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 369m - 2 hawker centres within 1km
Green
Pek Kio Park · 289m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 447m
Health
Tan Tock Seng Hospital (hospital) · 323m
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 launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
14 / 16
88% taken up · 24 '12
Median price
$0k
$0k–$0k band
Unit sizes sold
969 sqft
603–1572 sqft range
Still available
2
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
603–765
7
765–927
0
927–1089
6
1089–1251
0
1251–1413
0
1413–1572
1
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $2,211 psf (5 sales). At today’s $1,978 psf, they are down 11% on paper.
Price trend average PSF by year
2022
$2,211
2023
$2,288
+3.5%
2024
$2,320
+1.4%
2025
$1,972
-15%
2026
$1,983
+0.6%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $3,800,000 | 1,916 | $1,983 | 01-05 |
| Nov 2025 | $2,950,000 | 1,496 | $1,972 | 01-05 |
| Jun 2024 | $3,635,800 | 1,572 | $2,314 | 01-05 |
| Feb 2024 | $2,530,000 | 1,087 | $2,327 | 01-05 |
| Feb 2024 | $2,520,000 | 1,087 | $2,318 | 01-05 |
| Oct 2023 | $2,200,000 | 969 | $2,271 | 01-05 |
| Jun 2023 | $2,240,000 | 969 | $2,312 | 01-05 |
| May 2023 | $1,480,000 | 635 | $2,330 | 01-05 |
| Apr 2023 | $2,259,907 | 969 | $2,333 | 01-05 |
| Mar 2023 | $1,352,800 | 603 | $2,244 | 01-05 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Ikigai actually sell for - this project trades at 2.8× the nearest block’s PSF.