District 12 · Novena · RCR
Iresidences
Irrawaddy Road · Apartment · Freehold
Current PSF
$1,904
+19.6% vs district median
Gross yield
2.8%
median rent $4,600/mo
3-year gain
4.3%
Transactions · 5y
13
3 in last 12 months
Nearest MRT
Novena Mrt Station · 579.142m
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
8%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 824m · Phase 2C 1.5× balloted · Chij Primary (Toa Payoh) 928m · 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) · 961m
Green
Novena Rise Pk · 318m - 5 parks within 1km
Mall
Zhongshan Mall · 213m
Health
Ttsh Integrated Care Hub (hospital) · 191m
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
$1,477
2022
$1,595
+8%
2023
$1,794
+12.5%
2025
$1,830
+2%
2026
$1,872
+2.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,400/mo | $4.63 | 2.9% | 72 |
| 3BR | $5,500/mo | $4.07 | 2.6% | 36 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,575,000 | 1,313 | $1,961 | 21-25 |
| May 2026 | $1,900,000 | 1,066 | $1,783 | 21-25 |
| Sept 2025 | $2,650,000 | 1,345 | $1,970 | 21-25 |
| Jan 2025 | $1,800,000 | 1,066 | $1,689 | 06-10 |
| Dec 2023 | $2,550,000 | 1,345 | $1,895 | 06-10 |
| Jun 2023 | $2,550,000 | 1,345 | $1,895 | 16-20 |
| May 2023 | $1,560,000 | 980 | $1,593 | 11-15 |
| Jun 2022 | $1,550,000 | 980 | $1,582 | 01-05 |
| Feb 2022 | $1,550,000 | 980 | $1,582 | 01-05 |
| Jan 2022 | $2,180,000 | 1,345 | $1,620 | 11-15 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Iresidences actually sell for - this project trades at 2.9× the nearest block’s PSF.