District 09 · Novena · CCR
Kopar At Newton
Makeway Avenue · Apartment · 99 yrs lease commencing from 2019
Current PSF
$2,521
+9.5% vs district median
Gross yield
3.3%
median rent $4,700/mo
3-year gain
-2.3%
Transactions · 5y
237
23 in last 12 months
Nearest MRT
Newton Mrt Station · 311.856m
DTL,NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential22 / 100
7 years old · composite of plot use, age, tenure, value gap & size
Lease decay92 years left
worth 95.0%of freehold today (Bala’s Table) · loses ~3.2pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Junior) 374m · Phase 2C 1.6× balloted · St. Joseph'S Institution Junior 778m · Phase 2C 1.5× balloted · Anglo-Chinese School (Primary) 850m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 164m
Green
Hooper Rd Pg · 258m - 4 parks within 1km
Mall
Goldhill Shopping Centre · 717m
Health
Kk Women'S And Children'S Hospital (hospital) · 713m
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%
Master Plan 2025257m from Newton - ~5,000 new homes announced
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,413 psf (60 sales). At today’s $2,521 psf, they are up 4% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,678 psf - 5% above units on floors 1–5 ($2,548 psf).
Price trend average PSF by year
2021
$2,413
2022
$2,507
+3.9%
2023
$2,616
+4.3%
2024
$2,611
-0.2%
2025
$2,561
-1.9%
2026
$2,555
-0.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $6.91 | 3.3% | 92 |
| 2BR | $4,680/mo | $7.20 | 3.4% | 138 |
| 3BR | $6,900/mo | $6.57 | 3.1% | 62 |
| 4BR | $10,100/mo | $6.12 | 2.9% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,650,000 | 689 | $2,395 | 01-05 |
| May 2026 | $2,620,000 | 958 | $2,735 | 16-20 |
| May 2026 | $1,168,000 | 517 | $2,261 | 06-10 |
| Apr 2026 | $4,180,000 | 1,528 | $2,735 | 01-05 |
| Apr 2026 | $2,630,000 | 958 | $2,745 | 11-15 |
| Apr 2026 | $1,690,000 | 689 | $2,453 | 06-10 |
| Apr 2026 | $1,167,000 | 517 | $2,259 | 11-15 |
| Mar 2026 | $2,988,000 | 1,055 | $2,833 | 16-20 |
| Mar 2026 | $1,710,000 | 689 | $2,482 | 06-10 |
| Feb 2026 | $2,480,000 | 915 | $2,711 | 16-20 |
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