District 11 · Novena · CCR
L'Viv
Newton Road · Apartment · Freehold
Current PSF
$2,257
+13.4% vs district median
Gross yield
3.1%
median rent $4,000/mo
3-year gain
0.4%
Transactions · 5y
40
5 in last 12 months
Nearest MRT
Newton Mrt Station · 328.397m
DTL,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
+3.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
2%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Primary) 619m · Phase 2C 1.5× balloted · St. Joseph'S Institution Junior 643m · Phase 2C 1.5× balloted · Anglo-Chinese School (Junior) 678m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 400m
Green
Thomson Rd Pg · 401m - 5 parks within 1km
Mall
Goldhill Shopping Centre · 495m
Health
Mount Elizabeth Novena Hospital (hospital) · 855m
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 2025358m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2021
$2,062
2022
$2,066
+0.2%
2023
$2,262
+9.5%
2024
$2,245
-0.8%
2025
$2,254
+0.4%
2026
$2,272
+0.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,850/mo | $5.92 | 3.1% | 140 |
| 2BR | $5,500/mo | $5.24 | 2.8% | 132 |
| 3BR | $9,800/mo | $4.78 | 2.5% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,330,000 | 1,001 | $2,328 | 26-30 |
| May 2026 | $2,170,000 | 990 | $2,191 | 06-10 |
| Jan 2026 | $2,300,000 | 1,001 | $2,298 | 16-20 |
| Sept 2025 | $1,475,000 | 657 | $2,246 | 11-15 |
| Aug 2025 | $2,200,000 | 990 | $2,222 | 16-20 |
| Jul 2025 | $2,300,000 | 1,001 | $2,298 | 06-10 |
| Jun 2025 | $2,260,000 | 1,001 | $2,258 | 16-20 |
| Jun 2025 | $2,230,000 | 1,001 | $2,228 | 06-10 |
| May 2025 | $2,200,000 | 1,001 | $2,198 | 06-10 |
| Feb 2025 | $2,300,000 | 990 | $2,323 | 26-30 |
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