District 11 · Novena · CCR
La Maison
Moulmein Rise · Apartment · Freehold
Current PSF
$1,906
-4.2% vs district median
Gross yield
2.7%
median rent $5,600/mo
3-year gain
-1.9%
Transactions · 5y
9
1 in last 12 months
Nearest MRT
Novena Mrt Station · 375.665m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential33 / 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 246m · Phase 2C 1.5× balloted · Farrer Park Primary School 895m · 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) · 518m - 3 hawker centres within 1km
Green
Pek Kio Park · 441m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 407m
Health
Tan Tock Seng Hospital (hospital) · 200m
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
$1,614
2022
$1,759
+9%
2023
$1,942
+10.4%
2024
$1,959
+0.9%
2025
$2,025
+3.4%
2026
$1,906
-5.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $5,400/mo | $4.32 | 2.7% | 20 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,400,000 | 1,259 | $1,906 | 06-10 |
| Jun 2025 | $2,550,000 | 1,259 | $2,025 | 06-10 |
| May 2024 | $2,530,000 | 1,292 | $1,959 | 06-10 |
| Mar 2024 | $2,480,000 | 1,259 | $1,969 | 11-15 |
| Jan 2024 | $2,560,000 | 1,270 | $2,016 | 11-15 |
| Jan 2024 | $2,400,000 | 1,270 | $1,890 | 11-15 |
| Dec 2023 | $2,528,800 | 1,302 | $1,942 | 01-05 |
| Sept 2022 | $2,400,000 | 1,302 | $1,843 | 06-10 |
| Jun 2022 | $2,180,000 | 1,302 | $1,674 | 01-05 |
| May 2021 | $2,038,000 | 1,259 | $1,618 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around La Maison actually sell for - this project trades at 2.7× the nearest block’s PSF.