District 11 · Novena · CCR
Lincoln Suites
Khiang Guan Avenue · Condominium · Freehold
Current PSF
$2,098
+5.4% vs district median
Gross yield
3.8%
median rent $3,800/mo
3-year gain
-21.2%
Transactions · 5y
27
4 in last 12 months
Nearest MRT
Novena Mrt Station · 378.349m
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
+10.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
15%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 331m · Phase 2C 1.5× balloted · Anglo-Chinese School (Primary) 806m · Phase 2C 1.5× balloted · Anglo-Chinese School (Junior) 881m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 674m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 143m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 187m
Health
Mount Elizabeth Novena Hospital (hospital) · 580m
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 2025671m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2021
$1,994
2023
$2,347
+17.7%
2024
$2,425
+3.3%
2025
$2,209
-8.9%
2026
$1,850
-16.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $6.36 | 3.6% | 76 |
| 2BR | $5,500/mo | $5.24 | 3.0% | 91 |
| 3BR | $6,800/mo | $5.91 | 3.4% | 75 |
| 4BR | $8,800/mo | $5.03 | 2.9% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $5,850,000 | 3,746 | $1,562 | 26-30 |
| Feb 2026 | $2,300,000 | 1,076 | $2,137 | 06-10 |
| Oct 2025 | $2,580,000 | 1,109 | $2,327 | 21-25 |
| Aug 2025 | $2,650,000 | 1,119 | $2,367 | 21-25 |
| Jul 2025 | $5,560,000 | 3,143 | $1,769 | 21-25 |
| Feb 2025 | $1,250,000 | 527 | $2,370 | 06-10 |
| Jan 2025 | $3,450,000 | 1,561 | $2,210 | 06-10 |
| Nov 2024 | $1,220,000 | 474 | $2,576 | 26-30 |
| Oct 2024 | $1,185,000 | 484 | $2,446 | 26-30 |
| Jun 2024 | $2,225,000 | 1,033 | $2,153 | 06-10 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Lincoln Suites actually sell for - this project trades at 2.9× the nearest block’s PSF.