District 11 · Novena · CCR
Lion Towers
Essex Road · Apartment · Freehold
Current PSF
$1,896
-4.7% vs district median
Gross yield
1.9%
median rent $5,500/mo
3-year gain
8.2%
Transactions · 5y
3
1 in last 12 months
Nearest MRT
Novena Mrt Station · 453.6m
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
-
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 142m · Phase 2C 1.5× balloted · Farrer Park Primary School 766m · Phase 2C 0.2× · Anglo-Chinese School (Junior) 934m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.9km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 552m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 164m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 304m
Health
Tan Tock Seng Hospital (hospital) · 571m
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 2025864m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2023
$1,754
2026
$1,896
+8.1%
Recent transactions URA, latest 3
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $3,530,000 | 1,862 | $1,896 | 06-10 |
| Oct 2023 | $3,300,000 | 1,862 | $1,772 | 06-10 |
| Mar 2023 | $3,230,000 | 1,862 | $1,735 | 01-05 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Lion Towers actually sell for - this project trades at 2.6× the nearest block’s PSF.