District 11 · Novena · CCR
Montebleu
Minbu Road · Condominium · Freehold
Current PSF
$1,989
-0.1% vs district median
Gross yield
2.9%
median rent $4,150/mo
3-year gain
0.6%
Transactions · 5y
32
5 in last 12 months
Nearest MRT
Novena Mrt Station · 800.229m
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
-2.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 826m · Phase 2C 1.5× balloted · Hong Wen School 867m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.2km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 442m - 3 hawker centres within 1km
Green
Pek Kio Park · 804m - 4 parks within 1km
Mall
Zhongshan Mall · 527m
Health
Tan Tock Seng Hospital (hospital) · 394m
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%
Price trend average PSF by year
2021
$1,619
2022
$1,700
+5%
2023
$1,962
+15.4%
2024
$1,987
+1.3%
2025
$1,962
-1.3%
2026
$1,973
+0.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $5.82 | 3.5% | 38 |
| 2BR | $4,000/mo | $4.71 | 2.8% | 59 |
| 3BR | $5,400/mo | $4.70 | 2.8% | 53 |
| 4BR | $7,000/mo | $4.52 | 2.7% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,600,000 | 807 | $1,982 | 06-10 |
| May 2026 | $1,600,000 | 807 | $1,982 | 11-15 |
| Mar 2026 | $2,400,000 | 1,227 | $1,956 | 06-10 |
| Oct 2025 | $1,600,000 | 807 | $1,982 | 21-25 |
| Aug 2025 | $1,650,000 | 807 | $2,044 | 26-30 |
| Jul 2025 | $2,350,000 | 1,227 | $1,915 | 16-20 |
| Jul 2025 | $1,668,000 | 850 | $1,962 | 06-10 |
| Mar 2025 | $1,068,000 | 570 | $1,872 | 16-20 |
| Jan 2025 | $1,700,000 | 850 | $1,999 | 21-25 |
| Dec 2024 | $1,560,000 | 807 | $1,932 | 21-25 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Montebleu actually sell for - this project trades at 2.7× the nearest block’s PSF.