District 12 · Novena · RCR
Neem Tree
Jalan Kemaman · Apartment · Freehold
Current PSF
$1,765
+10.9% vs district median
Gross yield
3.9%
median rent $3,100/mo
3-year gain
-2.9%
Transactions · 5y
25
3 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 807.598m
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
-2.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 916m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.1km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 516m - 4 hawker centres within 1km
Green
Toa Payoh Town Pk · 587m
Mall
Zhongshan Mall · 560m
Health
Ttsh Integrated Care Hub (hospital) · 710m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,865 psf - 7% above units on floors 1–5 ($1,748 psf).
Price trend average PSF by year
2021
$1,694
2022
$1,765
+4.2%
2023
$1,804
+2.2%
2024
$1,868
+3.5%
2025
$1,739
-6.9%
2026
$1,752
+0.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,850/mo | $6.33 | 4.3% | 105 |
| 2BR | $3,900/mo | $5.20 | 3.5% | 52 |
| 3BR | $4,400/mo | $5.18 | 3.5% | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,068,000 | 624 | $1,711 | 01-05 |
| Apr 2026 | $810,000 | 452 | $1,792 | 01-05 |
| Oct 2025 | $1,120,000 | 624 | $1,794 | 16-20 |
| Mar 2025 | $1,360,000 | 818 | $1,662 | 06-10 |
| Feb 2025 | $1,100,000 | 624 | $1,762 | 11-15 |
| Nov 2024 | $1,170,000 | 624 | $1,874 | 11-15 |
| Nov 2024 | $818,888 | 420 | $1,951 | 11-15 |
| Aug 2024 | $828,888 | 420 | $1,975 | 16-20 |
| Jul 2024 | $938,888 | 506 | $1,856 | 11-15 |
| Jun 2024 | $878,000 | 506 | $1,736 | 01-05 |
HomeRadar AIlive
Ask anything about NEEM TREE
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Neem Tree actually sell for - this project trades at 2.6× the nearest block’s PSF.