District 12 · Novena · RCR
Nova 88
Bhamo Road · Apartment · Freehold
Current PSF
$1,683
+5.7% vs district median
Gross yield
3.0%
median rent $3,400/mo
3-year gain
9.1%
Transactions · 5y
21
1 in last 12 months
Nearest MRT
Novena Mrt Station · 797.269m
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
-
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 875m · Phase 2C 1.5× balloted · Hong Wen School 965m · 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) · 531m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 699m - 4 parks within 1km
Mall
Zhongshan Mall · 407m
Health
Ttsh Integrated Care Hub (hospital) · 367m
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
$1,430
2022
$1,400
-2.1%
2023
$1,542
+10.1%
2024
$1,566
+1.6%
2025
$1,642
+4.9%
2026
$1,683
+2.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $4.62 | 3.3% | 26 |
| 2BR | $3,800/mo | $4.00 | 2.9% | 43 |
| 3BR | $4,900/mo | $3.92 | 2.8% | 19 |
| 4BR | $4,600/mo | $3.41 | 2.4% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,540,000 | 915 | $1,683 | 06-10 |
| Jan 2025 | $2,050,000 | 1,249 | $1,642 | 01-05 |
| Dec 2024 | $1,410,000 | 915 | $1,541 | 01-05 |
| Nov 2024 | $1,500,000 | 915 | $1,639 | 06-10 |
| Jul 2024 | $1,500,000 | 915 | $1,639 | 06-10 |
| May 2024 | $779,000 | 506 | $1,540 | 06-10 |
| Apr 2024 | $780,000 | 506 | $1,542 | 06-10 |
| Mar 2024 | $995,000 | 603 | $1,651 | 06-10 |
| Feb 2024 | $1,350,000 | 915 | $1,476 | 01-05 |
| Jan 2024 | $1,300,000 | 915 | $1,421 | 01-05 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Nova 88 actually sell for - this project trades at 3.0× the nearest block’s PSF.