District 11 · Novena · CCR
Novena Lodge
Jalan Merlimau · Condominium · Freehold
Current PSF
$1,961
-1.5% vs district median
Gross yield
2.8%
median rent $3,700/mo
3-year gain
9.9%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Novena Mrt Station · 458.709m
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
-
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 810m · Phase 2C 1.5× balloted · Anglo-Chinese School (Primary) 842m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 1.3km
Green
Novena Rise Pk · 219m - 5 parks within 1km
Mall
Balestier Hill Shopping Centre · 326m
Health
Thomson Medical Centre (hospital) · 201m
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
2022
$1,779
2023
$1,784
+0.3%
2024
$2,144
+20.2%
2026
$1,961
-8.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $5.09 | 3.1% | 10 |
| 2BR | $3,500/mo | $4.67 | 2.9% | 38 |
| 3BR | $4,000/mo | $4.21 | 2.6% | 58 |
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,900,000 | 969 | $1,961 | 01-05 |
| Jan 2024 | $1,685,000 | 786 | $2,144 | 01-05 |
| Sept 2023 | $1,680,000 | 936 | $1,794 | 01-05 |
| Jun 2023 | $1,680,000 | 947 | $1,774 | 01-05 |
| May 2022 | $1,728,000 | 947 | $1,824 | 01-05 |
| Feb 2022 | $1,268,888 | 732 | $1,734 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Novena Lodge actually sell for - this project trades at 3.0× the nearest block’s PSF.