District 12 · Novena · RCR
Papillon
Jalan Rama Rama · Apartment · Freehold
Current PSF
$1,501
-5.7% vs district median
Gross yield
2.9%
median rent $3,700/mo
3-year gain
-10.0%
Transactions · 5y
6
2 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 714.651m
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
1%
PSF dispersion within project
The neighbourhood
Secondary
Bendemeer Secondary School · 1.3km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 661m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 463m - 3 parks within 1km
Mall
Zhongshan Mall · 299m
Health
Ttsh Integrated Care Hub (hospital) · 482m
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
$1,260
2023
$1,656
+31.4%
2024
$1,465
-11.5%
2025
$1,513
+3.3%
2026
$1,490
-1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.58 | 2.9% | 45 |
| 3BR | $3,900/mo | $3.12 | 2.5% | 12 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,395,000 | 936 | $1,490 | 06-10 |
| Sept 2025 | $1,856,000 | 1,227 | $1,513 | 11-15 |
| May 2024 | $2,470,000 | 1,787 | $1,382 | 16-20 |
| Jan 2024 | $1,450,000 | 936 | $1,548 | 06-10 |
| Nov 2023 | $1,573,000 | 936 | $1,680 | 11-15 |
| Jun 2023 | $1,528,000 | 936 | $1,632 | 16-20 |
| Jun 2021 | $1,160,000 | 936 | $1,239 | 11-15 |
| May 2021 | $1,200,000 | 936 | $1,281 | 06-10 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Papillon actually sell for - this project trades at 2.7× the nearest block’s PSF.