District 12 · Novena · RCR
Prestige Heights
Balestier Road · Apartment · Freehold
Current PSF
$1,758
+10.5% vs district median
Gross yield
4.7%
median rent $2,500/mo
3-year gain
-3.5%
Transactions · 5y
50
5 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 1,042.554m
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
+4.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
16%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 702m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 909m
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 279m - 2 hawker centres within 1km
Green
Toa Payoh Town Pk · 810m
Mall
Zhongshan Mall · 676m
Health
Tan Tock Seng Hospital (hospital) · 681m
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
$1,547
2022
$1,594
+3%
2023
$1,823
+14.4%
2024
$1,663
-8.8%
2025
$1,731
+4.1%
2026
$1,759
+1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.2% | 62 |
| 2BR | $3,200/mo | $5.82 | 4.0% | 30 |
| 3BR | $4,000/mo | $4.71 | 3.2% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $674,888 | 388 | $1,742 | 06-10 |
| May 2026 | $760,000 | 431 | $1,765 | 11-15 |
| Apr 2026 | $690,000 | 377 | $1,832 | 16-20 |
| Jan 2026 | $1,038,000 | 581 | $1,786 | 16-20 |
| Jan 2026 | $808,000 | 484 | $1,668 | 06-10 |
| Jul 2025 | $760,000 | 431 | $1,765 | 16-20 |
| Jul 2025 | $728,000 | 409 | $1,780 | 06-10 |
| Apr 2025 | $680,000 | 377 | $1,805 | 06-10 |
| Apr 2025 | $660,000 | 344 | $1,916 | 16-20 |
| Mar 2025 | $1,440,000 | 861 | $1,672 | 11-15 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Prestige Heights actually sell for - this project trades at 3.5× the nearest block’s PSF.