District 11 · Novena · CCR
Rochelle At Newton
Keng Lee Road · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,967
-1.2% vs district median
Gross yield
2.8%
median rent $7,000/mo
3-year gain
19.5%
Transactions · 5y
41
6 in last 12 months
Nearest MRT
Newton Mrt Station · 427.887m
DTL,NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Anglo-Chinese School (Junior) 530m · Phase 2C 1.6× balloted · St. Joseph'S Institution Junior 587m · Phase 2C 1.5× balloted · Anglo-Chinese School (Primary) 850m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 352m - 2 hawker centres within 1km
Green
Hooper Rd Pg · 230m - 6 parks within 1km
Mall
Goldhill Shopping Centre · 536m
Health
Kk Women'S And Children'S Hospital (hospital) · 671m
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
Master Plan 2025405m from Newton - ~5,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,917 psf - 6% above units on floors 1–5 ($1,816 psf).
Price trend average PSF by year
2021
$1,631
2022
$1,776
+8.9%
2023
$1,639
-7.7%
2024
$1,845
+12.6%
2025
$1,963
+6.4%
2026
$1,958
-0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,900/mo | $4.67 | 2.8% | 32 |
| 3BR | $6,800/mo | $4.39 | 2.7% | 63 |
| 4BR | $8,800/mo | $4.76 | 2.9% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,720,000 | 1,356 | $2,006 | 06-10 |
| May 2026 | $2,018,000 | 1,012 | $1,994 | 06-10 |
| Apr 2026 | $2,820,000 | 1,507 | $1,871 | 16-20 |
| Mar 2026 | $1,985,000 | 1,012 | $1,962 | 11-15 |
| Dec 2025 | $1,965,000 | 1,012 | $1,942 | 11-15 |
| Nov 2025 | $2,750,000 | 1,356 | $2,028 | 16-20 |
| Jul 2025 | $2,580,000 | 1,356 | $1,902 | 06-10 |
| Jun 2025 | $3,450,000 | 1,701 | $2,029 | 01-05 |
| Mar 2025 | $3,820,000 | 1,905 | $2,005 | 16-20 |
| Mar 2025 | $2,638,888 | 1,356 | $1,946 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Rochelle At Newton actually sell for - this project trades at 2.7× the nearest block’s PSF.