District 12 · Novena · RCR
Shaw Plaza - Twin Heights
Balestier Road · Apartment · Freehold
Current PSF
$1,715
+7.8% vs district median
Gross yield
2.4%
median rent $5,200/mo
3-year gain
15.8%
Transactions · 5y
13
3 in last 12 months
Nearest MRT
Novena Mrt Station · 993.434m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
commercial 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 776m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.0km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 339m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 772m - 3 parks within 1km
Mall
Zhongshan Mall · 584m
Health
Tan Tock Seng Hospital (hospital) · 583m
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
$1,322
2022
$1,408
+6.5%
2023
$1,456
+3.4%
2025
$1,708
+17.3%
2026
$1,686
-1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,850/mo | $3.08 | 2.2% | 22 |
| 3BR | $5,000/mo | $3.45 | 2.4% | 94 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,520,000 | 1,421 | $1,774 | 11-15 |
| Apr 2026 | $1,978,000 | 1,238 | $1,598 | 01-05 |
| Sept 2025 | $2,520,000 | 1,421 | $1,774 | 11-15 |
| Jul 2025 | $2,408,000 | 1,421 | $1,695 | 16-20 |
| Jul 2025 | $2,350,000 | 1,421 | $1,654 | 11-15 |
| Aug 2023 | $2,210,000 | 1,421 | $1,555 | 06-10 |
| Feb 2023 | $1,680,000 | 1,238 | $1,357 | 01-05 |
| Aug 2022 | $2,000,000 | 1,421 | $1,408 | 11-15 |
| Dec 2021 | $2,018,000 | 1,421 | $1,420 | 16-20 |
| Dec 2021 | $1,750,000 | 1,421 | $1,232 | 06-10 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Shaw Plaza - Twin Heights actually sell for - this project trades at 2.6× the nearest block’s PSF.