District 11 · Novena · CCR
Soleil @ Sinaran
Sinaran Drive · Condominium · 99 yrs lease commencing from 2006
Current PSF
$2,169
+9.0% vs district median
Gross yield
3.7%
median rent $6,300/mo
3-year gain
8.9%
Transactions · 5y
86
11 in last 12 months
Nearest MRT
Novena Mrt Station · 188.821m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential29 / 100
20 years old · composite of plot use, age, tenure, value gap & size
Lease decay79 years left
worth 90.5%of freehold today (Bala’s Table) · loses ~5.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 201m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.8km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 672m
Green
Thomson Rd Pg · 388m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 226m
Health
Mount Elizabeth Novena Hospital (hospital) · 305m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,129 psf - 10% above units on floors 1–5 ($1,931 psf).
Price trend average PSF by year
2021
$1,860
2022
$1,916
+3%
2023
$2,018
+5.3%
2024
$1,977
-2%
2025
$2,137
+8.1%
2026
$2,198
+2.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $6,500/mo | $6.84 | 3.8% | 350 |
| 3BR | $8,400/mo | $5.79 | 3.2% | 88 |
| 4BR | $10,000/mo | $5.71 | 3.2% | 63 |
| 5BR | $18,000/mo | - | - | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,450,000 | 1,475 | $2,340 | 21-25 |
| Jun 2026 | $3,398,000 | 1,475 | $2,304 | 21-25 |
| Jun 2026 | $2,600,000 | 1,098 | $2,368 | 21-25 |
| May 2026 | $8,000,000 | 4,715 | $1,697 | 31-35 |
| May 2026 | $2,580,000 | 1,098 | $2,350 | 06-10 |
| Jan 2026 | $2,040,000 | 958 | $2,129 | 26-30 |
| Dec 2025 | $3,300,000 | 1,464 | $2,254 | 16-20 |
| Oct 2025 | $3,750,000 | 1,722 | $2,177 | 11-15 |
| Oct 2025 | $2,200,000 | 936 | $2,349 | 31-35 |
| Sept 2025 | $1,140,000 | 581 | $1,961 | 16-20 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Soleil @ Sinaran actually sell for - this project trades at 3.0× the nearest block’s PSF.