District 11 · Novena · CCR
Strata
Essex Road · Apartment · Freehold
Current PSF
$2,099
+5.5% vs district median
Gross yield
3.0%
median rent $4,000/mo
3-year gain
14.4%
Transactions · 5y
17
4 in last 12 months
Nearest MRT
Novena Mrt Station · 352.046m
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
+11.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
2%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 92m · Phase 2C 1.5× balloted · Farrer Park Primary School 857m · Phase 2C 0.2× · Anglo-Chinese School (Junior) 994m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.9km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 609m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 164m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 209m
Health
Mount Elizabeth Novena Hospital (hospital) · 529m
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 2025877m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2021
$1,637
2022
$1,855
+13.3%
2023
$1,839
-0.9%
2024
$1,958
+6.5%
2025
$2,084
+6.4%
2026
$2,104
+1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $5.82 | 3.3% | 73 |
| 2BR | $4,500/mo | $4.29 | 2.5% | 104 |
| 3BR | $6,400/mo | $3.88 | 2.2% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,068,000 | 506 | $2,111 | 06-10 |
| Apr 2026 | $2,220,000 | 1,066 | $2,083 | 31-35 |
| Mar 2026 | $1,072,000 | 506 | $2,119 | 06-10 |
| Sept 2025 | $1,750,000 | 840 | $2,084 | 06-10 |
| Oct 2024 | $1,700,000 | 840 | $2,025 | 06-10 |
| Jul 2024 | $2,038,000 | 1,066 | $1,912 | 16-20 |
| May 2024 | $980,000 | 506 | $1,937 | 01-05 |
| Dec 2023 | $1,930,000 | 1,066 | $1,811 | 11-15 |
| Dec 2023 | $973,800 | 506 | $1,925 | 01-05 |
| May 2023 | $2,180,000 | 1,066 | $2,046 | 31-35 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Strata actually sell for - this project trades at 2.9× the nearest block’s PSF.