District 11 · Novena · CCR
The Axis
Mandalay Road · Apartment · Freehold
Current PSF
$1,806
-9.2% vs district median
Gross yield
3.2%
median rent $3,600/mo
3-year gain
5.5%
Transactions · 5y
17
5 in last 12 months
Nearest MRT
Novena Mrt Station · 834.562m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential35 / 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
St. Joseph'S Institution Junior 893m · Phase 2C 1.5× balloted · Hong Wen School 910m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.2km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 475m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 728m - 4 parks within 1km
Mall
Zhongshan Mall · 458m
Health
Ttsh Integrated Care Hub (hospital) · 416m
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
$1,371
2022
$1,455
+6.1%
2023
$1,705
+17.2%
2024
$1,673
-1.9%
2025
$1,752
+4.7%
2026
$1,798
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $7.71 | 5.1% | 29 |
| 2BR | $3,783/mo | $5.04 | 3.4% | 35 |
| 3BR | $4,700/mo | $4.09 | 2.7% | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,465,000 | 818 | $1,791 | 06-10 |
| May 2026 | $1,360,000 | 753 | $1,805 | 01-05 |
| Apr 2026 | $1,470,000 | 818 | $1,797 | 11-15 |
| Aug 2025 | $1,423,000 | 818 | $1,739 | 01-05 |
| Aug 2025 | $755,000 | 398 | $1,896 | 06-10 |
| Apr 2025 | $1,460,000 | 818 | $1,785 | 11-15 |
| Apr 2025 | $1,438,000 | 818 | $1,758 | 06-10 |
| Feb 2025 | $1,428,000 | 818 | $1,746 | 06-10 |
| Jan 2025 | $1,300,000 | 818 | $1,589 | 01-05 |
| Jun 2024 | $1,850,000 | 1,141 | $1,621 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around The Axis actually sell for - this project trades at 2.7× the nearest block’s PSF.