District 11 · Novena · CCR
The Lincoln Residences
Surrey Road · Condominium · Freehold
Current PSF
$2,211
+11.1% vs district median
Gross yield
2.6%
median rent $7,225/mo
3-year gain
-0.8%
Transactions · 5y
14
1 in last 12 months
Nearest MRT
Newton Mrt Station · 519.364m
DTL,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
-
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
St. Joseph'S Institution Junior 450m · Phase 2C 1.5× balloted · Anglo-Chinese School (Junior) 685m · Phase 2C 1.6× balloted · Anglo-Chinese School (Primary) 825m · Phase 2C 1.5× balloted · Farrer Park Primary School 989m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 495m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 196m - 6 parks within 1km
Mall
Goldhill Shopping Centre · 379m
Health
Kk Women'S And Children'S Hospital (hospital) · 730m
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 2025519m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2021
$1,989
2022
$2,043
+2.7%
2023
$2,228
+9.1%
2024
$2,085
-6.4%
2025
$2,272
+9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $7,000/mo | $5.19 | 2.8% | 57 |
| 4BR | $8,500/mo | $4.59 | 2.5% | 34 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Aug 2025 | $4,380,000 | 1,981 | $2,211 | 16-20 |
| Jul 2025 | $4,200,000 | 1,841 | $2,282 | 06-10 |
| Jan 2025 | $3,275,000 | 1,410 | $2,323 | 21-25 |
| Dec 2024 | $4,100,000 | 2,088 | $1,963 | 26-30 |
| Oct 2024 | $3,000,000 | 1,367 | $2,195 | 06-10 |
| Feb 2024 | $4,300,000 | 2,088 | $2,059 | 21-25 |
| Feb 2024 | $4,200,000 | 1,981 | $2,121 | 16-20 |
| Oct 2023 | $4,100,000 | 1,841 | $2,228 | 11-15 |
| May 2022 | $3,650,000 | 1,841 | $1,983 | 06-10 |
| Mar 2022 | $2,700,000 | 1,324 | $2,039 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around The Lincoln Residences actually sell for - this project trades at 3.1× the nearest block’s PSF.