District 12 · Novena · RCR
The Marque @ Irrawaddy
Shan Road · Apartment · Freehold
Current PSF
$1,635
+2.7% vs district median
Gross yield
3.2%
median rent $4,500/mo
3-year gain
-1.9%
Transactions · 5y
14
1 in last 12 months
Nearest MRT
Novena Mrt Station · 660.363m
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
Chij Primary (Toa Payoh) 887m · Phase 2C 1.6× balloted · St. Joseph'S Institution Junior 895m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.6km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 938m
Green
Novena Rise Pk · 381m - 4 parks within 1km
Mall
Zhongshan Mall · 131m
Health
Ttsh Integrated Care Hub (hospital) · 247m
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
$1,261
2022
$1,510
+19.7%
2023
$1,666
+10.3%
2024
$1,723
+3.4%
2025
$1,597
-7.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $4.47 | 3.3% | 17 |
| 3BR | $4,400/mo | $4.19 | 3.1% | 30 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $1,690,000 | 1,033 | $1,635 | 11-15 |
| Apr 2025 | $2,650,000 | 1,701 | $1,558 | 16-20 |
| Nov 2024 | $1,500,000 | 861 | $1,742 | 06-10 |
| Sept 2024 | $1,790,000 | 1,087 | $1,647 | 11-15 |
| Aug 2024 | $1,988,000 | 1,109 | $1,793 | 11-15 |
| Mar 2024 | $1,488,888 | 872 | $1,708 | 06-10 |
| Oct 2023 | $1,790,000 | 1,087 | $1,647 | 11-15 |
| Oct 2023 | $1,457,000 | 840 | $1,735 | 11-15 |
| Jun 2023 | $1,670,000 | 1,033 | $1,616 | 06-10 |
| Nov 2022 | $1,360,000 | 872 | $1,560 | 11-15 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around The Marque @ Irrawaddy actually sell for - this project trades at 2.5× the nearest block’s PSF.