District 12 · Novena · RCR
The Mezzo
Balestier Road · Apartment · Freehold
Current PSF
$1,585
-0.4% vs district median
Gross yield
3.5%
median rent $3,800/mo
3-year gain
4.0%
Transactions · 5y
31
6 in last 12 months
Nearest MRT
Farrer Park Mrt Station · 934.237m
NEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
commercial zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+1.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 593m · Phase 2C 2.5× balloted · St. Joseph'S Institution Junior 815m · Phase 2C 1.5× balloted · Farrer Park Primary School 921m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 993m
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 368m - 3 hawker centres within 1km
Green
Pek Kio Park · 542m - 2 parks within 1km
Mall
Zhongshan Mall · 967m
Health
Tan Tock Seng Hospital (hospital) · 444m
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
$1,398
2022
$1,546
+10.6%
2023
$1,594
+3.1%
2024
$1,634
+2.5%
2025
$1,580
-3.3%
2026
$1,657
+4.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $5.45 | 4.1% | 36 |
| 2BR | $3,600/mo | $4.24 | 3.2% | 202 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $885,000 | 560 | $1,581 | 11-15 |
| Apr 2026 | $1,468,000 | 840 | $1,748 | 11-15 |
| Mar 2026 | $900,000 | 560 | $1,608 | 16-20 |
| Jan 2026 | $1,420,000 | 840 | $1,691 | 16-20 |
| Dec 2025 | $1,540,000 | 840 | $1,834 | 21-25 |
| Aug 2025 | $1,700,000 | 1,625 | $1,046 | 26-30 |
| Apr 2025 | $1,500,000 | 840 | $1,787 | 21-25 |
| Mar 2025 | $1,388,888 | 840 | $1,654 | 16-20 |
| Oct 2024 | $1,428,888 | 840 | $1,702 | 21-25 |
| Oct 2024 | $1,400,000 | 840 | $1,667 | 26-30 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around The Mezzo actually sell for - this project trades at 2.1× the nearest block’s PSF.