District 11 · Novena · CCR
The Springs
Moulmein Rise · Apartment · Freehold
Current PSF
$1,958
-1.6% vs district median
Gross yield
2.5%
median rent $4,400/mo
3-year gain
0.0%
Transactions · 5y
7
5 in last 12 months
Nearest MRT
Novena Mrt Station · 351.037m
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
10%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 184m · Phase 2C 1.5× balloted · Farrer Park Primary School 875m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.6km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 517m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 434m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 357m
Health
Tan Tock Seng Hospital (hospital) · 261m
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
$1,682
2022
$1,626
-3.3%
2025
$2,027
+24.7%
2026
$1,682
-17%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,300/mo | $4.10 | 2.5% | 63 |
| 3BR | $4,600/mo | $3.41 | 2.1% | 24 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,810,000 | 1,076 | $1,682 | 06-10 |
| Nov 2025 | $2,800,000 | 1,399 | $2,001 | 16-20 |
| Sept 2025 | $2,190,000 | 990 | $2,211 | 11-15 |
| Sept 2025 | $1,938,000 | 990 | $1,957 | 06-10 |
| Aug 2025 | $1,960,000 | 1,012 | $1,937 | 06-10 |
| Apr 2022 | $1,750,000 | 1,076 | $1,626 | 06-10 |
| Sept 2021 | $2,300,000 | 1,367 | $1,682 | 16-20 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around The Springs actually sell for - this project trades at 2.7× the nearest block’s PSF.