District 12 · Novena · RCR
The Tier
Pegu Road · Apartment · Freehold
Current PSF
$1,591
+0.0% vs district median
Gross yield
4.7%
median rent $3,000/mo
3-year gain
4.6%
Transactions · 5y
14
2 in last 12 months
Nearest MRT
Novena Mrt Station · 859.637m
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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Hong Wen School 748m · Phase 2C 2.5× balloted · St. Joseph'S Institution Junior 831m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.1km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 341m - 3 hawker centres within 1km
Green
Pek Kio Park · 735m - 4 parks within 1km
Mall
Zhongshan Mall · 660m
Health
Tan Tock Seng Hospital (hospital) · 389m
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%
Price trend average PSF by year
2021
$1,506
2022
$1,566
+4%
2023
$1,515
-3.3%
2024
$1,479
-2.4%
2025
$1,554
+5.1%
2026
$1,585
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.9% | 78 |
| 2BR | $3,100/mo | $5.64 | 4.3% | 40 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $870,000 | 549 | $1,585 | 16-20 |
| Sept 2025 | $860,000 | 538 | $1,598 | 06-10 |
| May 2025 | $750,000 | 495 | $1,515 | 11-15 |
| Feb 2025 | $850,000 | 549 | $1,548 | 11-15 |
| Sept 2024 | $812,088 | 549 | $1,479 | 11-15 |
| Mar 2023 | $750,000 | 495 | $1,515 | 11-15 |
| Sept 2022 | $828,000 | 538 | $1,538 | 01-05 |
| Jun 2022 | $828,000 | 538 | $1,538 | 06-10 |
| May 2022 | $905,000 | 549 | $1,649 | 16-20 |
| Apr 2022 | $828,000 | 538 | $1,538 | 06-10 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around The Tier actually sell for - this project trades at 2.1× the nearest block’s PSF.