District 11 · Novena · CCR
Viva
Suffolk Walk · Condominium · Freehold
Current PSF
$2,789
+40.2% vs district median
Gross yield
2.5%
median rent $8,200/mo
3-year gain
10.5%
Transactions · 5y
27
5 in last 12 months
Nearest MRT
Novena Mrt Station · 527.242m
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
+3.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 273m · Phase 2C 1.5× balloted · Farrer Park Primary School 792m · Phase 2C 0.2× · Anglo-Chinese School (Junior) 798m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 646m - 2 hawker centres within 1km
Green
Thomson Rd Pg · 108m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 346m
Health
Kk Women'S And Children'S Hospital (hospital) · 629m
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%
Master Plan 2025733m from Newton - ~5,000 new homes announced
Price trend average PSF by year
2021
$2,300
2022
$2,503
+8.8%
2023
$2,515
+0.5%
2024
$2,501
-0.6%
2025
$2,676
+7%
2026
$2,778
+3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,850/mo | $6.16 | 2.6% | 98 |
| 3BR | $8,000/mo | $5.93 | 2.5% | 157 |
| 4BR | $10,500/mo | $5.38 | 2.3% | 82 |
| 5BR | $21,500/mo | $7.29 | 3.1% | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $5,387,250 | 1,959 | $2,750 | 06-10 |
| Jun 2026 | $7,000,000 | 2,486 | $2,815 | 26-30 |
| Feb 2026 | $2,880,000 | 1,044 | $2,758 | 21-25 |
| Jan 2026 | $3,750,000 | 1,345 | $2,787 | 16-20 |
| Dec 2025 | $3,750,000 | 1,324 | $2,832 | 06-10 |
| May 2025 | $5,180,000 | 1,991 | $2,601 | 01-05 |
| May 2025 | $5,020,000 | 1,959 | $2,562 | 01-05 |
| Apr 2025 | $3,600,000 | 1,345 | $2,676 | 16-20 |
| Jan 2025 | $4,220,000 | 1,528 | $2,761 | 16-20 |
| Jan 2025 | $3,980,000 | 1,518 | $2,622 | 06-10 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Viva actually sell for - this project trades at 3.9× the nearest block’s PSF.