District 11 · Novena · CCR
Zedge
Akyab Road · Apartment · Freehold
Current PSF
$1,863
-6.4% vs district median
Gross yield
3.3%
median rent $3,550/mo
3-year gain
11.1%
Transactions · 5y
25
3 in last 12 months
Nearest MRT
Novena Mrt Station · 540.793m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential34 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-0.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 583m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.4km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 665m - 3 hawker centres within 1km
Green
Novena Pk · 594m - 7 parks within 1km
Mall
Zhongshan Mall · 532m
Health
Tan Tock Seng Hospital (hospital) · 201m
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
$1,662
2022
$1,685
+1.4%
2023
$1,691
+0.4%
2024
$1,728
+2.2%
2025
$1,854
+7.3%
2026
$1,878
+1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 4.3% | 99 |
| 2BR | $3,600/mo | $4.80 | 3.1% | 102 |
| 3BR | $4,000/mo | $4.21 | 2.7% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,388,888 | 753 | $1,843 | 06-10 |
| Apr 2026 | $1,750,000 | 915 | $1,913 | 06-10 |
| Aug 2025 | $1,380,000 | 753 | $1,832 | 11-15 |
| Jul 2025 | $1,320,000 | 721 | $1,830 | 16-20 |
| Apr 2025 | $1,800,000 | 915 | $1,967 | 11-15 |
| Apr 2025 | $1,250,000 | 700 | $1,787 | 06-10 |
| Nov 2024 | $1,020,000 | 657 | $1,553 | 11-15 |
| Oct 2024 | $890,000 | 484 | $1,837 | 06-10 |
| Jan 2024 | $888,000 | 495 | $1,793 | 06-10 |
| Aug 2023 | $1,398,000 | 893 | $1,565 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Zedge actually sell for - this project trades at 2.8× the nearest block’s PSF.