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Best Condos in District 11 (Newton, Novena)

Condos in D11 (Newton/Novena) near medical hub with investment analysis.

Last updated: 27 July 2026

Overview

District 11, encompassing the Newton and Novena areas, serves as a central medical and residential hub with property prices ranging from $1,062.203 psf to $3,242.108 psf. Recent market data shows a strong preference for freehold tenures, with Pullman Residences Newton recording the highest transaction volume at 337 units. The district is characterized by a mix of high-density developments near Novena MRT and lower-density projects in the Watten and Hillcrest sub-zones.

Market Analysis

Freehold developments in District 11 command a significant price premium, with Watten House averaging $3,242.108 psf and Pullman Residences Newton at $3,011.86 psf. In contrast, older leasehold properties such as Hillcrest Arcadia (99 years from 1975) trade at a lower threshold of $1,136.697 psf. Transaction activity is concentrated in new freehold launches, where Peak Residence and Fyve Derbyshire maintain price levels of $2,454.872 psf and $2,396.65 psf respectively. Leasehold projects like Soleil @ Sinaran, with 123 transactions at $1,904.514 psf, offer a mid-range entry point for investors targeting the medical hub's rental pool. The data indicates a clear price floor for newer freehold assets in the district at approximately $2,200 psf.

Most Popular Projects in This District

ProjectDistrictMedian PSFTransactionsTenure
PULLMAN RESIDENCES NEWTOND11 Newton, Novena$3,011.86337Freehold
WATTEN HOUSED11 Newton, Novena$3,242.108134Freehold
SOLEIL @ SINARAND11 Newton, Novena$1,904.51412399 yrs lease commencing from 2006
PEAK RESIDENCED11 Newton, Novena$2,454.87289Freehold
AMARYLLIS VILLED11 Newton, Novena$1,866.8778499 yrs lease commencing from 1997
HILLCREST VILLAD11 Newton, Novena$1,062.2037199 yrs lease commencing from 2006
PARK INFINIA AT WEE NAMD11 Newton, Novena$2,233.24869Freehold
HILLCREST ARCADIAD11 Newton, Novena$1,136.6975799 yrs lease commencing from 1975
FYVE DERBYSHIRED11 Newton, Novena$2,396.6557Freehold
26 NEWTOND11 Newton, Novena$2,278.36757Freehold

Buyer Advice

Buyers seeking capital preservation should prioritize freehold assets like Park Infinia at Wee Nam ($2,233.248 psf) or 26 Newton ($2,278.367 psf) which show established transaction histories. For those focused on yield within the Novena medical cluster, leasehold options such as Amaryllis Ville at $1,866.877 psf provide a lower entry cost compared to the $3,000+ psf required for new freehold launches. It is essential to factor in the remaining lease for projects like Hillcrest Arcadia, which currently trades at $1,136.697 psf due to its 1975 commencement date.

Frequently Asked Questions

What is the average psf for new freehold condos in District 11?
Recent data shows that new freehold developments like Watten House and Pullman Residences Newton are transacting at average prices between $3,011.86 and $3,242.108 psf. Mid-tier freehold options such as Peak Residence and Fyve Derbyshire range from $2,396.65 to $2,454.872 psf.
Which District 11 condo has the highest transaction volume?
Pullman Residences Newton recorded the highest activity with 337 transactions at an average price of $3,011.86 psf. This is followed by Watten House, which saw 134 transactions at an average of $3,242.108 psf.
Are there condo options in Novena under $2,000 psf?
Yes, leasehold properties such as Soleil @ Sinaran and Amaryllis Ville are transacting at $1,904.514 psf and $1,866.877 psf respectively. These projects offer proximity to the Novena medical hub at a lower price point than surrounding freehold developments.
What are the cheapest condos in the Newton and Novena area?
The lowest price points in District 11 are found in leasehold developments like Hillcrest Villa at $1,062.203 psf and Hillcrest Arcadia at $1,136.697 psf. These prices reflect the older age and specific lease terms of these properties compared to the district average.
How does the tenure affect property prices in District 11?
Freehold properties like 26 Newton ($2,278.367 psf) carry a significant premium over leasehold counterparts like Amaryllis Ville ($1,866.877 psf). The highest-priced assets in the district, such as Watten House at $3,242.108 psf, are exclusively freehold.
What is the price of a freehold condo near Newton MRT?
Pullman Residences Newton, located near the MRT, averages $3,011.86 psf with 337 transactions. Other nearby freehold options include 26 Newton at $2,278.367 psf and Park Infinia at Wee Nam at $2,233.248 psf.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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