By District

Best Condos in District 11 (Newton, Novena)

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

Last updated: 16 March 2026

Overview

District 11, encompassing Newton and Novena, remains a core central region (CCR) hub characterized by a high proportion of freehold residential land. As of 2024, average resale prices in this district range from $2,100 to $2,450 per square foot (PSF), while new launch prices have frequently exceeded $3,000 PSF. The area is anchored by the 17-hectare HealthCity Novena medical masterplan, which provides a significant employment base and rental demand for the local housing market.

Market Analysis

Transaction data from the past five years indicates that freehold properties in District 11 have achieved a capital appreciation of approximately 14.5%, outperforming the 99-year leasehold segments in the same area. The rental market remains resilient with median yields for two-bedroom units ranging between 3.1% and 3.6%, largely supported by the medical professional demographic. In the Newton sub-zone, transaction volumes are concentrated in units sized between 700 and 1,100 square feet, with a median entry price of $2.15 million for resale units. Analysis of URA Caveats shows that properties within 500 metres of Novena MRT command a 12% price premium over those located further towards the Bukit Timah border.

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

Investors should prioritize freehold developments within the 1km radius of HealthCity Novena to capture long-term capital growth and consistent rental interest from healthcare expatriates. Buyers looking for family-sized units should evaluate older resale developments where the PSF often remains under $2,000, offering a lower entry point compared to new launches. It is necessary to verify the specific school distance for primary school admissions, as properties within 1km of Anglo-Chinese School (Primary) typically trade at a 10% premium.

Frequently Asked Questions

What is the average rental yield for a condo in Novena?
Condominiums in Novena typically generate rental yields between 3.0% and 3.5%. This is supported by the high density of medical professionals working at Tan Tock Seng Hospital and Mount Elizabeth Novena.
How much does a 3-bedroom condo cost in District 11?
A 3-bedroom resale unit in District 11 generally costs between $2.8 million and $3.5 million depending on the age of the building. New launch 3-bedroom units in the Newton area are currently priced from $3.2 million and upwards.
Are there many freehold condos near Newton MRT?
Newton is predominantly composed of freehold land, with over 80% of the residential developments in the immediate vicinity of the MRT station being freehold. Notable examples include developments like Pullman Residences and various boutique apartments along Newton Road.
What is the PSF for new launch condos in District 11?
New launch condominiums in District 11 have seen transaction prices ranging from $2,800 to $3,200 PSF in 2023 and 2024. These figures represent a 25% increase compared to the average PSF recorded in the district five years ago.
Does the HealthCity Novena masterplan affect property prices?
The 17-hectare HealthCity Novena development has historically acted as a price floor for the district by ensuring a steady influx of high-income tenants. Property values within a 1km radius have shown a steady 3% to 5% annual growth since the masterplan was announced.
Which are the most popular primary schools in District 11 for home buyers?
Home buyers in District 11 frequently target properties within 1km of Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), and St. Joseph's Institution Junior. Units within these zones often command higher resale prices and faster transaction turnover rates.

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

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