26 NEWTON is a 89-year balance leasehold development along NEWTON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 180 units and is TOP 2016.
This profile draws on 53 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 10 years from TOP, 26 NEWTON is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 11 (Newton / Novena), the immediate context for 26 NEWTON is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 53 sales and 444 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 26 NEWTON dashboard.
- Average sale price: $1,557,347 across 53 transactions
- Estimated gross rental yield: 2.7%
- District 11 PSF ranking: Premium tier (top 19%)
- · CCR · D11 · 180 units
About 26 NEWTON
26 NEWTON is a condominium, located at NEWTON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by NOVELTY CORP PTE LTD, comprising 180 residential units, completed in 2016.
With approximately 89 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 26 NEWTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 13 | $2,175 psf | $1,040,846 |
| 1 BR | 8 | $2,282 psf | $1,323,350 |
| 2 BR | 29 | $2,284 psf | $1,786,193 |
| 3 BR | 2 | $1,796 psf | $2,051,000 |
| 4 BR | 1 | $1,829 psf | $2,520,000 |
Sales Market Overview
26 NEWTON has recorded 53 sale transactions with an average transaction price of $1,557,347, ranging from $988,000 to $2,520,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 26 | $2,269 psf | $1,762,841 | — |
| 2022 | 2 | $2,122 psf | $1,802,868 | ↓ 6.5% |
| 2023 | 2 | $2,240 psf | $1,072,500 | ↑ 5.6% |
| 2024 | 6 | $2,237 psf | $1,252,167 | ↓ 0.1% |
| 2025 | 13 | $2,208 psf | $1,308,600 | ↓ 1.3% |
| 2026 | 4 | $2,086 psf | $1,607,500 | ↓ 5.5% |
26 NEWTON ranks in the top 19% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, 26 NEWTON trades 8.9% below the segment benchmark.
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Rental Market Overview
26 NEWTON has recorded 444 rental transactions with monthly rents averaging $3,481/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 247 | $3,150/mo | $2,300/mo | $5,000/mo |
| 2 BR | 197 | $3,896/mo | $2,500/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 90 | $2,804/mo |
| 2022 | 97 | $3,442/mo |
| 2023 | 70 | $3,981/mo |
| 2024 | 83 | $3,653/mo |
| 2025 | 77 | $3,661/mo |
| 2026 | 27 | $3,535/mo |
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Investment Analysis
Based on average rents and sale prices, 26 NEWTON delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows 26 NEWTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 26 NEWTON
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- Singapore Chinese Girls'
Nearby MRT Stations
26 NEWTON is 440m from Newton MRT (North-South Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 440m |
| Newton | DT11 | Downtown Line | 440m |
| Novena | NS20 | North-South Line | 580m |
| Little India | NE7 | North-East Line | 1.3 km |
| Little India | DT12 | Downtown Line | 1.3 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.4 km |
| Farrer Park | NE8 | North-East Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of 26 NEWTON, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 360m |
| St. Margaret's Secondary School | Secondary | 420m |
| Singapore Chinese Girls' School (Primary) | Primary | 590m |
| Anglo-Chinese School (Primary) | Primary | 690m |
| CHIJ Our Lady Queen of Peace | Primary | 890m |
| St. Joseph's Institution | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| ACS (Junior) | Primary | 1.2 km |
| New Town Primary School | Primary | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| ISS International School (Preston) | International | 1.6 km |
| Farrer Park Primary School | Primary | 1.7 km |
Adequate lease horizon. Around 89 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Newton sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Established price discovery. 53 transactions in URA (TTM avg $2,153 psf, median sale $1,750,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
School-belt proximity. St. Margaret's Primary School sits about 0.36km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ⚠️ Rental investor (yield-focused): Adequate price discovery; verify per-bedroom net yield manually
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 26 NEWTON hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 53 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 26 NEWTON?
What is the rental yield for 26 NEWTON?
Is 26 NEWTON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 53 transactions analysed
- Rental data: 444 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 26 NEWTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing 26 NEWTON against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (740m away), an upgrader gap of about $650,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $450,000
- Toa Payoh — 4-room average $929,793 (1.6 km away), an upgrader gap of about $650,000