32 GILSTEAD is a freehold development along GILSTEAD ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 14 units and is TOP 2024.
This profile draws on 14 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 2 years from TOP, 32 GILSTEAD is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 11 (Newton / Novena), the immediate context for 32 GILSTEAD 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 14 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 32 GILSTEAD dashboard.
- Average sale price: $14,559,380 across 14 transactions
- District 11 PSF ranking: Premium tier (top 1%)
- Freehold tenure · CCR · D11 · 14 units
About 32 GILSTEAD
32 GILSTEAD is a freehold condominium, located at GILSTEAD ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by Peak Vista Pte Ltd, comprising 14 residential units, completed in 2024.
As a freehold property, 32 GILSTEAD does not face lease decay concerns.
Sales Market Overview
32 GILSTEAD has recorded 14 sale transactions with an average transaction price of $14,559,380, ranging from $13,000,000 to $15,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 5 | $3,456 psf | $14,521,000 | — |
| 2025 | 7 | $3,518 psf | $14,611,857 | ↑ 1.8% |
| 2026 | 2 | $3,434 psf | $14,471,660 | ↓ 2.4% |
32 GILSTEAD ranks in the top 1% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, 32 GILSTEAD trades 42.4% above the segment benchmark.
Loading chart data...
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 32 GILSTEAD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 32 GILSTEAD
- Newton MRT
- Newton MRT
- Novena MRT
- Mount Pleasant MRT
- Stevens MRT
- Singapore Chinese Girls'
- Anglo-Chinese School (Primary)
- St. Margaret'
Nearby MRT Stations
32 GILSTEAD is 440m from Newton MRT (North-South Line), with 6 stations within 1.5 km.
Nearby Schools
There are 14 schools within 2 km of 32 GILSTEAD, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 350m |
| Anglo-Chinese School (Primary) | Primary | 470m |
| St. Margaret's Primary School | Primary | 700m |
| St. Margaret's Secondary School | Secondary | 760m |
| St. Joseph's Institution | Secondary | 760m |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| New Town Primary School | Primary | 1.3 km |
| ACS (Junior) | Primary | 1.4 km |
| ISS International School (Preston) | International | 1.5 km |
| ISS International School (Paterson) | International | 1.6 km |
| Chatsworth International School (Orchard) | International | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
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.
Boutique character. With 14 units, 32 GILSTEAD keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Singapore Chinese Girls' School (Primary) sits about 0.35km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 14 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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): Thin transaction history makes underwriting fragile
- ⚠️ 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: 32 GILSTEAD 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. 14 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 32 GILSTEAD?
What is the rental yield for 32 GILSTEAD?
Is 32 GILSTEAD 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: 14 transactions 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 32 GILSTEAD
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.
Loading chart data...
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.
Loading chart data...
HDB Alternatives Nearby
Weighing 32 GILSTEAD against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1 km away), an upgrader gap of about $13,700,000
- Toa Payoh — 4-room average $929,793 (1.4 km away), an upgrader gap of about $13,650,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $13,450,000