APLETON VIEW is a freehold development along SINARAN DRIVE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 37 units and is TOP 2005.
This profile draws on 8 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 21 years from TOP, APLETON VIEW is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for APLETON VIEW 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 8 sales and 36 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the APLETON VIEW dashboard.
- Average sale price: $2,344,375 across 8 transactions
- Estimated gross rental yield: 2.3%
- District 11 PSF ranking: Above average (top 41%)
- Freehold tenure · CCR · D11 · 37 units
About APLETON VIEW
APLETON VIEW is a freehold condominium, located at SINARAN DRIVE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by YONG DA DEVELOPMENT, comprising 37 residential units, completed in 2005.
As a freehold property, APLETON VIEW does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at APLETON VIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $1,931 psf | $2,285,000 |
| 4 BR | 1 | $1,491 psf | $2,760,000 |
Sales Market Overview
APLETON VIEW has recorded 8 sale transactions with an average transaction price of $2,344,375, ranging from $2,075,000 to $2,760,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,819 psf | $2,075,000 | — |
| 2022 | 2 | $1,744 psf | $2,605,000 | ↓ 4.1% |
| 2024 | 1 | $1,834 psf | $2,250,000 | ↑ 5.2% |
| 2025 | 4 | $1,966 psf | $2,305,000 | ↑ 7.2% |
APLETON VIEW ranks in the top 41% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, APLETON VIEW trades 23.4% below the segment benchmark.
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Rental Market Overview
APLETON VIEW has recorded 36 rental transactions with monthly rents averaging $4,469/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 36 | $4,469/mo | $3,400/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $3,600/mo |
| 2022 | 5 | $4,260/mo |
| 2023 | 9 | $4,617/mo |
| 2024 | 2 | $5,100/mo |
| 2025 | 12 | $4,921/mo |
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Investment Analysis
Based on average rents and sale prices, APLETON VIEW delivers an estimated gross rental yield of 2.3%. 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 APLETON VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- APLETON VIEW
- Novena MRT
- Newton MRT
- Newton MRT
- Farrer Park MRT
- Little India MRT
- CHIJ Our Lady Queen of Peace
- St. Margaret'
- St. Margaret'
Nearby MRT Stations
APLETON VIEW is 280m from Novena MRT (North-South Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 280m |
| Newton | NS21 | North-South Line | 1.1 km |
| Newton | DT11 | Downtown Line | 1.1 km |
| Farrer Park | NE8 | North-East Line | 1.2 km |
| Little India | NE7 | North-East Line | 1.5 km |
| Little India | DT12 | Downtown Line | 1.5 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of APLETON VIEW, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 320m |
| St. Margaret's Secondary School | Secondary | 690m |
| St. Margaret's Primary School | Primary | 720m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| Anglo-Chinese School (Primary) | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| New Town Primary School | Primary | 1.5 km |
| Beatty Secondary School | Secondary | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| ACS (Junior) | Primary | 1.7 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.7 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. Novena sits about 0.28km 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 37 units, APLETON VIEW 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. CHIJ Our Lady Queen of Peace sits about 0.32km 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 8 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: APLETON VIEW 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. 8 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 APLETON VIEW?
What is the rental yield for APLETON VIEW?
Is APLETON VIEW 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: 8 transactions analysed
- Rental data: 36 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 APLETON VIEW
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 APLETON VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (400m away), an upgrader gap of about $1,450,000
- Toa Payoh — 4-room average $929,793 (1.2 km away), an upgrader gap of about $1,400,000
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $1,250,000