CHANCERY HILL VILLAS is a freehold development along CHANCERY HILL 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 2017.
This profile draws on 3 recorded transactions from URA REALIS 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 9 years from TOP, CHANCERY HILL VILLAS 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 CHANCERY HILL VILLAS 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 3 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHANCERY HILL VILLAS dashboard.
- Average sale price: $5,216,667 across 3 transactions
- Estimated gross rental yield: 2.7%
- District 11 PSF ranking: Value tier (top 99%)
- Freehold tenure · CCR · D11 · 14 units
About CHANCERY HILL VILLAS
CHANCERY HILL VILLAS is a freehold condominium, located at CHANCERY HILL ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by DISTINCT HOME (CHANCERY) PTE. LTD, comprising 14 residential units, completed in 2017.
As a freehold property, CHANCERY HILL VILLAS does not face lease decay concerns.
Sales Market Overview
CHANCERY HILL VILLAS has recorded 3 sale transactions with an average transaction price of $5,216,667, ranging from $5,000,000 to $5,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $852 psf | $5,150,000 | — |
| 2023 | 1 | $721 psf | $5,350,000 | ↓ 15.3% |
CHANCERY HILL VILLAS ranks in the top 99% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, CHANCERY HILL VILLAS trades 67% below the segment benchmark.
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Rental Market Overview
CHANCERY HILL VILLAS has recorded 1 rental transactions with monthly rents averaging $11,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $11,500/mo | $11,500/mo | $11,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $11,500/mo |
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Investment Analysis
Based on average rents and sale prices, CHANCERY HILL VILLAS 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 | $1,970 psf | 92 |
| 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 CHANCERY HILL VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHANCERY HILL VILLAS
- Mount Pleasant MRT
- Novena MRT
- Toa Payoh MRT
- Newton MRT
- Newton MRT
- St. Joseph'
- New Town Primary School
- Singapore Chinese Girls'
Nearby MRT Stations
CHANCERY HILL VILLAS is 460m from Mount Pleasant MRT (Thomson-East Coast Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mount Pleasant | TE10 | Thomson-East Coast Line | 460m |
| Novena | NS20 | North-South Line | 760m |
| Toa Payoh | NS19 | North-South Line | 1.2 km |
| Newton | NS21 | North-South Line | 1.3 km |
| Newton | DT11 | Downtown Line | 1.3 km |
| Caldecott | CC17 | Circle Line | 1.3 km |
| Caldecott | TE9 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 19 schools within 2 km of CHANCERY HILL VILLAS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 340m |
| New Town Primary School | Primary | 450m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.5 km |
| Nexus International School | International | 1.5 km |
| St. Margaret's Secondary School | Secondary | 1.5 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.5 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.5 km |
| Beatty Secondary School | Secondary | 1.6 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 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. Mount Pleasant sits about 0.46km 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, CHANCERY HILL VILLAS 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. St. Joseph's Institution sits about 0.34km 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 3 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CHANCERY HILL VILLAS 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. 3 transactions in URA REALIS 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 1 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 CHANCERY HILL VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.