FYVE DERBYSHIRE is a freehold development along DERBYSHIRE ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 71 units and is TOP 2021.
This profile draws on 33 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 5 years from TOP, FYVE DERBYSHIRE 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 FYVE DERBYSHIRE 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 33 sales and 65 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the FYVE DERBYSHIRE dashboard.
- Average sale price: $1,733,831 across 33 transactions
- Estimated gross rental yield: 3.0%
- District 11 PSF ranking: Premium tier (top 12%)
- Freehold tenure · CCR · D11 · 71 units
About FYVE DERBYSHIRE
FYVE DERBYSHIRE is a freehold condominium, located at DERBYSHIRE ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 71 residential units, completed in 2021.
As a freehold property, FYVE DERBYSHIRE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at FYVE DERBYSHIRE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 24 | $2,498 psf | $1,544,226 |
| 2 BR | 9 | $2,516 psf | $2,239,444 |
Sales Market Overview
FYVE DERBYSHIRE has recorded 33 sale transactions with an average transaction price of $1,733,831, ranging from $1,385,000 to $2,550,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $2,339 psf | $1,603,985 | — |
| 2022 | 18 | $2,535 psf | $1,566,472 | ↑ 8.4% |
| 2023 | 1 | $2,611 psf | $2,080,000 | ↑ 3.0% |
| 2025 | 7 | $2,532 psf | $2,224,286 | ↓ 3.1% |
| 2026 | 2 | $2,475 psf | $1,675,000 | ↓ 2.2% |
FYVE DERBYSHIRE ranks in the top 12% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, FYVE DERBYSHIRE trades 2.3% above the segment benchmark.
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Rental Market Overview
FYVE DERBYSHIRE has recorded 65 rental transactions with monthly rents averaging $4,377/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 42 | $4,368/mo | $3,600/mo | $6,000/mo |
| 2 BR | 21 | $4,274/mo | $3,850/mo | $5,500/mo |
| 3 BR | 2 | $5,650/mo | $5,300/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 37 | $4,328/mo |
| 2025 | 25 | $4,424/mo |
| 2026 | 3 | $4,583/mo |
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Investment Analysis
Based on average rents and sale prices, FYVE DERBYSHIRE delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
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 FYVE DERBYSHIRE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- FYVE DERBYSHIRE
- Novena MRT
- Newton MRT
- Newton MRT
- Farrer Park MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- CHIJ Our Lady Queen of Peace
Nearby MRT Stations
FYVE DERBYSHIRE is 500m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 500m |
| Newton | NS21 | North-South Line | 890m |
| Newton | DT11 | Downtown Line | 890m |
| Farrer Park | NE8 | North-East Line | 1.0 km |
| Little India | NE7 | North-East Line | 1.2 km |
| Little India | DT12 | Downtown Line | 1.2 km |
Nearby Schools
There are 17 schools within 2 km of FYVE DERBYSHIRE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | Secondary | 380m |
| St. Margaret's Primary School | Primary | 430m |
| CHIJ Our Lady Queen of Peace | Primary | 460m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| Farrer Park Primary School | Primary | 1.2 km |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| ACS (Junior) | Primary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| New Town Primary School | Primary | 1.7 km |
| Beatty Secondary School | Secondary | 1.8 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 0.50km 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 71 units, FYVE DERBYSHIRE 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. Margaret's Secondary School sits about 0.38km 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.
[
{
"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: FYVE DERBYSHIRE 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. 33 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
What is the average price for FYVE DERBYSHIRE?
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Is FYVE DERBYSHIRE freehold or leasehold?
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What is the tenure of FYVE DERBYSHIRE?
How does FYVE DERBYSHIRE compare to other projects in the district?
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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: 33 transactions analysed
- Rental data: 65 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 FYVE DERBYSHIRE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.