GENTLE VILLAS is a 66-year balance leasehold development along GENTLE DRIVE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 71 units and is TOP 1996.
This profile draws on 9 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for GENTLE 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 9 sales and 44 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GENTLE VILLAS dashboard.
- Average sale price: $3,771,444 across 9 transactions
- Estimated gross rental yield: 3.9%
- District 11 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 1993 · CCR · D11 · 71 units
About GENTLE VILLAS
GENTLE VILLAS is a 99 yrs lease commencing from 1993 condominium, located at GENTLE DRIVE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by NEWTON GARDENS (PTE) LTD (FAR EAST ORGANIZATION), comprising 71 residential units, completed in 1996.
With approximately 66 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
GENTLE VILLAS has recorded 9 sale transactions with an average transaction price of $3,771,444, ranging from $2,960,000 to $5,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,254 psf | $3,030,000 | — |
| 2022 | 3 | $1,357 psf | $4,183,333 | ↑ 8.2% |
| 2024 | 3 | $1,678 psf | $3,748,333 | ↑ 23.6% |
| 2025 | 1 | $1,833 psf | $4,088,000 | ↑ 9.3% |
GENTLE VILLAS ranks in the top 82% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, GENTLE VILLAS trades 39% below the segment benchmark.
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Rental Market Overview
GENTLE VILLAS has recorded 44 rental transactions with monthly rents averaging $12,213/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 44 | $12,213/mo | $6,500/mo | $30,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $8,240/mo |
| 2022 | 8 | $14,150/mo |
| 2023 | 13 | $13,896/mo |
| 2024 | 2 | $14,500/mo |
| 2025 | 11 | $12,009/mo |
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Investment Analysis
Based on average rents and sale prices, GENTLE VILLAS delivers an estimated gross rental yield of 3.9%. 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 GENTLE VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GENTLE VILLAS
- Novena MRT
- Mount Pleasant MRT
- Newton MRT
- Newton MRT
- Toa Payoh MRT
- St. Joseph'
- Singapore Chinese Girls'
- Anglo-Chinese School (Primary)
Nearby MRT Stations
GENTLE VILLAS is 420m from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 420m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 820m |
| Newton | NS21 | North-South Line | 910m |
| Newton | DT11 | Downtown Line | 910m |
| Toa Payoh | NS19 | North-South Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of GENTLE VILLAS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 500m |
| Singapore Chinese Girls' School (Primary) | Primary | 750m |
| Anglo-Chinese School (Primary) | Primary | 870m |
| New Town Primary School | Primary | 890m |
| CHIJ Our Lady Queen of Peace | Primary | 1.0 km |
| St. Margaret's Primary School | Primary | 1.0 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Beatty Secondary School | Secondary | 1.7 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.8 km |
| School of Science and Technology | Jc | 1.8 km |
| Nexus International School | International | 1.9 km |
Genuine walk-to-MRT access. Novena sits about 0.42km 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, GENTLE 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 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 66 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 9 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: GENTLE VILLAS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 GENTLE VILLAS?
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Is GENTLE VILLAS freehold or leasehold?
How far is the nearest MRT from GENTLE VILLAS?
What is the tenure of GENTLE VILLAS?
How does GENTLE VILLAS 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: 9 transactions analysed
- Rental data: 44 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 GENTLE VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.