GLOUCESTER MANSIONS is a freehold development along NEWTON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 61 units and is TOP 2000.
This profile draws on 13 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 GLOUCESTER MANSIONS 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 13 sales and 101 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GLOUCESTER MANSIONS dashboard.
- Average sale price: $2,203,453 across 13 transactions
- Estimated gross rental yield: 2.2%
- District 11 PSF ranking: Above average (top 35%)
- Freehold tenure · CCR · D11 · 61 units
About GLOUCESTER MANSIONS
GLOUCESTER MANSIONS is a freehold condominium, located at NEWTON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by CITY DEVELOPMENTS LTD, comprising 61 residential units, completed in 2000.
As a freehold property, GLOUCESTER MANSIONS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GLOUCESTER MANSIONS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,926 psf | $1,264,378 |
| 2 BR | 2 | $1,875 psf | $1,706,500 |
| 3 BR | 4 | $2,050 psf | $2,355,000 |
| 5+ BR | 2 | $1,809 psf | $4,745,000 |
Sales Market Overview
GLOUCESTER MANSIONS has recorded 13 sale transactions with an average transaction price of $2,203,453, ranging from $1,163,888 to $5,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,796 psf | $1,521,722 | — |
| 2023 | 3 | $2,026 psf | $1,826,667 | ↑ 12.8% |
| 2025 | 6 | $1,989 psf | $2,846,333 | ↓ 1.8% |
GLOUCESTER MANSIONS ranks in the top 35% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, GLOUCESTER MANSIONS trades 20.8% below the segment benchmark.
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Rental Market Overview
GLOUCESTER MANSIONS has recorded 101 rental transactions with monthly rents averaging $3,990/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 38 | $3,138/mo | $2,200/mo | $4,200/mo |
| 2 BR | 21 | $3,726/mo | $2,900/mo | $4,400/mo |
| 3 BR | 40 | $4,611/mo | $3,280/mo | $5,800/mo |
| 4 BR | 2 | $10,550/mo | $10,300/mo | $10,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 22 | $2,976/mo |
| 2022 | 21 | $3,502/mo |
| 2023 | 18 | $4,819/mo |
| 2024 | 21 | $4,290/mo |
| 2025 | 14 | $4,711/mo |
| 2026 | 5 | $4,240/mo |
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Investment Analysis
Based on average rents and sale prices, GLOUCESTER MANSIONS delivers an estimated gross rental yield of 2.2%. 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 GLOUCESTER MANSIONS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GLOUCESTER MANSIONS
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- Singapore Chinese Girls'
Nearby MRT Stations
GLOUCESTER MANSIONS is 260m from Newton MRT (North-South Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 260m |
| Newton | DT11 | Downtown Line | 260m |
| Novena | NS20 | North-South Line | 840m |
| Little India | NE7 | North-East Line | 1.3 km |
| Little India | DT12 | Downtown Line | 1.3 km |
| Orchard | NS22 | North-South Line | 1.4 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.4 km |
| Somerset | NS23 | North-South Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of GLOUCESTER MANSIONS, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 360m |
| St. Margaret's Secondary School | Secondary | 450m |
| Singapore Chinese Girls' School (Primary) | Primary | 550m |
| Anglo-Chinese School (Primary) | Primary | 600m |
| St. Anthony's Primary School | Primary | 910m |
| ACS (Junior) | Primary | 990m |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| ISS International School (Preston) | International | 1.4 km |
| ISS International School (Paterson) | International | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.5 km |
| New Town Primary School | Primary | 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. Newton sits about 0.26km 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 61 units, GLOUCESTER MANSIONS 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 Primary School sits about 0.36km 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 13 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: GLOUCESTER MANSIONS 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. 13 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: 13 transactions analysed
- Rental data: 101 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 GLOUCESTER MANSIONS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.