We track 47 sales and 320 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the L'VIV dashboard.
- Average sale price: $1,815,187 across 47 transactions
- Estimated gross rental yield: 3.0%
- District 11 PSF ranking: Premium tier (top 22%)
- Freehold tenure · CCR · D11 · 147 units
About L'VIV
L'VIV is a freehold condominium, located at NEWTON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by WING TAI HOLDINGS LTD, comprising 147 residential units, completed in 2014.
As a freehold property, L'VIV does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at L'VIV:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 23 | $2,180 psf | $1,379,560 |
| 3 BR | 23 | $2,166 psf | $2,159,082 |
| 5+ BR | 1 | $1,552 psf | $3,925,000 |
Sales Market Overview
L'VIV has recorded 47 sale transactions with an average transaction price of $1,815,187, ranging from $1,250,000 to $3,925,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $2,071 psf | $1,696,533 | — |
| 2022 | 9 | $2,066 psf | $1,879,876 | ↓ 0.2% |
| 2023 | 6 | $2,262 psf | $1,565,500 | ↑ 9.5% |
| 2024 | 8 | $2,244 psf | $1,850,486 | ↓ 0.8% |
| 2025 | 8 | $2,254 psf | $2,056,250 | ↑ 0.4% |
| 2026 | 1 | $2,298 psf | $2,300,000 | ↑ 1.9% |
L'VIV ranks in the top 22% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, L'VIV trades 11.7% below the segment benchmark.
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Rental Market Overview
L'VIV has recorded 320 rental transactions with monthly rents averaging $4,591/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 167 | $3,657/mo | $2,500/mo | $5,200/mo |
| 2 BR | 150 | $5,525/mo | $4,000/mo | $9,000/mo |
| 3 BR | 3 | $9,933/mo | $8,500/mo | $11,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 65 | $3,842/mo |
| 2022 | 73 | $4,636/mo |
| 2023 | 52 | $4,948/mo |
| 2024 | 58 | $4,961/mo |
| 2025 | 54 | $4,616/mo |
| 2026 | 18 | $4,818/mo |
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Investment Analysis
Based on average rents and sale prices, L'VIV 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 | $1,974 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 L'VIV (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- L'
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- Singapore Chinese Girls'
- St. Margaret'
Nearby MRT Stations
L'VIV is 310m from Newton MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 310m |
| Newton | DT11 | Downtown Line | 310m |
| Novena | NS20 | North-South Line | 680m |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of L'VIV, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 440m |
| Singapore Chinese Girls' School (Primary) | Primary | 470m |
| St. Margaret's Secondary School | Secondary | 510m |
| Anglo-Chinese School (Primary) | Primary | 560m |
| CHIJ Our Lady Queen of Peace | Primary | 1.0 km |
| St. Anthony's Primary School | Primary | 1.0 km |
| St. Joseph's Institution | Secondary | 1.0 km |
| ACS (Junior) | Primary | 1.2 km |
| ISS International School (Preston) | International | 1.5 km |
| ISS International School (Paterson) | International | 1.6 km |
| New Town Primary School | Primary | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.7 km |
FAQ
What is the average price for L'VIV?
What is the rental yield for L'VIV?
Is L'VIV freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 47 transactions analysed
- Rental data: 320 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 L'VIV
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.