MONTEBLEU is a freehold development along MINBU ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 151 units and is TOP 2010.
This profile draws on 34 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 16 years from TOP, MONTEBLEU is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for MONTEBLEU 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 34 sales and 181 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MONTEBLEU dashboard.
- Average sale price: $2,012,559 across 34 transactions
- Estimated gross rental yield: 2.7%
- District 11 PSF ranking: Above average (top 49%)
- Freehold tenure · CCR · D11 · 151 units
About MONTEBLEU
MONTEBLEU is a freehold condominium, located at MINBU ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by SB (BLUETEAK) DEVELOPMENT PTE LTD (SOILBUILD GROUP HOLDINGS LTD), comprising 151 residential units, completed in 2010.
As a freehold property, MONTEBLEU does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MONTEBLEU:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,872 psf | $1,068,000 |
| 2 BR | 19 | $1,846 psf | $1,525,211 |
| 3 BR | 4 | $1,889 psf | $2,238,750 |
| 4 BR | 8 | $1,774 psf | $2,746,250 |
| 5+ BR | 2 | $1,345 psf | $3,727,500 |
Sales Market Overview
MONTEBLEU has recorded 34 sale transactions with an average transaction price of $2,012,559, ranging from $1,068,000 to $4,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,619 psf | $1,921,769 | — |
| 2022 | 4 | $1,700 psf | $2,432,500 | ↑ 5.0% |
| 2023 | 2 | $1,962 psf | $2,685,000 | ↑ 15.4% |
| 2024 | 8 | $1,987 psf | $1,988,500 | ↑ 1.3% |
| 2025 | 6 | $1,962 psf | $1,672,667 | ↓ 1.2% |
| 2026 | 1 | $1,956 psf | $2,400,000 | ↓ 0.3% |
MONTEBLEU ranks in the top 49% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, MONTEBLEU trades 26.2% below the segment benchmark.
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Rental Market Overview
MONTEBLEU has recorded 181 rental transactions with monthly rents averaging $4,565/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 36 | $3,094/mo | $1,800/mo | $3,800/mo |
| 2 BR | 66 | $3,878/mo | $2,750/mo | $5,300/mo |
| 3 BR | 55 | $5,231/mo | $3,800/mo | $7,688/mo |
| 4 BR | 24 | $7,135/mo | $4,400/mo | $10,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 31 | $3,682/mo |
| 2022 | 34 | $4,660/mo |
| 2023 | 36 | $4,766/mo |
| 2024 | 38 | $5,034/mo |
| 2025 | 37 | $4,386/mo |
| 2026 | 5 | $5,700/mo |
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Investment Analysis
Based on average rents and sale prices, MONTEBLEU 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 MONTEBLEU (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MONTEBLEU
- Novena MRT
- Toa Payoh MRT
- Farrer Park MRT
- Boon Keng MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- School of Science and Technology
Nearby MRT Stations
MONTEBLEU is 790m from Novena MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 790m |
| Toa Payoh | NS19 | North-South Line | 1.1 km |
| Farrer Park | NE8 | North-East Line | 1.4 km |
| Boon Keng | NE9 | North-East Line | 1.4 km |
Nearby Schools
There are 24 schools within 2 km of MONTEBLEU, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 570m |
| Beatty Secondary School | Secondary | 850m |
| School of Science and Technology | Jc | 1.0 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.0 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| Farrer Park Primary School | Primary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Bendemeer Primary School | Primary | 1.5 km |
| New Town Primary School | Primary | 1.5 km |
| St. Joseph's Institution | Secondary | 1.5 km |
| Bendemeer Secondary School | Secondary | 1.5 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.
Walking-distance MRT. Novena is about 0.79km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.57km 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: MONTEBLEU 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. 34 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 MONTEBLEU?
What is the rental yield for MONTEBLEU?
Is MONTEBLEU freehold or leasehold?
How far is the nearest MRT from MONTEBLEU?
What is the tenure of MONTEBLEU?
How does MONTEBLEU compare to other projects in the district?
What stamp duty applies for a foreign buyer of MONTEBLEU?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 34 transactions analysed
- Rental data: 181 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 MONTEBLEU
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.