NEU AT NOVENA is a freehold development along MOULMEIN RISE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 87 units and is TOP 2021.
This profile draws on 20 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, NEU AT NOVENA 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 NEU AT NOVENA 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 20 sales and 56 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NEU AT NOVENA dashboard.
- Average sale price: $2,537,841 across 20 transactions
- Estimated gross rental yield: 2.1%
- District 11 PSF ranking: Premium tier (top 6%)
- Freehold tenure · CCR · D11 · 87 units
About NEU AT NOVENA
NEU AT NOVENA is a freehold condominium, located at MOULMEIN RISE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 87 residential units, completed in 2021.
As a freehold property, NEU AT NOVENA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NEU AT NOVENA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $2,797 psf | $1,752,781 |
| 2 BR | 2 | $2,651 psf | $2,226,500 |
| 3 BR | 10 | $2,521 psf | $3,228,156 |
Sales Market Overview
NEU AT NOVENA has recorded 20 sale transactions with an average transaction price of $2,537,841, ranging from $1,450,000 to $3,550,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $2,449 psf | $2,934,648 | — |
| 2022 | 4 | $2,777 psf | $1,944,750 | ↑ 13.4% |
| 2023 | 8 | $2,656 psf | $2,674,335 | ↓ 4.4% |
| 2025 | 3 | $2,763 psf | $2,303,296 | ↑ 4.0% |
NEU AT NOVENA ranks in the top 6% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, NEU AT NOVENA trades 8.1% above the segment benchmark.
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Rental Market Overview
NEU AT NOVENA has recorded 56 rental transactions with monthly rents averaging $4,494/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 36 | $4,472/mo | $3,800/mo | $8,200/mo |
| 2 BR | 15 | $4,303/mo | $3,850/mo | $4,600/mo |
| 3 BR | 5 | $5,220/mo | $4,000/mo | $5,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 2 | $4,150/mo |
| 2025 | 46 | $4,482/mo |
| 2026 | 8 | $4,650/mo |
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Investment Analysis
Based on average rents and sale prices, NEU AT NOVENA delivers an estimated gross rental yield of 2.1%. 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 NEU AT NOVENA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NEU AT NOVENA
- Novena MRT
- Newton MRT
- Newton MRT
- Farrer Park MRT
- Mount Pleasant MRT
- CHIJ Our Lady Queen of Peace
- St. Margaret'
- St. Margaret'
Nearby MRT Stations
NEU AT NOVENA is 250m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 250m |
| Newton | NS21 | North-South Line | 1.1 km |
| Newton | DT11 | Downtown Line | 1.1 km |
| Farrer Park | NE8 | North-East Line | 1.2 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.4 km |
| Toa Payoh | NS19 | North-South Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of NEU AT NOVENA, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 350m |
| St. Margaret's Secondary School | Secondary | 740m |
| St. Margaret's Primary School | Primary | 770m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| Anglo-Chinese School (Primary) | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| New Town Primary School | Primary | 1.4 km |
| Beatty Secondary School | Secondary | 1.5 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 km |
| School of Science and Technology | Jc | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.6 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 0.25km 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 87 units, NEU AT NOVENA 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. CHIJ Our Lady Queen of Peace sits about 0.35km 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: NEU AT NOVENA 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. 20 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 NEU AT NOVENA?
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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: 20 transactions analysed
- Rental data: 56 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 NEU AT NOVENA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.