PARK NOVA is a freehold development along TOMLINSON ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 54 units and is TOP 2021.
This profile draws on 54 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, PARK NOVA 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 10 (Bukit Timah / Holland), the immediate context for PARK NOVA 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 54 sales and 17 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARK NOVA dashboard.
- Average sale price: $11,275,085 across 54 transactions
- Estimated gross rental yield: 2.3%
- District 10 PSF ranking: Premium tier (top 2%)
- Freehold tenure · CCR · D10 · 54 units
About PARK NOVA
PARK NOVA is a freehold condominium, located at TOMLINSON ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by Shun Tak Cuscaden Residential Pte Ltd, comprising 54 residential units, completed in 2021.
As a freehold property, PARK NOVA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PARK NOVA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 17 | $4,253 psf | $6,089,022 |
| 5+ BR | 37 | $4,951 psf | $13,657,871 |
Sales Market Overview
PARK NOVA has recorded 54 sale transactions with an average transaction price of $11,275,085, ranging from $4,600,000 to $38,888,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 28 | $4,903 psf | $12,140,069 | — |
| 2022 | 11 | $4,563 psf | $9,705,273 | ↓ 7.0% |
| 2023 | 8 | $3,818 psf | $5,465,333 | ↓ 16.3% |
| 2024 | 1 | $5,522 psf | $15,988,000 | ↑ 44.6% |
| 2025 | 4 | $5,447 psf | $19,116,000 | ↓ 1.4% |
| 2026 | 2 | $5,073 psf | $13,000,000 | ↓ 6.9% |
PARK NOVA ranks in the top 2% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, PARK NOVA trades 93.3% above the segment benchmark.
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Rental Market Overview
PARK NOVA has recorded 17 rental transactions with monthly rents averaging $21,147/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $25,500/mo | $21,000/mo | $30,000/mo |
| 2 BR | 7 | $12,786/mo | $9,500/mo | $15,500/mo |
| 3 BR | 4 | $23,250/mo | $23,000/mo | $24,000/mo |
| 4 BR | 4 | $31,500/mo | $29,000/mo | $37,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 14 | $21,214/mo |
| 2026 | 3 | $20,833/mo |
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Investment Analysis
Based on average rents and sale prices, PARK NOVA delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows PARK NOVA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARK NOVA
- Napier MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Great World MRT
- Chatsworth International School (Orchard)
- Tanglin Secondary School
- Methodist Girls'
Nearby MRT Stations
PARK NOVA is 500m from Napier MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Napier | TE12 | Thomson-East Coast Line | 500m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 610m |
| Orchard | NS22 | North-South Line | 690m |
| Orchard | TE14 | Thomson-East Coast Line | 690m |
| Great World | TE15 | Thomson-East Coast Line | 1.3 km |
| Somerset | NS23 | North-South Line | 1.5 km |
Nearby Schools
There are 20 schools within 2 km of PARK NOVA, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 320m |
| Tanglin Secondary School | Secondary | 630m |
| Methodist Girls' School | Secondary | 710m |
| ISS International School (Paterson) | International | 710m |
| ISS International School (Preston) | International | 780m |
| Methodist Girls' School (Primary) | Primary | 870m |
| St. Anthony's Primary School | Primary | 1.1 km |
| CHIJ (Kellock) | Primary | 1.2 km |
| River Valley Primary School | Primary | 1.3 km |
| Kheng Cheng School | Primary | 1.4 km |
| Nanyang Primary School | Primary | 1.4 km |
| Gan Eng Seng Primary School | Primary | 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. Napier sits about 0.50km 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.
Established price discovery. 54 transactions in URA REALIS (TTM avg $4,908 psf, median sale $10,686,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Boutique character. With 54 units, PARK NOVA 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. Chatsworth International School (Orchard) sits about 0.32km 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": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"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: PARK NOVA 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. 54 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 PARK NOVA?
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Is PARK NOVA freehold or leasehold?
How far is the nearest MRT from PARK NOVA?
What is the tenure of PARK NOVA?
How does PARK NOVA compare to other projects in the district?
What stamp duty applies for a foreign buyer of PARK NOVA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 54 transactions analysed
- Rental data: 17 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 PARK NOVA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.