PASADENA is a freehold development along DERBYSHIRE ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 36 units and is TOP 2003.
This profile draws on 1 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 23 years from TOP, PASADENA 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 PASADENA 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 1 sales and 25 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PASADENA dashboard.
- Average sale price: $2,610,000 across 1 transactions
- Estimated gross rental yield: 2.2%
- District 11 PSF ranking: Value tier (top 97%)
- Freehold tenure · CCR · D11 · 36 units
About PASADENA
PASADENA is a freehold condominium, located at DERBYSHIRE ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by TAN GUAN LEE CO LTD, comprising 36 residential units, completed in 2003.
As a freehold property, PASADENA does not face lease decay concerns.
Sales Market Overview
PASADENA has recorded 1 sale transactions with an average transaction price of $2,610,000, ranging from $2,610,000 to $2,610,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $929 psf | $2,610,000 | — |
PASADENA ranks in the top 97% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, PASADENA trades 62% below the segment benchmark.
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Rental Market Overview
PASADENA has recorded 25 rental transactions with monthly rents averaging $4,690/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 25 | $4,690/mo | $3,450/mo | $6,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $4,040/mo |
| 2022 | 8 | $4,300/mo |
| 2023 | 3 | $5,967/mo |
| 2024 | 7 | $5,000/mo |
| 2025 | 1 | $5,000/mo |
| 2026 | 1 | $4,750/mo |
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Investment Analysis
Based on average rents and sale prices, PASADENA 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 PASADENA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PASADENA
- Novena MRT
- Newton MRT
- Newton MRT
- Farrer Park MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- CHIJ Our Lady Queen of Peace
Nearby MRT Stations
PASADENA is 600m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 600m |
| Newton | NS21 | North-South Line | 840m |
| Newton | DT11 | Downtown Line | 840m |
| Farrer Park | NE8 | North-East Line | 1.0 km |
| Little India | NE7 | North-East Line | 1.1 km |
| Little India | DT12 | Downtown Line | 1.1 km |
Nearby Schools
There are 15 schools within 2 km of PASADENA, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | Secondary | 260m |
| St. Margaret's Primary School | Primary | 310m |
| CHIJ Our Lady Queen of Peace | Primary | 560m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.0 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| ACS (Junior) | Primary | 1.2 km |
| Farrer Park Primary School | Primary | 1.2 km |
| LASALLE College of the Arts | Tertiary | 1.2 km |
| St. Joseph's Institution | Secondary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.5 km |
| New Town Primary School | Primary | 1.8 km |
| St. Andrew's Secondary School | Secondary | 1.9 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 0.60km — 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.
Boutique character. With 36 units, PASADENA 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 Secondary School sits about 0.26km 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 1 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: PASADENA 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. 1 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 PASADENA?
What is the rental yield for PASADENA?
Is PASADENA freehold or leasehold?
How far is the nearest MRT from PASADENA?
What is the tenure of PASADENA?
How does PASADENA compare to other projects in the district?
What stamp duty applies for a foreign buyer of PASADENA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 25 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 PASADENA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.