PEPPERMINT GROVE is a 70-year balance leasehold development along NEWTON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 15 units and is TOP 1997.
This profile draws on 0 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for PEPPERMINT GROVE 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 0 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEPPERMINT GROVE dashboard.
- · CCR · D11 · 15 units
About PEPPERMINT GROVE
PEPPERMINT GROVE is a condominium, located at NEWTON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by JOBINA CONSTRUCTION, comprising 15 residential units, completed in 1997.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
PEPPERMINT GROVE has recorded 21 rental transactions with monthly rents averaging $3,525/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 21 | $3,525/mo | $2,125/mo | $5,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $2,408/mo |
| 2022 | 4 | $4,000/mo |
| 2023 | 3 | $3,300/mo |
| 2024 | 2 | $4,050/mo |
| 2025 | 8 | $3,588/mo |
| 2026 | 1 | $4,100/mo |
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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 PEPPERMINT GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEPPERMINT GROVE
- Novena MRT
- Newton MRT
- Newton MRT
- Mount Pleasant MRT
- Singapore Chinese Girls'
- St. Margaret'
- St. Margaret'
Nearby MRT Stations
PEPPERMINT GROVE is 360m from Novena MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 360m |
| Newton | NS21 | North-South Line | 620m |
| Newton | DT11 | Downtown Line | 620m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 15 schools within 2 km of PEPPERMINT GROVE, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 610m |
| St. Margaret's Primary School | Primary | 610m |
| St. Margaret's Secondary School | Secondary | 650m |
| Anglo-Chinese School (Primary) | Primary | 730m |
| CHIJ Our Lady Queen of Peace | Primary | 840m |
| St. Joseph's Institution | Secondary | 840m |
| New Town Primary School | Primary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.4 km |
| ACS (Junior) | Primary | 1.5 km |
| Farrer Park Primary School | Primary | 1.7 km |
| ISS International School (Preston) | International | 1.7 km |
| LASALLE College of the Arts | Tertiary | 1.8 km |
Adequate lease horizon. Around 70 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Novena sits about 0.36km 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 15 units, PEPPERMINT GROVE 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. Singapore Chinese Girls' School (Primary) sits about 0.61km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 70 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PEPPERMINT GROVE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 PEPPERMINT GROVE?
What is the rental yield for PEPPERMINT GROVE?
Is PEPPERMINT GROVE freehold or leasehold?
How far is the nearest MRT from PEPPERMINT GROVE?
What is the tenure of PEPPERMINT GROVE?
How does PEPPERMINT GROVE compare to other projects in the district?
What stamp duty applies for a foreign buyer of PEPPERMINT GROVE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 21 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 PEPPERMINT GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.