ROCHELLE AT NEWTON is a 81-year balance leasehold development along KENG LEE ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 129 units and is TOP 2012.
This profile draws on 44 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 14 years from TOP, ROCHELLE AT NEWTON 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 ROCHELLE AT NEWTON 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 44 sales and 127 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ROCHELLE AT NEWTON dashboard.
- Average sale price: $2,597,985 across 44 transactions
- Estimated gross rental yield: 3.0%
- District 11 PSF ranking: Mid-range (top 55%)
- 99 yrs lease commencing from 2008 · CCR · D11 · 129 units
About ROCHELLE AT NEWTON
ROCHELLE AT NEWTON is a 99 yrs lease commencing from 2008 condominium, located at KENG LEE ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by SIM LIAN (KENG LEE) PTE LTD, comprising 129 residential units, completed in 2012.
With approximately 81 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ROCHELLE AT NEWTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 12 | $1,815 psf | $1,836,250 |
| 4 BR | 28 | $1,797 psf | $2,809,869 |
| 5+ BR | 4 | $1,584 psf | $3,400,000 |
Sales Market Overview
ROCHELLE AT NEWTON has recorded 44 sale transactions with an average transaction price of $2,597,985, ranging from $1,580,000 to $3,820,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,625 psf | $2,257,583 | — |
| 2022 | 7 | $1,776 psf | $2,254,571 | ↑ 9.3% |
| 2023 | 4 | $1,639 psf | $2,749,750 | ↓ 7.7% |
| 2024 | 10 | $1,845 psf | $2,947,546 | ↑ 12.5% |
| 2025 | 9 | $1,963 psf | $2,906,543 | ↑ 6.4% |
| 2026 | 2 | $1,917 psf | $2,402,500 | ↓ 2.3% |
ROCHELLE AT NEWTON ranks in the top 55% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, ROCHELLE AT NEWTON trades 27.2% below the segment benchmark.
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Rental Market Overview
ROCHELLE AT NEWTON has recorded 127 rental transactions with monthly rents averaging $6,526/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 36 | $4,846/mo | $3,900/mo | $6,200/mo |
| 3 BR | 68 | $6,821/mo | $1,400/mo | $9,200/mo |
| 4 BR | 23 | $8,283/mo | $6,500/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 29 | $5,403/mo |
| 2022 | 35 | $6,243/mo |
| 2023 | 19 | $7,389/mo |
| 2024 | 20 | $7,300/mo |
| 2025 | 19 | $6,868/mo |
| 2026 | 5 | $7,340/mo |
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Investment Analysis
Based on average rents and sale prices, ROCHELLE AT NEWTON delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
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 ROCHELLE AT NEWTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ROCHELLE AT NEWTON
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- Singapore Chinese Girls'
Nearby MRT Stations
ROCHELLE AT NEWTON is 420m from Newton MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 420m |
| Newton | DT11 | Downtown Line | 420m |
| Novena | NS20 | North-South Line | 750m |
| Little India | NE7 | North-East Line | 1.2 km |
| Little India | DT12 | Downtown Line | 1.2 km |
| Farrer Park | NE8 | North-East Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of ROCHELLE AT NEWTON, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 210m |
| St. Margaret's Secondary School | Secondary | 300m |
| Singapore Chinese Girls' School (Primary) | Primary | 680m |
| Anglo-Chinese School (Primary) | Primary | 750m |
| CHIJ Our Lady Queen of Peace | Primary | 950m |
| ACS (Junior) | Primary | 1.0 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| LASALLE College of the Arts | Tertiary | 1.4 km |
| Farrer Park Primary School | Primary | 1.6 km |
| ISS International School (Preston) | International | 1.6 km |
| ISS International School (Paterson) | International | 1.7 km |
Adequate lease horizon. Around 81 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. Newton sits about 0.42km 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.
School-belt proximity. St. Margaret's Primary School sits about 0.21km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
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": "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: ROCHELLE AT NEWTON 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. 44 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
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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: 44 transactions analysed
- Rental data: 127 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 ROCHELLE AT NEWTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.