SANCTUARY@NEWTON is a freehold development along SURREY ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 38 units and is TOP 2023.
This profile draws on 38 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 3 years from TOP, SANCTUARY@NEWTON is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 11 (Newton / Novena), the immediate context for SANCTUARY@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 38 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANCTUARY@NEWTON dashboard.
- Average sale price: $2,628,326 across 38 transactions
- District 11 PSF ranking: Premium tier (top 4%)
- Freehold tenure · CCR · D11 · 38 units
About SANCTUARY@NEWTON
SANCTUARY@NEWTON is a freehold condominium, located at SURREY ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by ASK Development Pte Ltd, comprising 38 residential units, completed in 2023.
As a freehold property, SANCTUARY@NEWTON does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SANCTUARY@NEWTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 14 | $2,764 psf | $2,225,548 |
| 3 BR | 24 | $2,664 psf | $2,863,280 |
Sales Market Overview
SANCTUARY@NEWTON has recorded 38 sale transactions with an average transaction price of $2,628,326, ranging from $2,031,250 to $3,460,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 2 | $2,647 psf | $2,791,800 | — |
| 2024 | 8 | $2,673 psf | $2,834,055 | ↑ 1.0% |
| 2025 | 21 | $2,784 psf | $2,657,630 | ↑ 4.2% |
| 2026 | 7 | $2,500 psf | $2,258,591 | ↓ 10.2% |
SANCTUARY@NEWTON ranks in the top 4% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, SANCTUARY@NEWTON trades 10.4% above the segment benchmark.
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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 SANCTUARY@NEWTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANCTUARY@NEWTON
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- Singapore Chinese Girls'
Nearby MRT Stations
SANCTUARY@NEWTON is 460m from Newton MRT (North-South Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 460m |
| Newton | DT11 | Downtown Line | 460m |
| Novena | NS20 | North-South Line | 550m |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.4 km |
| Farrer Park | NE8 | North-East Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of SANCTUARY@NEWTON, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 390m |
| St. Margaret's Secondary School | Secondary | 450m |
| Singapore Chinese Girls' School (Primary) | Primary | 590m |
| Anglo-Chinese School (Primary) | Primary | 690m |
| CHIJ Our Lady Queen of Peace | Primary | 880m |
| St. Joseph's Institution | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| ACS (Junior) | Primary | 1.2 km |
| New Town Primary School | Primary | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| ISS International School (Preston) | International | 1.6 km |
| Farrer Park Primary School | Primary | 1.7 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. Newton sits about 0.46km 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 38 units, SANCTUARY@NEWTON 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 Primary School sits about 0.39km 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: SANCTUARY@NEWTON 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. 38 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 SANCTUARY@NEWTON?
What is the rental yield for SANCTUARY@NEWTON?
Is SANCTUARY@NEWTON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 38 transactions 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 SANCTUARY@NEWTON
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