SUITES @ 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 67 units and is TOP 2016.
This profile draws on 17 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 10 years from TOP, SUITES @ NEWTON 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 11 (Newton / Novena), the immediate context for SUITES @ 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 17 sales and 203 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUITES @ NEWTON dashboard.
- Average sale price: $1,345,588 across 17 transactions
- Estimated gross rental yield: 3.0%
- District 11 PSF ranking: Above average (top 38%)
- Freehold tenure · CCR · D11 · 67 units
About SUITES @ NEWTON
SUITES @ NEWTON is a freehold condominium, located at SURREY ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by GIANT LAND PTE LTD, comprising 67 residential units, completed in 2016.
As a freehold property, SUITES @ NEWTON does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SUITES @ NEWTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $2,003 psf | $970,000 |
| 1 BR | 12 | $2,009 psf | $1,197,250 |
| 2 BR | 1 | $1,858 psf | $1,420,000 |
| 3 BR | 3 | $1,536 psf | $2,039,333 |
Sales Market Overview
SUITES @ NEWTON has recorded 17 sale transactions with an average transaction price of $1,345,588, ranging from $970,000 to $2,068,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,804 psf | $1,061,000 | — |
| 2022 | 5 | $1,937 psf | $1,385,200 | ↑ 7.3% |
| 2023 | 3 | $2,078 psf | $1,173,333 | ↑ 7.3% |
| 2024 | 2 | $1,747 psf | $1,578,000 | ↓ 15.9% |
| 2025 | 3 | $1,854 psf | $1,590,000 | ↑ 6.2% |
| 2026 | 1 | $2,190 psf | $1,320,000 | ↑ 18.1% |
SUITES @ NEWTON ranks in the top 38% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, SUITES @ NEWTON trades 21.7% below the segment benchmark.
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Rental Market Overview
SUITES @ NEWTON has recorded 203 rental transactions with monthly rents averaging $3,310/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 56 | $2,975/mo | $2,200/mo | $3,800/mo |
| 2 BR | 147 | $3,437/mo | $2,350/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 39 | $2,733/mo |
| 2022 | 33 | $3,038/mo |
| 2023 | 38 | $3,635/mo |
| 2024 | 35 | $3,431/mo |
| 2025 | 49 | $3,556/mo |
| 2026 | 9 | $3,614/mo |
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Investment Analysis
Based on average rents and sale prices, SUITES @ NEWTON delivers an estimated gross rental yield of 3.0%. 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 SUITES @ NEWTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUITES @ NEWTON
- Newton MRT
- Newton MRT
- Novena MRT
- Mount Pleasant MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- Singapore Chinese Girls'
Nearby MRT Stations
SUITES @ NEWTON is 490m from Newton MRT (North-South Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 490m |
| Newton | DT11 | Downtown Line | 490m |
| Novena | NS20 | North-South Line | 510m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.4 km |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
| Farrer Park | NE8 | North-East Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of SUITES @ NEWTON, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 420m |
| St. Margaret's Secondary School | Secondary | 470m |
| Singapore Chinese Girls' School (Primary) | Primary | 600m |
| Anglo-Chinese School (Primary) | Primary | 700m |
| CHIJ Our Lady Queen of Peace | Primary | 850m |
| St. Joseph's Institution | Secondary | 1.0 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| ACS (Junior) | Primary | 1.3 km |
| New Town Primary School | Primary | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| Farrer Park Primary School | Primary | 1.7 km |
| ISS International School (Preston) | International | 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 0.49km 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 67 units, SUITES @ 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 0.42km 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 17 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: SUITES @ 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. 17 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
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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: 17 transactions analysed
- Rental data: 203 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 SUITES @ NEWTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.