THE CHANCERY RESIDENCE is a 77-year balance leasehold development along CHANCERY LANE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 34 units and is TOP 2006.
This profile draws on 9 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 20 years from TOP, THE CHANCERY RESIDENCE 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 THE CHANCERY RESIDENCE 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 9 sales and 28 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CHANCERY RESIDENCE dashboard.
- Average sale price: $3,199,111 across 9 transactions
- Estimated gross rental yield: 2.9%
- District 11 PSF ranking: Value tier (top 96%)
- 99 yrs lease commencing from 2004 · CCR · D11 · 34 units
About THE CHANCERY RESIDENCE
THE CHANCERY RESIDENCE is a 99 yrs lease commencing from 2004 condominium, located at CHANCERY LANE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by WAREES LAND PTE LTD, comprising 34 residential units, completed in 2006.
With approximately 77 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
THE CHANCERY RESIDENCE has recorded 9 sale transactions with an average transaction price of $3,199,111, ranging from $2,700,000 to $3,875,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $843 psf | $2,843,333 | — |
| 2022 | 2 | $933 psf | $3,076,000 | ↑ 10.7% |
| 2023 | 2 | $997 psf | $3,417,500 | ↑ 6.9% |
| 2024 | 1 | $1,060 psf | $3,400,000 | ↑ 6.3% |
| 2026 | 1 | $1,020 psf | $3,875,000 | ↓ 3.8% |
THE CHANCERY RESIDENCE ranks in the top 96% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, THE CHANCERY RESIDENCE trades 61.5% below the segment benchmark.
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Rental Market Overview
THE CHANCERY RESIDENCE has recorded 28 rental transactions with monthly rents averaging $7,846/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 28 | $7,846/mo | $5,900/mo | $9,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $6,883/mo |
| 2022 | 8 | $7,731/mo |
| 2023 | 4 | $8,300/mo |
| 2024 | 4 | $8,450/mo |
| 2025 | 5 | $8,350/mo |
| 2026 | 1 | $7,800/mo |
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Investment Analysis
Based on average rents and sale prices, THE CHANCERY RESIDENCE delivers an estimated gross rental yield of 2.9%. 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 THE CHANCERY RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CHANCERY RESIDENCE
- Mount Pleasant MRT
- Novena MRT
- Newton MRT
- Newton MRT
- Toa Payoh MRT
- St. Joseph'
- New Town Primary School
- Singapore Chinese Girls'
Nearby MRT Stations
THE CHANCERY RESIDENCE is 440m from Mount Pleasant MRT (Thomson-East Coast Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mount Pleasant | TE10 | Thomson-East Coast Line | 440m |
| Novena | NS20 | North-South Line | 770m |
| Newton | NS21 | North-South Line | 1.2 km |
| Newton | DT11 | Downtown Line | 1.2 km |
| Toa Payoh | NS19 | North-South Line | 1.4 km |
| Stevens | DT10 | Downtown Line | 1.4 km |
| Stevens | TE11 | Thomson-East Coast Line | 1.4 km |
| Caldecott | CC17 | Circle Line | 1.5 km |
Nearby Schools
There are 18 schools within 2 km of THE CHANCERY RESIDENCE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 180m |
| New Town Primary School | Primary | 570m |
| Singapore Chinese Girls' School (Primary) | Primary | 890m |
| Anglo-Chinese School (Primary) | Primary | 990m |
| CHIJ Our Lady Queen of Peace | Primary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| Nexus International School | International | 1.6 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.6 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.7 km |
| Beatty Secondary School | Secondary | 1.7 km |
| St. Anthony's Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 77 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. Mount Pleasant sits about 0.44km 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 34 units, THE CHANCERY RESIDENCE 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. Joseph's Institution sits about 0.18km 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.
Thin transaction history. With only 9 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: THE CHANCERY RESIDENCE 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. 9 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 THE CHANCERY RESIDENCE?
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Is THE CHANCERY RESIDENCE freehold or leasehold?
How far is the nearest MRT from THE CHANCERY RESIDENCE?
What is the tenure of THE CHANCERY RESIDENCE?
How does THE CHANCERY RESIDENCE compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE CHANCERY RESIDENCE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 28 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 THE CHANCERY RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.